Common Mistakes in English

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Common mistakes are mistakes that even native speakers make on a regular basis. The most common of these common mistakes include 'its or it's', 'two, to or too', 'would of instead of would have', and more. The best way to not make these common mistakes is to become familiar with the through a wide variety of examples.

You can use each of these pages as a starting point to practice not making these common mistakes in the future.

Each page has a clear explanation with example sentences. Each common mistake page is followed by a quiz to help you check your understanding. Here are a few suggestions for how you can use these pages to reduce these common mistakes. Remember that each language has its own common mistakes.

Some Common Mistakes

Top Five Common Writing Mistakes in English
Good vs. Well
Bring, Take, Fetch, Get
Difference Between From and Of
Everyone / Every One
Everyday / Every Day
Whether / If
A Little, Little, A Few, Few
A Lot, Lots Of, A Lot Of
Female - Feminine / Male - Masculine
It's vs. Its
Two, Too, To
They're, Their, There
You're vs. Your
Confusing Words
Since vs. For
Have vs. Of in Conditionals
Has gone to vs. Has been to
Then vs. Than
Double Negatives
So do I, Neither did I
So ... that, such ... that
Both ... and, neither ... nor, either ... or

Improving Common Mistakes

Make sure to completely understand the common mistake.

Look at the examples and ask yourself if you have made these common mistakes. Think about reading, writing and speaking and how the influence each other. For example, the common mistake 'would of' rather than 'would have' is often made because of the way 'would have' sounds in connected speech. In other words, when people speak quickly they run the words together and the form 'would have' SOUNDS like 'would of'.

When people then go to write this form they think back to what they have heard and make the common mistake of writing 'would of'.

NOT CORRECT! - He would of come to the party if he had had time.
CORRECT - He would have come to the party if he had had time.

Take time to write down the common mistakes on a piece of paper or in a separate document on your computer. Spend the time to write five or more sentences practicing the correct form of the common mistake in question. Take the time to really think about the mistake when practicing. Chances are you will never make the mistake again!

Listen to / read other people for these common mistakes. Once you understand the common mistake, start listening to other people or reading their texts. Can you spot the common mistakes they make?

How Many Common Mistakes are There?

You might wonder how many common English mistakes exist. That's a difficult question to answer. There are certain mistakes made in grammar, common mistakes made in pronunciation, and there are many common mistakes made because of confusing words.

Are Common Mistakes Bad?

Common mistakes are mistakes. However, it's (not its!) important to remember that the most important thing about using a language is communication.

If you are able to communicate in English you are on the road to success. If you make a few common mistakes, you can certainly correct those mistakes.

Will People Understand Me if I Make a Common Mistake?

Generally, but not always, people will understand you if you make a common mistake. Context (what is happening around the situation) often makes it clear what you really mean. People fill in the blanks, understand that you mean something else, etc. Have confidence and try to eliminate common English mistakes, but make sure to continue speaking and writing English as much as you can!

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Your Citation
Beare, Kenneth. "Common Mistakes in English." ThoughtCo, Mar. 30, 2017, Beare, Kenneth. (2017, March 30). Common Mistakes in English. Retrieved from Beare, Kenneth. "Common Mistakes in English." ThoughtCo. (accessed April 25, 2018).


I decided to ask someone likely to know what school bus drivers did between the times that they retrieve and drop students off at and pick them up from school. I was told that they waited at a barn and played cards during those times, though I’m aware that some districts assign bus drivers to schools during those times, which is most prudent…

One of the chief advantages of school districts managing their own student transportation services/public school buses would be that they could regularly assign bus drivers to other qualifying duties within the schools, on the basis of need, and without having to pay more than fair wages for a typical full-time employee. This could include providing extra school security/monitoring duties, maintenance, janitorial services, office work (filing, data entry, etc.), kitchen work, laundry duties and/or assisting with students, up until a reasonable time before student dismissal.

Interested school bus drivers should also be privileged to pursue higher education opportunities during driving intervals to qualify for promotion, and, once promoted, avail those privileges to newer applicants.


The Science behind Compost

Composting is a natural recycling process performed by micro organisms that exist naturally in the soil. Large quantities of food, garden, lawn, and/or farm waste can be reduced in a relatively short time to a pile of black, crumbly humus which makes an ideal soil conditioner.

Regular addition of compost to soil will inevitably provide benefits for the growth of plants. The soil structure will improve, since humus contains substances that cause aggregation of soil particles. In clay soil this means that the microscopic individual particles will be clumped together and more air spaces will be opened up between clumps. Without these air spaces the clay particles stick tightly to each other, forming a nearly impenetrable barrier to water and gases. This is why the clay is so sticky when wet and hard when dry. In sandy soils, the large sand particles are aggregated with humus as well, which increases the nutrient content and moisture-holding capacity of the sandy soil. Normally, water and nitrogen fertilizers leach quickly from sandy soil, making it necessary to add them frequently.

A less widely recognized benefit of compost lies in its humic and other organic acids content. Humic acids bind salts, heavy metals, toxics, pesticides, and a variety of other reactive or ionic materials, making them unavailable for plant uptake. This translates to healthier crops. Organic acids also improve soil physical properties, boost trace nutrient availability through chelation, and improve overall plant nutrition by regulating nutrient release. These nutrients, or ions, are held by the humus particles which contain many ion exchange sites on their surfaces. The ions are released into soil water, and plant roots are able to take them up. Because there are so many ion exchange sites on humus particles, humus also increases the buffering capacity of the soil. This condition helps to prevent rapid leaching of lime and nutrients as well as reducing the effects of over-liming and over-fertilizing.

For example, when a soil’s pH is increased too much by adding too many wood ashes, the most economical way to correct the condition is to add compost, which will bind the extra basic ions that would otherwise result in a high pH.

Consistent use of compost and other organic matter will result in dark brown or blackish soil, which increases heat-absorbing capabilities to some extent. Compost reduces soil erosion by holding water so it can percolate into lower soil layers rather than run off, carrying soil particles with it. Compost also reduces crusting of the soil surface by slowing evaporation. Compost provides nutrition for earthworms, soil insects, and micro organisms, many of which will help balance the populations of less desirable soil fauna over time.

Mycorrhizal fungi, which have been proven to benefit plants through their association with plant roots, are also prolific in high humus soil.

Finally, the products of the composting process contain common nutrient elements (Nitrogen, Phosphorous, Potassium, Magnesium, etc.) found in synthetic fertilizers, as well as many trace elements not available from commonly used synthetic fertilizers.


Solid Advice When It Comes To Cooking

Perhaps you feel that being in your kitchen is a mundane experience. Cooking for pleasure will transform your kitchen. Your kitchen then becomes a place you enjoy, and the end product is a wonderful meal that you can share with others. Here are some suggestions to consider.

Store your spices and herbs in a cool and dark spot when you decide where to keep them. Their flavors are weakened by heat, light and humidity. Herbs and ground spices usually retain their flavor up to a year. Whole spices, on the other hand, can retain their freshness for 36-60 months. If you store them the right way, they will be fresher.

The prep work comes first. Try to have the prep work completed before cooking; this is important. When you have a limited amount of time, cooking can become stressful. Prepare early to avoid later stress.

There are ways to fix your work and make it so you are able to instantly use it. You need to mix 2 tablespoons filled with water and 1 tablespoon filled with corn starch in a bowl. Thicken the sauce by gradually adding this mixture to it. Try to incorporate it slowly so that you do not make it too thick.

In your journey to cook more meals yourself, utilize the library or local bookstore in acquiring cookbooks. Target simple books with simple recipes that make you comfortable. Be patient, and try several recipes. Like any skill, cooking can take practice.

Invest in a knife sharpener to make cutting any ingredient simple. If you try to cut using a dull knife, you will have a lot of difficulty, and it can also a very dangerous. You could easily cut yourself if you are trying to cut something up with a dull knife.

Make sure you are using sharp knives to prepare your food. Knives that have not been sharpened in a while can not only pose a threat to your health, but also a threat to smashing your food. You are more likely to cut yourself by using a dull knife, as opposed to when cutting using a sharp knife.

Do you find yourself throwing away molded fruits a lot? Could you instead just cut off the mold and eat the rest like you can with cheese? There are no two ways about it; rotting fruit is unhealthful. It is important to throw moldy fruit in the trash because eating moldy food can cause you to become very ill. There is often more mold on the fruit than can be seen by the naked eye.

Raw potatoes should rest in chilly water for approximately 30 minutes. This will help them to be crispy and delicious. Cold water will allow the sliced potato to retain its internal fibers, meaning that they are less likely to completely break down when cooked at a high heat.

The overall quality of vegetables is affected by the length of cooking time. Vegetables that are cooked slowly lose a lot of their taste and nutrition. These speed-cooking techniques usually produce vegetables that are more nutritious overall. Discovering how to quickly cook veggies in a safe manner is an important step in preparing more nutritious vegetables.

Read the labels for any product that you buy to use in a recipe. Many of the most common ingredients can contain unhealthy and unnecessary additives. Look out for excessive levels of sodium or sugar, since over-consumption of either leads to health problems.

Fresh Ingredients

When you cook a pumpkin, the first step is to slice in in half vertically. You then want to get two baking sheets and put the halves on their cut side down. Sprinkle the baking sheets with a little water and allow the pumpkin to bake for an hour at 350 Fahrenheit.

If you are left with extra sauce after a meal, find a clean ice cube tray to pour the leftovers into and store the tray in the freezer. Then, at a later date, it is a simple process to reheat the cubes on your stove top in a pan. Not to worry, it freezes well and is perfectly edible when stored this way.

Ethylene gas is produced when fruits ripen. By using the plastic bag with small holes, you are circulating the air in the bag which allows the fruit the retain its taste.

Do you know grilling times for meats? It’s always good to use a high-quality meat thermometer to ensure you correctly cook the inside. Thicker cuts of meat should be cooked with the grill lid shut, in order to reduce the amount of time cooking and maximize juiciness.

Before you begin to cook, you must make sure that your kitchen utensils are clean. Any leftover food post-washing can ruin whatever you plan on cooking next. This is especially bad when bacteria is remaining on the utensil.

Chicken Stock

You should let your meal rest for a little bit. Most people are unaware that it’s a good idea to have a meal sit out for a few minutes before eating. It is highly tempting to serve the food as soon as you take it off the grill. Unfortunately, this may cause you to miss the full effect. Therefore, it is always best to allow the juices to redistribute by allowing for a cool down period.

If you want to make chicken stock, you might as well make a lot of it. Instead of making a single serving, make a whole stock pot and save the leftovers so you can freeze them. There’s nothing better than homemade chicken stock as a flavorful base for casseroles, stews and soups. Once your stock is finished, cool it and put it in heavy freezer bags.

Make preparing a complicated meal easier by doing some preparation the night before. Gather your ingredients, chop and measure the herbs or spices and double-check that you have everything you need. As you begin your masterpiece, just put it all together and cook as necessary.

Always try to purchase the freshest garlic available. Fresh garlic is sweeter, while older cloves of garlic are more pungent. Fresh garlic is not soft and shriveled nor does it have bruises.

Prep your grill in advance of your barbecue cookout. You should start preparing your grill around 30 minutes before you put the food on. You need to allow the coals to reach a medium heat. Once the desired temperature has been reached they should be covered with ash. Once the coals have reached this point, they have reached the prime grilling temperature.

If you’re overwhelmed with dinner prep for the family, try to do some food prep the night prior. For example, you can chop any vegetables and herbs you will need and store them in the refrigerator, as well as marinating whatever meat you will be preparing the next evening. By completing a few basic steps the day before, you can save yourself time and energy when it is time to prepare your meal after a long, hard day of work.

Proper care for a wood cutting board. Cutting boards made of wood can often warp due to climate. If you have to clean your cutting board, use a sponge rather than immersing it in soapy water. When a cutting board shows signs of wear and tear, there are special oils that can rejuvenate them. Allow your board to dry completely between uses.

Cooks need to keep cooking supplies organized. If you do not organize them, you will be scrambling around to find where you put everything. Store items of a similar nature together. For instance, put all your spices in one cabinet.

Ethylene Gas

Cooling racks that stack can prove invaluable when you are baking. If your cooling racks do not stack they will take up a lot of counter space when you are baking large quantities of something. Cooling racks that stack will allow you to use the space in your kitchen as efficiently as possible. Stack your cookies vertically until they cool off, and use your work space to prepare something else.

Put any of the unripened fruits you buy in a plastic bag with small holes on the bag. When fruits go through the ripening process, they release ethylene gas. By placing them in a plastic bag with holes, air will circulate in the bag, making sure that ethylene gas is retained, and the fruit keeps its great taste.

If you have leftovers that need reheating, but they have oil in them and you don’t want to deal with a mess, use an oven instead of a microwave and bake them. The oil, which warms up faster than the other ingredients, will separate from them under the high heat caused by the microwave oven. Baking will allow the entire dish to heat at the same time and keep all of the ingredients cohesive.

Allow the food to sit for a little while before serving. It is often overlooked, but it makes a difference when you let the food sit and allow the flavors to be absorbed. You may think it is better to serve the food immediately. If you serve immediately off the grill, you will lose most of the juices in meat when you cut into it. Give your meal enough time to cool, and new flavors will appear.

For best results with nonstick cooking ware, get utensils made of silicone, nylon or rubber. Utensils that are harder, such as ones made of wooden or metal, can gouge or scratch the nonstick coating, which decreases the pan’s effectiveness and possibly lets the coating flake into the food. This can be dangerous, as well as unappetizing.

When preparing pasta, it is important to add salt to the pot of water. Seasoning will impregnate the pasta more efficiently while it cooks. Salting pasta after cooking will not be as effective in enhancing the flavor.

Leafy green vegetables are the ultimate in healthy eating, but getting them to the dinner table can be an ordeal. Taking out the tough stems may be tedious. Simply fold your green leaf in half to expose the stem and snap it out. If not, utilize a knife or other sharp blade to cut out the stem from the folded leaf. When you unfold it, you’ll have a perfect, de-stemmed leaf.

Be creative in your cooking. You do not have to follow a recipe word for word. Sometimes making minor changes can make the dish taste even better than it did when following the original recipe. That’s the true indication of a skilled chef!

Anyone who enjoys cooking fish should consider catching fish for their meals, should their schedule give them the free time to do so. For the person who loves to fish and makes their own catch and then prepares it the same day, they will have the satisfaction of not only a good meal, but knowing they also provided for their needs.

Let the preceding tips multiply in your head and generate new, personal cooking ideas. Make great food that you and your family will enjoy like meals that you can relax with and savor. Cooking can be a lifelong passion, and you are never done learning. Allow your kitchen to become the warm, fragrant core of your home.

Here is an easy trick to slicing cinnamon rolls. After you’ve prepared the cinnamon roll, cutting it into slices to bake can ruin its shape. Use some strong thread to undercut the dough. Put it in the area where you’d like to cut. Pull the thread up from the sides and continue to pull it in an upwards direction while pulling the strings towards each other. Just remember to make sure it is thawed out before cooking.

Food festival


In Chile there was an earthquake of magnitude 5.9

An earthquake of magnitude 5.9 occurred tonight at the coast of the Valparaiso region (Chile), at 05:36 Moscow time. The outbreak occurred at a depth of 10 km. Epicenter was 42 km from the city of Valparaiso.

The earthquake was preceded by a series of 3 earthquakes with magnitudes of 4.9, 4.5, 4.6, which occurred a few hours before the main earthquake.


In general, alveolar consonants are assimilated into palatal, retroflex or labial.There are more specific descriptions in assimilation combination: Latin script transliteration into Balinese script is based on phonetics.

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The consonants can be arranged into Sanskrit order and hanacaraka traditional order.

The consonants can be arranged in hanacaraka traditional order.

Though everyday use of the script has largely been supplanted by the Latin alphabet, the Balinese script has significant prevalence in many of the island's traditional ceremonies and is strongly associated with the Hindu religion.

Each consonant letter has a corresponding either gantungan or gempelan (for pa, pha, sa and ṣa only) form, and the presence of gantungan and gempelan eliminate the inherent vowel [a] of the letter it is appended to. Gantungan or gempelan can be applied with pangangge (diacritic) to a letter.

However, the hanacaraka sequence only has the 18 consonants of aksara wreṣāstra () (attached letters) has to be used to represent consonant cluster as zero vowel sign (adeg-adeg) may not used in middle of sentence in general.


No one can say with certainty when is the right or wrong time to come to a meeting. Some family members come shortly after the child has died while others wait a longer period. This is a very personal decision and neither is right or wrong.

Do I need a reservation before I come to a meeting?
No, you do not need a reservation, you are always welcome.

No one is required to talk at any meeting. We understand how difficult this can be when our grief is fresh and you may find comfort in just in listening at this time.

Is there a charge to attend?

My spouse won’t come with me. Can I come alone?
Yes, we all grieve differently and your spouse or significant other may not be ready to take part at this time.

Do men attend meetings?
Yes, many chapters are divided almost evenly in numbers between men and women while others are not. We all grieve differently and everyone is welcome and encouraged to attend meetings for support.

What happens at a meeting?
At our meeting you may arrive anytime after 6:30 for a meet and greet time.  If this is your first time attending we ask that you plan on arriving at 6:30, if possible.  We would like to meet you before the start of the meeting.  Our meeting will begin at 7:00 with introductions and a brief time of sharing.  We may then break out into small groups later coming back together to once again share and close the meeting at approximately 9:00.  At other times, we may have short programs before or after the sharing time. The programs may include a brief guest speaker, viewing a DVD, or listening to a CD on specific topics.

I have babysitting problems, is this a concern?
While we understand the difficulties of finding child care, we must ask that any child attending with you be old enough to understand the meeting discussions and not be upset by them.  Please contact us if you would like to discuss if your child should attend.

How long do people come to meetings?
Each person is different some attend fewer meetings while others come longer as grief knows no time line.  Some are thankful for the support they’ve received and stay to work within the chapter so they can be there for the next persons who walk through the doors seeking help.

Why is it that TCF recommends that I attend three to four meetings before deciding if it’s for me?
Often, the first meeting brings a lot of emotions to the surface and this may make the first meeting difficult.  Attending three to four meetings gives you time enough to allow your emotions to even out and to understand that in sharing there is healing. By attending three to four meetings you will also be able to observe the different dynamics of the group as different members attend and share.


What should a normal blood pressure be

NURSING MANAGEMENT OF PATIENTS WITH NEPHROSTOMY. normal saline to be used. systolic blood pressure lessthan 100mmhg.

Blood Test Results: Your Guide to Understanding the

Mixed venous blood and O2 tension - ld99.com

Continuous monitoring should be considered if cooling blankets and/or. Monitor blood gases q 6 h and. Cerebral Pefusion Pressure (CPP) = MBP - Mean ICP. Normal.. resulting in low blood pressure (hypotension). This causes a decrease in blood flow to the brain. In sinus bradycardia, the heart rate is slower than normal.Suspected cardiovascular causes should be further defined as either reflex/blood pressure regulatory or. Transient loss of consciousness (T-LOC). Normal/red.Diastolic – is the pressure against the arteries as the heart relaxes and fills with blood. The normal diastolic pressure is. blood-pressure -high-hypertension.

Concussion and blood pressure. (LOC) which, in any. I don't smoke, normal weight and blood pressure, no diabetes, exercise regularly,.

1.5 Assessing Level of Consciousness | Taking Vital Signs

Hyperglycemia (High Blood Glucose) - diabetes.org

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What is a Saline Bolus? (with pictures) - wiseGEEK

. blood pressure,. High peak pressure with normal plateau pressures indicates increased. clinical ventilator management and adjunct.Low blood pressure and Rapid heart rate (pulse) WebMD Symptom Checker helps you find the most common medical conditions indicated by the symptoms low blood pressure.Physiologic Effects of Acute Hemorrhage Paul Mathew. Blood Pressure. • Normal BP, Pulse Pressure, Respirations.

Atenolol (Tenormin) is used to treat high blood pressure, angina, and other conditions. Atenolol, Oral Tablet. (lower than normal blood sugar levels).Diverticular bleeding is a common. with normal saline or. or a postural systolic blood pressure decrease of 20 mm Hg.10 Severe.

Six ways to reduce blood pressure - Health & Wellbeing

Surviving sepsis: The role of the nurse. and blood pressure 102/76 mm Hg. Although the physical assessment is normal,.

THE PATIENT WITH MULTIPLE INJURIES. • Blood pressure is maintained by vasoconstriction until more than one-. cardiac output compared with normal.How to lower blood pressure. hormones and lipids in people with normal blood pressure and in. has been suggested as a potential drug to lower blood pressure.

External ventricular drains and intracranial pressure

Kwai Blood Pressure with potassium to maintain normal blood pressure,. loc_en_GB, sid_60002508, prod, sort_[SortEntry(order=SUBMISSION_TIME, direction=DESCENDING)].

Nurses can support patients recovering from surgery and

Level of consciousness (LOC):. return to normal colour after you release,. Blood pressure: 110/60 Pupils: equal,.

concussion and blood pressure - MedHelp

Cerebral Resusitation and Increased Intracranial Pressure. intracranial pressure, blood flow. NO hypotonic fluid should be administered initially. Normal.10 Ways to Master Your Blood Glucose Meter. making it easier to get blood without pressure. 7. or altitude, however, it should be back to normal.

Nursing Process Focus Patients Receiving Morphine. • Assess LOC and pain. • Monitor blood pressure and temperature.The blood pressure and heart rate will be measured while lying on a board and with the board. Some studies have shown that with recurrent episodes of fainting,.Normal pupil size for neuro checks. 2013. … blood pressure measurements;. Like a change in LOC, a change in pupil size,.What is a Saline Bolus?. The lack of blood pressure means blood has. They would just hook up the IV but instead of using normal saline boluses.

What Happens to the Blood Oxygen. an estimation of your blood oxygen levels. Normal blood oxygen levels. of your blood stays.High Blood Pressure;. Ask your doctor how often you should check and what your blood glucose levels should be. Checking your blood and then treating high.Blood Glucose Monitoring. When you have less medication than normal. (Blood Pressure Outcomes with Liraglutide Therapy).. Qbrelis) is an ACE inhibitor drug used to treat elevated blood pressure and heart failure and to improve survival after heart attack. A Normal Part of Aging?.

Mixed venous blood and O2 tension. => amount dissolved is proportional to partial pressure. Normal blood has 15grams of Hb per 100mL.

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Links: Healthy low carb recipes for lunch | Dates and weight loss | Atlanta food delivery service | Foods for a diet | Benefit of soybean milk | A list of carbs | Food is boring | Fast food salads unhealthy | Healthy ground beef crock pot recipes | What is the ideal weight for a 5 female |


Film: 130

Music | 1930 | Sound | B/W

Symphony Orchestra playing classical music
Conductor conducting an orchestra, maybe Beethoven, Wagner (Ride of the Valkyries), Rossini, sheet music, the musical score of the piece, the wind instrument give a pastoral qulaity. Brass section, horns, tympany, strings, where they are seated. How the conductor controls the orchestra.

To request more details on this film, please contact us quoting Film number 130.


Kris Cheadle, 47, is the son of a GM retiree and a shuttle driver at Detroit Metro Airport. He stopped in to have coffee with the group of friends. "Hopefully we can recover from the slump, and they'll get back on their feet in a couple of years and be competitive on the market. GM needs to concentrate on smaller cars," he said. (AMY LEANG/Detroit Free Press)


Wiener Musikverein

Media technology for four new auditoria

The Vienna Musikverein Concert Hall, best known for the worldwide broadcast of the New Year's Concert, is one of the most famous auditoria for the performance of music. In the course of reconstruction and extension work, four new auditoria were equipped by Ralph Ortner and Matthias Schnellnberger (Wonderworks, later checkpointmedia) with state-of-the-art media technology, including an audio routing system manufactured using fibre glass. In a second phase, checkpointmedia equipped the Brahms Hall for spoken word events such as education programmes. In the historic surroundings of the auditorium that dates from 1870, a flexible infrastructure enables the technology to be connected up to different sites. In order to provide optimum acoustics for the sound system, the interior was measured and equipped with a speaker management controller. Connectible digital mixing desks support the production of contemporary sound images.


Did Crowd Mics Amp Up DNC Drama?

We need to listen to the impact of audio technologies on politics.

The televised chaos of the 1968 Democratic National Convention in Chicago was oddly quiet by today’s standards.

As I dual-screened the first night of the 2016 Democratic National Convention on Monday, I noticed a discrepancy between what I heard on television and some of the tweets from reporters in the Wells Fargo Center. According to many reporters on the scene, the booing and anti-Hillary/pro-Bernie chanting was not widespread or even particularly loud by the time Corey Booker and the other headline speakers took the stage. The sounds shaping the global media narrative of the evening, they said, were simply not that prominent in the room. According to The New Yorker’s Hendrik Hertzberg, even the evening’s raucous first half-hour wasn’t as bad as we at home were led to think:

And yet, with my own ears, I could hear the booing, jeering, and chanting coming from the convention floor. If these sounds were really not so prominent in the arena, why was I able to hear them so clearly at home on TV?

While some will answer by questioning these reporters’ objectivity (or hearing), the full answer has at least as much to do with changes in the technological medium of television over the past half century.

Audio Technology and the Sound of Live TV

Advances in audio technology have strongly impacted TV production, revolutionizing the coverage of live events. In particular, the low noise of digital audio has enabled engineers to add many times as many microphone inputs to a sound mix before the overall quality is degraded. Meanwhile, wireless handheld and parabolic microphones allow for sound capture from any source in a large space. Sound engineers use huge digital mixers and signal compression to combine these many sources into a detailed surround-sound mix of both loud and quiet elements. This mix offers the home audience an “ear of God” perspective that no one at the actual event could possibly experience.

These audio techniques are now standard practices in “electronic field production.” The televised aural experiences they create can be very powerful, but audiences tend not to notice their fabricated nature. Usually, we listen as if we were hearing a simple transmission of reality, rather than thinking about the effort and motives behind these elaborate audio productions. As my colleague Travis Vogan and I have detailed (PDF), the NFL and its broadcasters have used these audio capabilities to monetize emotionally affecting sounds such as crowd roar and the crack of helmets against one another, turning the home into a virtual stadium.

Likewise, both the networks and the political parties have incentives to create an emotionally involving “you are there” convention experience through sound. By mic’ing, amplifying, and compressing the sound of the arena, the sound of the delegates on the convention floor becomes an affective resource for the production. First, we get a sense of “liveness” because we don’t just hear the speaker’s voice from the podium mic, but also its echoes in the hall. Second, thanks to compression, we can hear both murmurs and roars from the crowd, making the former audible without letting the latter blow out our TV speakers. This turns the crowd into an audible “character” in the drama of the convention. Of course not all televised crowd sound is intentional (see PBS and NPR’s struggles to be heard this year), but the DNC hopes the dramatic sound of cheering delegates will inspire you to embrace their message, while the networks just want drama to keep you tuned in.

Listening to 2016 vs. 1968

On Monday night, however, these standard practices may have backfired on the DNC, giving a relatively small number of hecklers an outsized presence in the sound mix. Listen, for example, to the effective disruption of Elizabeth Warren in the clip below. Listening closely to the clip, I discern only two voices chanting, “We trusted you!” Think for a moment about the impact of only two voices in a huge sports arena, full of people, fighting the amplified voice of a politician over a PA system. These two guys were probably inaudible to most of the audience, but we hear them clearly at home.

What sounds like only two hecklers are able to undercut Warren’s TV performance.

For sake of comparison, let’s listen to a clip from the notorious 1968 Democratic National Convention in Chicago, in which actual fights break out on the convention floor. Back then, the sound mix was limited mainly to the mics used on the convention podium and those used by reporters. As the clip begins, the reporter’s malfunctioning mic leaves the viewer in near-silence, as there are no other sound sources in the mix. When another reporter’s mic is brought up, we hear only the immediate sounds of the scuffle on the floor, not the general pandemonium that was taking place in the hall. While two agitated voices have a huge presence in 2016, hundreds or thousands of upset voices were largely inaudible in 1968.

Quiet riot, 1968.

Media Bias, Medium Bias, and Democracy

Without an understanding audio production technologies and practices, TV audiences are likely to simply believe their ears, listening uncritically. In this case, they might attribute the difference between what they heard and what reporters said to “media bias.” Like many reporters in my Twitter feed, Hertzberg is politically left of center, but not a leftist radical. Therefore, one can argue, he is motivated to dispute the narrative of booing that undercut the Democrats’ attempted show of unity on Monday night. There is some truth to this argument — we are all motivated listeners, hearing the sounds we feel to be important with greater acuity than those we deem insignificant.

But the media bias answer does not entirely satisfy: not only does it tend to unjustly assume bad faith and unprofessionalism on the part of reporters, but it also renders “the media” as one amorphous, immaterial entity. “Media bias” ignores the important material and technological reasons for differing perceptions of sound — and reality more generally — in our mediated age.

Just for convenience, let’s call these other kinds of factors “medium bias.”

Marshall McLuhan famously asserted that every medium amplifies some aspects of reality while reducing others, extending our capabilities of perception and connection in some ways and atrophying them in others. While McLuhan tended to attribute too much power to media technologies and not enough to the people who used them, contemporary media scholars often study how the specific “affordances” of a particular medium encourage — but do not determine — how we perceive and act in a given situation. (For example, HTML and the user interface of Medium encouraged me to link out to the definition of “affordances” just now. So, one medium bias of Medium would be to encourage links and sharing.)

It’s good that media scholars do this work, but analyzing media technologies is a job for everyone. As Bruno Latour has shown, it is important to keep an eye on both human and non-human actors in social and political life. Adding the technological idea of medium bias to our sociological conception of media bias gives us a fuller picture of how particular narratives and practices come to dominate in news and public life. Changes in even seemingly mundane aspects of media technologies such as microphones and compressors can interact with politics in unpredictable ways. Critically analyzing these interactions is an important skill for all citizens in our mediated democracy to develop.


The experiments of physicists have proved the existence of a quadruple spatial...

The experiments of physicists have proved the existence of a quadruple spatial dimensions

We live in a three dimensional Universe with three spatial dimensions and one of time. However, the experiments of two groups of scientists showed that the presence of the fourth spatial dimensions is indeed possible and it is not limited to a simple up and down directions, left and right, and forward and backward.

You should immediately note that these findings contradict the known laws of physics, were based on very complex calculations, partly theoretical experiments and using the laws of quantum mechanics.

Comparing the results of observation of two specially created two-dimensional environments, two independent teams of scientists from Europe and the United States failed to detect a path in some fourth spatial dimension, to generate the so-called quantum Hall effect — a phenomenon of the conductivity of two-dimensional gas at low temperatures in strong magnetic fields.

“Physically we have no 4-dimensional space, but we can achieve a 4-dimensional quantum Hall effect with the help of low-dimensional systems, since vysokonapornoj system is encoded in its complex structure,” says Mikael Rechtsman, Professor at the University of Pennsylvania.

“We might be able to come up with new physics in higher dimension, and then create the device with this advantage in lower dimensions.”

In other words, the three-dimensional object casts a two dimensional shadow, which you can guess about the form of these objects. Watching for certain real physical three-dimensional system, we are able to understand something about their four-dimensional nature, since, according to physicists, three-dimensional objects can also represent the shadow of four-dimensional objects, which is manifested in lower dimensions. All this can lead to some fundamental new discoveries in science.

Due to very complicated calculations, which in 2016 was issued the Nobel prize, we now know that the quantum Hall effect indicates the existence of a fourth dimension in space. Recent experiments two teams of physicists, published in the journal Nature, give us an example of the effects that is the fourth dimension can have.

European team of scientists have cooled atoms to a temperature close to absolute zero, using lasers to put them in a two-dimensional lattice. Applying quantum “pump” to excite caught of atoms, physicists have noticed slight variations in movement that correspond to the manifestations of four-dimensional quantum Hall effect, which indicates the possibility of access to this fourth dimension.

The American team of physicists have used lasers, but to control the light passing through the glass block. Simulating the effect of an electric field on charged particles, the researchers were able to observe the effects of four-dimensional quantum Hall effect.

According to scientists, both experiments complement each other.

Of course, physical access to this four-dimensional world we have (as we are trapped in three-dimensional space), but scientists believe that through quantum mechanics we will be able to learn more about four-dimensional space and to expand our limited knowledge about the Universe.

For clarity, I advise you to watch the video below. It shows how a character from two-dimensional platforming suddenly finds himself in a three-dimensional world. According to our perspective, we may feel that we are still in a two-dimensional world, but as we travel we will see some distortion of space as three-dimensional world will be superimposed on two-dimensional plane. Similar distortions have been seen by scientists in the above experiments. They also pointed out the existence of four-dimensional space which we cannot see physically, but the effects of which are superimposed on our three-dimensional plane.

Despite the fact that physically we can’t get into four-dimensional space, we got proof of his existence and a clearer picture of how it works. Scientists, in turn, want to use the results of these observations for more detailed analysis. Who knows, maybe in the course of further work, they will be able to make other discoveries.


Deltares gained a strong foothold in the South and East Asean research and specialist consultancy market, which is expected to further expand in the coming years. We believe that the scale, scope and multifaceted nature of the South and East Asean region calls for a truly multi-disciplinary and innovative approach that is comprehensive and can provide highly-specialized, most cost-efficient and sustainable solutions.

Copy of skyline

South and East Asia’s rapid rise is the most successful story of economic development in recent history. With such achievements at a time when much of the rest of the world struggles with economic recovery, it is expected that the region will continue to be the engine of the global economic growth. Also for Deltares the region becomes increasingly important contributing some 30% of the international work load of Deltares.

Additional to its economic and related technological developments, the region is also known for its dense and still increasing population climate change, sea level rise and subsidence. These drivers of change lead to pressure on space, strong urbanization and shifts in land use, but also to increasing water demand and flood vulnerability.

Likewise, there is an increasing need for implementation, operation and maintenance of flood protection structures, irrigation and drainage systems, water supply and sanitation and key transport infrastructure, such as roads and ports. The natural resources in many of the South and East Asian countries are also characterised by freshwater shortages, salinity intrusion, erosion or sedimentation problems and increasing water pollution and environmental degradation.

kreeftcultuur, kust nabij Nha Trang, Vietnam

Related projects


Coverings and compressed Lattices

by Henk, M.; Hernández Cifre, M. A.

Preprint series: 09-39, Preprints

The paper is published: to appear in special issue on tesselations of \'\'symmetry: culture and science\'\'

Abstract: Motivated by ``finite alphabet'' approximation problems in infinite-dimensional Banach spaces we study the behavior of the inhomogeneous minimum of a convex body $K$ with respect to the integral lattice $Z^n$, if $Z^n$ is compressed along (some of) the coordinate axes. In particular, we show that for certain convex bodies and deformations the inhomogeneous minimum can be arbitrarily large which answers a question in the negative posted in the context with the above mentioned approximation problems.

Keywords: Coverings, Lattices, Convex bodies

Letzte Änderung: 01.03.2018 - Ansprechpartner:

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Is Strep Linked to Scary Kids' Behavior Disorder?

November 10, 2017
By Jennifer Clopton

Excerpted from article:...In 2016, Dritan Agalliu, PhD, an assistant professor in the Department of Neurology at Columbia University Medical Center in New York City, published a study showing that immune cells produced in the nose after multiple strep infections appear to be the culprit for the disease [known as pediatric autoimmune neuropsychiatric disorders associated with streptococcal infections, or PANDAS].These cells enter the brain via the nerves that are responsible for the sense of smell, and they damage the blood vessels and synapses in the brain.

Agalliu says this research helped explain a crucial step in the disease: how antibodies that the body makes to attack strep or other infections cross the blood/brain barrier in these children and attack parts of their brain by mistake; similar to what happens in other autoimmune diseases of the brain, like multiple sclerosis.

The NIHM recently awarded Agalliu nearly $2 million to keep studying the disorder. He says it should be called post-streptococcal basal ganglia encephalitis, or inflammation of the brain. He’s also doing research funded by a private donor, looking at genetic chances of having the disorders to understand why a small number of children who get multiple strep infections are prone to get the disease.

“It is really the brain inflammation that is central to this disease. If we think about PANDAS/PANS this way, it will relieve a lot of controversy and make therapies more acceptable for patients,” Agalliu says. “I am hoping with our next publication, we can alleviate any potential question that this is an autoimmune disease.” [read more]


Group Think and how to avoid it

Janis, I. L. & Mann, L. (1977). Decision making: A psychological analysis of conflict, choice, and
commitment. New York: Free Press.

Eight Main Symptoms of Group Think

Illusion of Invulnerability: Members ignore obvious danger, take extreme risk, and are overly
Collective Rationalization: Members discredit and explain away warning contrary to group thinking.
Illusion of Morality: Members believe their decisions are morally correct, ignoring the ethical
consequences of their decisions.
Excessive Stereotyping:The group constructs negative sterotypes of rivals outside the group.
Pressure for Conformity: Members pressure any in the group who express arguments against the
group's stereotypes, illusions, or commitments, viewing such opposition as disloyalty.
Self-Censorship: Members withhold their dissenting views and counter-arguments.
Illusion of Unanimity: Members perceive falsely that everyone agrees with the group's decision;
silence is seen as consent.
information that might threaten group complacency.

Avoiding Group Think

9.     The group should be made aware of the causes and consequences of group think.

10. The leader should be neutral when assigning a decision-making task to a group, initially witholding
all preferences and expectations. This practice will be especially effective if the leaders
consistently encourages an atmosphere of open inquiry.

11. The leader should give high priority to airing objections and doubts, and be accepting of criticism.

12. Groups should always consider unpopular alternatives, assigning the role of devil's advocate to
several strong members of the group.

13. Sometimes it is useful to divide the group into two separate deliberative bodies as feasibilities
are evaluated.


What’d the difference between the English phrases “hold up” and “held up”?  What do each of these signify?

Find out for yourself by reviewing the following educational program from our friends at Voice of America Special English:

Hold Up or Held Up?

I’m Rich Kleinfeldt with expressions made using the word “hold.”

“Hold out” is an expression one hears often in sports reports and labor news. It means to refuse to play or work. Professional football and baseball players “hold out” if their team refuses to pay them what they think they are worth. Members of labor unions “hold out” and refuse to work until they get the work agreement they want.

Our final expression is “hold the line.” That means to keep a problem or situation from getting worse — to hold steady. For example, the president may say he will “hold the line on taxes.” He means there will be no increase in taxes.

Now, I must “hold the line” on this program — I have no more time left today.

This VOA Special English program Words and Their Stories was written by Frank Beardsley.

I’m Rich Kleinfeldt.


Reductions in Force: Minimizing Legal Risks

Reductions in Force: Minimizing Legal Risks

Recent changes in the economy and in the international arena are driving many companies to examine ways to reduce costs and conserve resources through downsizing, restructuring, ending lines of business, or closing a facility. In all of these scenarios and more, a layoff or reduction in force ("RIF") is often part of the company's strategic plan.

Effectuating a RIF, though, is itself fraught with legal risks. State and federal agencies as well as individual employees may force the company to defend its actions at every step. Such legal actions can eat up enormous amounts of precious time and capital, even if the company is ultimately successful. Understanding the legal risks of a RIF, proactively planning to reduce those hazards, and establishing procedures which will stand up to legal scrutiny are important steps that no company can afford to omit from its RIF planning.

This discussion, while merely an overview of some of the more significant legal concerns, should help make you aware of some dangers associated with a RIF as well as possible ways to minimize the risks.

Self-Created Obstacles to RIFs

Before attempting to outline its RIF strategy, an employer must know the parameters within which it must operate. Are there contracts or commitments that restrict its actions? Collective bargaining agreements or employment contracts may guarantee employment, limit the reasons for which the employee can be terminated, or guarantee that some procedure, e.g., selection on the basis of seniority and/or merit, will be used if terminations should occur. Even in the absence of formal written employment contracts, court decisions have established that a company can create a contractual obligation - which the employee can enforce against the employer - through an employee handbook or an employment policy e.g., job security, severance rights. Employers under such self-created obligations should take steps to comply with or to eliminate such obligations.

The term "lay off" is meant to suggest that the employee is terminated through lack of work, although to some, the term may carry an implication that the affected employee may be recalled to work. "Termination," on the other hand, suggests a final separation. Employers may choose to use "lay off" in communications with employees to underscore the cause of the separation but great care should be taken not to create any expectation that employees will be recalled to work.

Discrimination Concerns

Employers should structure the RIF to minimize the potential liability for discrimination claims, as RIFs are fertile ground for discrimination suits. Two types of claims can be anticipated: claims of disparate treatment, i.e., an employee in a protected class alleges his or her termination was motivated by the employee's protected status because other employees not in that class keep their jobs; and claims of disparate impact, i.e., the RIF has a disproportionate adverse impact on a protected class.

To ensure that RIF decisions are based on nondiscriminatory criteria, the company should identify legitimate, measurable criteria for determining which employees will be terminated. Employers often utilize "objective" criteria such as seniority, elimination of the position, or amount of compensation; in addition, "subjective" criteria are frequently used, including management's assessment of employee skills and/or past performance appraisal scores. The RIF planning process should include safeguards ensuring that these criteria are consistently applied to each employee (e.g., have human resources professionals or an attorney review the RIF decisions), and that all analyses of criteria and the reasons for all decisions are articulated and documented.

As part of the RIF planning process, after identifying the proposed criteria and process, the company should determine what adverse impact the proposed RIF would have on employees in protected categories (age, race, sex, etc.). This determination is made by running trial analyses of the effect of implementing various RIF criteria, and comparing the resultant "before and after" compositions of the workforce. Even where no adverse impact is intended, if the proposed RIF would in fact negatively impact a protected group, this creates the opportunity for an employee to make a discrimination claim. If disparate impact can be foreseen, the RIF selection process should be reexamined and perhaps revised to avoid such impact. The decisionmakers should not review demographic information; to maintain the integrity of the process and remove any chance of bias, that task should be left to those who review the RIF decisions.

Certain employees may be particularly inclined to perceive their termination as part of a RIF as a form of discrimination or retaliation. In particular, this may include employees who have recently filed a workers' compensation claim, a grievance, or a complaint against the employer; those who are close to vesting in a benefit program; and those on a leave of absence (e.g., maternity leave). Making exceptions for individuals on the basis of protected categories is generally not recommended, as this can undermine the integrity of the process. Instead, the company should carefully select RIF selection criteria to minimize anticipated claims of disparate treatment, and should ensure that decisions at each step of the RIF process are well documented.

Notice of Termination of Employment

The New Jersey Administrative Code requires that an employer notify the Division of Unemployment Insurance as soon as possible, but in no case less than 48 hours prior, when it knows that it will terminate 25 or more workers, at or about the same time and for the same reason, for 7 days or more. This rule does not apply in the case of labor disputes. Moreover, this law, unlike its federal counterpart, the Worker Adjustment Retraining and Notification Act (WARN), does not require notification to the employees themselves.

Under the federal WARN Act, certain employers must give 60 days' advance warning of the termination of 50 or more employees in a 30-day period. Specifically, the requirement is triggered by a "plant closing" or a "mass layoff" as defined by the Act. WARN notice must be given to (1) affected employees as well as part-time employees, (2) the state dislocated worker's unit, and (3) the local government. In certain cases, in lieu of providing 60 days' notice, the employer may be able to terminate employees earlier if it compensates them for the number of days by which it shortened the 60-day notice. There are also limited exceptions for closings and layoffs caused by natural disasters or certain unforeseeable circumstances, and in some situations, for closings caused by insolvency or bankruptcy.

Severance Agreements

Severance agreements may be - and often are - used as part of a RIF plan to avoid lawsuits and minimize potential liability. An employer may offer the departing employee a severance package, which includes benefits exceeding those to which the employee would otherwise be entitled, in exchange for a release and waiver of the employee's right to sue for any actions during or pertaining to their employment. However, negotiating severance agreements on an ad hoc basis can be problematic, in that it can create additional difficulties under ERISA (discussed below), as well as claims by other employees alleging discriminatory motives for offering different severance packages and agreements to them. Consequently, if severance agreements are to be used, a standard form severance agreement should be used for all affected employees.

Under the federal Older Workers Benefits Protection Act (OWBPA), an employee 40 years of age or older must be given 45 days to consider a severance agreement, and is also entitled to information about the job titles and ages of other employees to be laid off and those to be retained, as well as information about the eligibility factors used in determining who would be retained or laid off. If the employer fails to take these steps, the release and waiver cannot be enforced with respect to an employee's federal age discrimination claim.

The federal Employee Retirement Income Security Act (ERISA) forbids an employer from terminating employment in order to prevent the employee from vesting under an employee benefit plan (e.g., pension plan). As a result, an employer should conduct an analysis to determine how many employees the RIF would prevent from vesting in the near future, and whether the risks suggest that the employer should change its selection criteria.

The federal Consolidated Omnibus Budget Reconciliation Act (COBRA) requires many companies to continue to permit terminated employees, and their dependents, to stay on the group health insurance plan for at least 18 months after termination but at the expense of the former employee. Proper notification to employees and dependents is critical. Distribution of COBRA notices should be done so as to ensure receipt by each qualified dependent. Employers should consider mailing the information directly to each dependent as opposed to entrusting it to the employee.

FLSA: Payment of Wages

Under the federal Fair Labor Standards Act and the New Jersey Wage and Hour law, final paychecks to departing employees must be issued no later than the regular payday for the pay period during which the termination occurs. The final check should include all wages. For hourly employees, this includes all time actually worked. Salaried employees, who are paid a flat salary on a weekly basis under the FLSA, may not be docked for days during the workweek when no work was available. By terminating exempt personnel at the end of the workweek, the employer can avoid having to pay exempt personnel for days not worked.

There is no federal or New Jersey law which requires an employer to pay out accrued vacation, holiday or sick time upon termination or layoff (unless such benefits are considered "wages," which is not the case in New Jersey). However, in New Jersey and in many other states, the employer's established policies and/or practices (which often provide for payment of accrued time) may create contractual obligations, and employees may sue for breach of contract if those policies are not followed. Therefore, the employer should follow its own policies and practices with regard to paying out accrued time.

Protection of Confidential Information and Trade Secrets

Companies planning a RIF should include measures in the process for protection of company proprietary and confidential information. If employees signed a confidentiality agreement earlier in their employment, now is the time to examine those agreements, and determine if they provide adequate protection to the company. There are also judicial decisions recognizing that an employee has a duty to maintain the confidentiality of an employer's proprietary information after employment ends, even in the absence of a written agreement. Employers should remind departing employees of their obligations to maintain confidentiality, whether the obligation arises from an existing agreement or from a duty recognized by law. Even if a former agreement exists, companies may want to require employees to sign an additional confidentiality agreement (as part of a severance agreement) at the time of termination. This may be particularly appropriate if the company is aware that the employee's future plans (perhaps to work for a competitor or to set up a competing business) will create a situation threatening imminent and harmful disclosure of the company's confidential information.

Managing the Remaining Workforce

Finally, employers should be ready for managing the downsized company. Certain practical matters concerning the workforce may have to be addressed, such as revisions to schedules, job assignments, and job descriptions. The workforce which remains after the RIF will be a changed one, in many ways. Morale will be different; loyalty and trust may be reduced. While these are not legal problems, it is not hard to imagine how legal troubles could arise in such an environment; e.g., if a female employee is asked to assume the responsibilities of a departing male employee, does her compensation have to be increased? Through continual analysis and evaluation of its human resources function and policies, an employer can afford itself the opportunity to be proactive in addressing issues.

Planning for and conducting a reduction in force is a complex process which involves many legal requirements. This article only touches the surface of some of the issues that may arise. Employers are advised to seek the advice of an attorney competent in employment law when planning and implementing a reduction in force.


Construction Loan Money

Saving Self-Storage Construction Loans From Extinction: Considering Loan Structure, Source and Viability

Today, self-storage new construction loans are almost considered an endangered species. By knowing where and how to apply for a loan, as well as some of the particular considerations for self-storage construction lending, operators, developers and investor can take these loans off the endangered-species list.

In the past four years, it seems loans for construction financing have been on the edge of extinction. Such loans became unpopular due to the recession and the sudden over abundance of self-storage properties in certain markets, many of which have had lower than projected rents and disappointing lease-up velocity.

Between 2007 and 2011, it was not uncommon to see lease-up plateauing between 40 percent and 60 percent for some newly constructed properties. Coupled with leverage that, in some cases, exceeded 80 percent, plus the high cost of land, many lenders ended up being responsible for distressed loans and real estate-owned properties that sold well below the original loan amount. This made lenders leery of giving construction loans. Today, this once-flourishing loan type can certainly be considered an endangered species.

Fortunately, in the past year, there has been a glimmer of hope for those seeking to secure construction loans for self-storage. There are lenders familiar with the storage industry who know that just because one market is overbuilt or has had bad luck doesnt mean another market isnt in need of new supply. By knowing where and how to apply for a loan, as well as some of the particular considerations for self-storage construction lending, you can take these loans off the endangered-species list.

The Structure of a Loan: Some Things to Know

There are several terms you must first understand when it comes to construction financing. They include the following:

Term. One of the major lessons learned by borrowers over the last downturn in the cycle was to make sure you have a sufficient cushion in your loan term to allow for slower than anticipated leaseup. Prior to the market crash in 2008, many construction loans had a term of 36 months. However, due to a slowing economy, many facilities were not stabilized at the end of the loan term, leaving the borrower and the bank in a precarious position. To avoid this, I suggest negotiating a four- to five-year term with a few one-year extensions.

Rate. Interest rates are at historically low levels. For variable-rate loans, were currently seeing spreads between 275 and 450 basis points over the 30-day London Interbank Offered Rate (LIBOR) and -50 to 150 basis points over Prime, a rate of 3 percent to 5.5 percent. On a fixed-rate loan, active construction lenders are offering three- to five- year fixed rates between 4 percent and 7 percent. The low interest-rate environment makes this a very attractive time to develop, as it reduces the overall cost of construction.

Loan to cost (LTC). The LTC constraint is fluctuating between 50 percent to 80 percent, depending on the transaction specifics. The LTC is dependent on the bank, the strength of the borrower and the quality of the property. A strong borrower with a short track record in self-storage and a reasonable project may be required to contribute as much as 50 percent of the project cost in cash, whereas a strong borrower with a long track record and an excellent project, who bought the land or conversion property at the right price or below market, may be able to achieve 80 percent LTC. Higher LTC loans are also more easily achieved when the delta between the construction capitalization (cap) rate and the residual cap rate is larger.

Interest-only and interest reserve. Most construction loans today are still interest-only or have a period of interest-only. Interest-only refers to whats included in the payments made to the bank during the term. Because theres no cash flow during the construction period and cash flow is very tight during leaseup, banks will allow the borrower to pay only the interest due and not require any paydown of the principle loan amount.

Additionally, banks will create an interest reserve, which essentially allows the borrower to borrow the funds needed to make the monthly interest payments, which is extremely helpful during the construction process. If no interest reserve is set up when the loan is negotiated, interest payments need to be made out of the borrowers pocket. Its important to negotiate a large enough interest reserve to take you through leaseup and give you a bit of a cushion in case of construction delays or slower than anticipated leaseup.

Loan Sources: Your Local Bank

Local and regional banks are still one of the only sources for construction financing. Given the struggles many lending institutions have had over the last four years, it can be hit or miss as to whether a specific bank will entertain construction financing. The reason the majority of construction loans are done by regional and local banks is these institutions are best equipped to understand the dynamics of the local real estate market and are comfortable with many of the localized risks associated with construction projects.

A select number of national banks will finance construction loans nationwide, however, they typically work with more experienced developers. Many loans are relationship loans, which means a large part of the credit decision to lend is based on the strength of the borrower and his past banking transactions with the lending institution. So, if you have an existing relationship with a current bank, it may be the best place to approach regarding a construction loan. After that, I recommend other local banks in the area. The easiest way to access national and regional banks is through a mortgage banker.

Understanding the Market: The 'Feasibility Study'

The most important part of securing a construction loan is demonstrating a firm understanding of the market to the bank. A bank will want to see a feasibility study addressing the following:

Depth of the market. Based on the demographics of the surrounding area and the growth trends, how much square footage can the market absorb? Is this a first-rate location? Location matters to lenders. You need to prove your location is a sure thing. Currently, infill locations in top-tier markets are the easiest locations to finance.

Absorption. What is the anticipated lease-up rate? How have other construction projects leased up in the competing area, and where did they stabilize? The old idea that you can project 2 percent per month and stabilize the property at 86 percent is no longer true. When seeking a loan, you must go to great lengths to prove the absorption rate.

Pricing. Whats the most likely rent youll receive based on the market? How does the rent relate to the construction costs and demographics? If land and construction costs are too high, youll need to charge higher rents to justify them. However, are these higher rents supported by the economy in your designated trade area?

Competition. Who are the competitors in your area? What do their properties look like? What are their occupancy levels? The presence of competitors can indicate a need for self-storage properties, but it can also indicate market saturation that can make your business less profitable and turn off lenders.

Construction costs. The lender will want to see an analysis comparing your construction costs to industry averages and other units in the area. In several markets, existing properties are selling below replacement cost; therefore, it may make more sense to acquire as opposed to develop. Your feasibility study will help you determine which option is right for you.

Zoning. Its important to know the zoning regulations in the area in which you wish to build. Is the parcel properly zoned for self-storage? Zoning restrictions of future development are a major barrier to entry. Being able to quantify barriers will go a long way in getting your loan approved.

Return on investment. Based on the construction costs, anticipated rents, lease-up rates and other factors, what type of return can the investors expect?

All banks require this feasibility study, though how the study is performed will vary from institution to institution. Some banks may ask for a third-party feasibility study, while others will accept one generated by the borrower. Many times the bank will accept a borrower-generated feasibility study and rely on the appraisal to verify the claims. Regardless of whether you hire a third party to perform the study or do it yourself, as the borrower, you need to know the feasibility of the project before you seek a loan.

The Decision: What Else are Banks Looking For?

The financial strength of the borrower is as important as the feasibility of the project. Construction loans require a full guarantee from the owners of the borrowing entity. In the industry, this is commonly known as a full-recourse loan. As construction loans come back from extinction, it seems only the strongest borrowers are getting financing. Lenders consider a borrowers net worth, liquidity and global cash flow to determine if the borrower has the financial strength to pay down the loan.

Another important consideration for banks is the borrowers experience in developing successful self-storage locations. In my experience, it seems only the most seasoned developers have been able to access construction financing. However, based on the bank, the borrowers relationship with the bank, financial strength and the merits of the development, a bank may be willing to work with less experienced developers. Your relationship with your local bank can work in your favor here, as can a strong and compelling feasibility study.

Another consideration is the pro forma, the actual number crunching. Credit officers at banks are numbers guys, so an important part of any potential transaction is the financial projections that support the project. A pro forma should detail anticipated revenue and expenses on a monthly basis from the completion of construction through leaseup.

Its imperative you demonstrate a strong understanding of the economics behind the asset class (multi-family differs from industrial, which differs from self-storage, etc.). You need to demonstrate the project will be profitable, there will be sufficient income to pay the mortgage, and leaseup is fast enough to replace the construction loan with a permanent loan prior to the end of the construction-loan term.

Improvement in the permanent market is one factor thats bringing construction lending back from the edge of extinction. When the capital markets were at a standstill, construction lenders were hesitant to make loans because they didnt know what the exit strategy would be. The improved permanent market has alleviated this concern. The lender is going to want to see that the project is profitable enough to support a permanent loan greater than the amount of the construction loan.

When creating your pro forma, its important to be realistic with your projections. If youre too aggressive with the leaseup rate or your expenses are too low because youre trying to be optimistic, youll give the appearance that you dont understand the industry. Its also important to include different financial scenarios, including an expected case, an upside case and a downside case. Make sure that even in the downside scenario theres a strategy to pay off the construction loan. All of your projections must be supported by the feasibility study.

Lastly, consider your management group. Now more than ever banks are concerned about the management of the proposed facility. Management groups have received heightened scrutiny due to the number of transactions that have stalled prior to projected stabilization over the last few years. This has largely been due to a lack of experience or a misunderstanding of project scale.

In the banks eyes, an outside management firm is preferable unless the borrower has a significant track record in self-storage management. Hiring a third-party management firm gives the bank confidence that the people running the day-to-day operations have sufficient experience, thus mitigating a major risk.

Its a Great Time to Develop

Despite the difficulties, the endangered construction loan is ready to flourish. There has been virtually no development over the last three years in the self-storage industry, so many investors are looking to development as a way to grow their portfolio. Because of the lack of development, weve seen a better balance of supply and demand in many submarkets.

Additionally, inputs are cheap, as vendors are trying to put their people to work and move product. Combined with the low interest-rate environment, the aggressive cap rates for stabilized facilities, and the upward pressure on rates in certain markets, self-storage construction loans stand to make a comeback from being an endangered species to being a thriving opportunity for self-storage developers.

Devin Huber is a principal at The BSC Group, which offers financial and loan advisory, mortgage-brokerage and loan-workout solutions to commercial real estate property owners and investors, with a special emphasis on the self-storage market. Prior to helping found The BSC Group, Huber was a senior vice president at Beacon Realty Capital and a key member of the firms Self Storage Group. To reach him, call 800.605.7880; e-mail [email protected]; visit

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Piano Sonata no. 14, c sharp minor - Op. 27 no 2

Background of the Moonlight Sonata
The original title of the sonata is “Quasi una fantasia” (It. almost a fantasy). The popular title of Moonlight Sonata actually didn’t come about until several years after Beethoven’s death. In 1836, German music critic, Ludwig Rellstab wrote that the sonata reminded him of the reflected moonlight off Lake Lucerne. Since then, Moonlight Sonata has remained the “official” unofficial title of the sonata.

Beethoven composed the famous Moonlight Sonata in 1801 and dedicated it to Countess Giulietta Guicciardi, a pupil of Beethoven. Shortly after their first few lessons, the two fell in love. After dedicating the Moonlight Sonata, it is believed that Beethoven proposed to her.

Although she was willing to accept Beethoven’s proposal, forbiddance by one of her parents prevented her from marrying him.

Notes on the Moonlight Sonata
The Moonlight Sonata is divided into three separate parts.

The first movement of the Moonlight Sonata is easily the most well known. The famous mysterious, almost haunting melody is dark and whisper like. The form of the first movement is a sort of “condensed” sonata. In other words, it plays the main melody, develops it, and then plays it again very similar to how it was originally played.

The Second Movement

The Third Movement


Ultra-high 3D resolution of human brain mapped

Washington: A three-dimensional (3D) digital reconstruction of a complete human brain, called the BigBrain, now for the first time shows the brain anatomy in microscopic detail.

It shows the human brain at a spatial resolution of 20 microns, smaller than the size of one fine strand of hair-exceeding that of existing reference brains presently in the public domain.

Researchers from Germany and Canada collaborated on the ultra-high resolution brain model.

The sophisticated modern image processing methods reveal an unprecedented look at the very fine details of the human brain`s microstructure, or cellular level.

Now, the brain.html"> BigBrain provides a resolution much finer than the typical 1 mm resolution from MRI studies.

The findings are published in the journal Science, which is published by AAAS, the international non-profit science society.