 Mortgage Designer Manual

 (c) 1996 by:  MaeDae Enterprises

5805 Prospero Road

Peyton, CO 80831 USA

Voice: (719) 683-3860   FAX: (719) 683-5199

This manual provides information on how to use Mortgage Designer.  In paticular, it concentrates on areas related to helping you get the most out of our mortgage analysis tool.  To aid you in this, we have provided the following information.

Mortgage Designer Topics:

Program License

What is Mortgage Designer?

System Requirements

Installation

Getting Started

What if? Calculations

Tutorial

Troubleshooting

Mortgage Terms Defined

Mortgage Designer Limits

Mortgage Designer Notes

Additional Information


Program License

The registered version of the Mortgage Designer program may not be copied, resold, reproduced, disclosed, archived, transmitted, or transferred in any form, electronic or otherwise, without the express written permission of MaeDae Enterprises.  You may freely copy and distribute the shareware version of Mortgage Designer to other users provided the distribution charge does not exceed $10 per copy.

MaeDae Enterprises hereby grants a "book" license to the original individual user (even if purchased by a company) of this copy of Mortgage Designer.  You may use the program on your computer and make one backup for storage provided there is no possibility of use or residence on more than one computer at any time.  You may not sell or give copies of the registered program to anyone.  No exceptions.

Pricing, hardware/software specifications, and conditions are subject to change without notice.

Send all registrations and inquiries for site (multiple CPU or network) licensing to:

MaeDae Enterprises

5805 Prospero Road

Peyton, CO 80831 USA

Voice: (719) 683-3860

FAX: (719) 683-5199

We can also be reached by email on CompuServe at 72571,3245 and Internet at dblack@maedae.com.  You can send email to us from a number of other information services.  Using America Online for example, you could use their Internet connection and directly access us as dblack@maedae.com.  Other information services may vary slightly in their address format.

Disclaimer:

MaeDae Enterprises makes no claims nor offers any warranties of any sort with Mortgage Designer.  MaeDae Enterprises assumes no responsibility nor liability for any damage resulting from the apparent or actual use of Mortgage Designer (mental or physical).  The program provided is not guaranteed as to merchantability or fitness for its ultimate use.  The user accepts all responsibility and liability for use and may not resell the program.

IBM PC/AT is a registered trademark of the International Business Machines Corporation.  Windows is a registered trademark of Microsoft Corporation.

Mortgage Designer is a trademark ™ of MaeDae Enterprises.  Other trademarks belong to their respective owners.

About This Manual

Our goal is to make Mortgage Designer the easiest program of its type to use.  Therefore, we opted to provide an extensive built-in user help system and straight forward commands instead of requiring you to constantly refer to a manual because of cryptic commands and confusing menu selections.  However, feel free to use this reference manual to install and get acquainted with the program.


What is Mortgage Designer?

Mortgage Designer is a powerful and easy to use mortgage package for Microsoft Windows 3.1+ that allows you to:

1.  Quickly and accurately calculate mortgage repayment information including mortgages based on payments every two weeks, twice a month, monthly, quarterly, semiannual, or yearly,

2.  Store specific details for an unlimited number of mortgages on your hard drive as files,

3.  Generate amortization schedules for output to the printer, file, or clipboard with the flexibility of selecting payment ranges,

4.  Perform complex "What if?" calculations where the principal, interest rate, term, or payment can be adjusted,

5.  Calculate complex items like cost of loan, remaining balance, equity versus balance, PITI, tax adjusted payments, and yearly principal/interest,

6.  Do it all without cryptic commands!  Windows even makes it fun!


System Requirements

1.  IBM PC/AT, IBM PS/2, or fully compatible computer capable of running Windows 3.1 or later.

2.  At least one hard disk drive with a minimum of 4 MB free space.  Two floppy disk drives or one floppy and a hard disk combination (5 MB free space minimum for the full system) are strongly recommended.

3.  A VGA or better video adapter and display.  Color SVGA is recommended.

4.  MS/PC DOS 4.0 or later.

5.  Windows 3.1 or later.

6.  At least 2MB of free physical RAM after loading Windows and all other applications that you normally load.

Note:  A mouse is recommended even though Mortgage Designer was designed to allow keyboard use.


Installation

Mortgage Designer comes with an installation program that runs under Microsoft Windows.  To install Mortgage Designer, follow these simple steps:

1.  Start Windows (if it is not already running)

2.  Depending on the format of the distribution diskette, insert it in either drive A: or B:

3.  Run the installation program using one of the following methods:

    a.  From Program Manager menu bar, select File Run... and type

A:INSTALL.EXE (or B:INSTALL.EXE)

or

    b.  Use the Windows file Manager to locate and run INSTALL.EXE

The installation program initially comes up with a dialog box asking for information from you before it proceeds.  You can install Mortgage Designer in a directory of your choice.  Simply follow the on-screen instructions.  A new Windows program group will be created with Mortgage Designer installed in that group.  You can move Mortgage Designer to a different program group after that.

After Mortgage Designer is installed, you can run it by double-clicking its icon  in the Program Manager, or by running MD.EXE from the file manager.

Important Installation Notes

1.  Diskette #1 contains many files in addition to MD.EXE.  Make sure all files from diskette #1 are installed in the same directory when running Mortgage Designer.  There is one exception, Microsoft's CTL3DV2.DLL can ONLY be in your Windows system directory.

2.  If Mortgage Designer does not run properly:

    A.  Your machine may not be 100% IBM PC operating system compatible or Windows 3.1 may be installed incorrectly.  This is not always disastrous and a quick call to our phone support staff at (719) 683-3860 may solve your problem.

    B.  You may have a slightly incompatible Windows video driver.  Usually, updating your driver or re-installing Windows solves the problem.  Incompatible video drivers usually cause text or graphics to be improperly displayed or displayed at the wrong location.  A very poorly written video driver may cause programs to crash or lock up.

    C.  Memory resident programs and device drivers can interfere with Mortgage Designer.  If you have any memory resident programs or device drivers, try running without them loaded on your computer.

3.  This manual is designed to give you a general overview and familiarity with the program.  More complete, up-to-date information is available through the extensive built-in user help (F1) system or the help button when displayed on dialog boxes.

The help screens will guide you through the more advanced features with ease.  As Mortgage Designer continues to add more features, you can be sure that the built in help will give you the guidance needed.  This way everybody wins.  We don't spend money continually revising manuals and charging you higher prices.  You get what you want and deserve: accurate, up-to-date information.  So fire up the computer, dig in, and welcome to Mortgage Designer!


Getting Started

After you run MD.EXE using the file manager, the MAIN MENU will appear on your screen.

The Main Menu options follow.  The main areas are:

File

    New Mortgage...

    Open Mortgage...

    Save Mortgage...

    Save Mortgage As...

    Modify Mortgage

    Preferences...

    Exit

Calculate

    Remaining Balance...

    Equity vs Balance...

    Cost of Loan

    PITI...

    Missing Variable...

    Mortgage Refinance...

    Interest Conversions...

    Mortgage Ratios...

Reports

    Amortization Schedule...

    Mortgage Comparisons...

Tax Time

    Yearly P and I...

    Yearly Tax Savings...

Help

    Contents...

    Using Help...

    Commands...

    Print Invoice...

    About Mortgage Designer...

File Pulldown

This menu option provides the basic data editing option which allows you to select the mortgage info you want to work with.

New Mortgage... -- Create a new mortgage.

Open Mortgage... -- Open an existing mortgage that has been previously saved to disk.

Save Mortgage... -- Save the current in-memory mortgage to disk.Save mortgage automatically saves the current mortgage under the mortgage name you see on the main window title bar.  If you want to save the mortgage under a different name or you don't have a mortgage loaded, use the following Save Mortgage As... command.

Save Mortgage As... -- Save the current in-memory mortgage to disk under a different name.  When you first use Mortgage Designer, you will probably want to save several mortgage scenarios under different names.  Once you select the Save Mortgage As... command, you will see the above dialog.  You need to specify/select the file name for your mortgage. The Save As dialog allows you to save all details about your mortgage to any directory or drive.

Note: Mortgage Designer saves your mortgage as an ASCII Window's compatible .INI file.  This file can grow fairly large if you select a large number of payments in your mortgage.

Modify Mortgage... -- Modify the current in-memory mortgage for principal, rate, term, etc.  Virtually every aspect of your mortgage can be customized.  This dialog supports changes to the interest rate or extra to the principal on a payment by payment basis.

Preferences... -- The preferences option allows you to specify information that affects all mortgages that you work with.  Also, it has an area to select a default mortgage that will be active each time you bring up Mortgage Designer.   This area is used for two functions.  First, it sets up the default general information used throughout Mortgage Designer for the current session.  Second, it provides automatic access to all of your mortgage files through the default mortgage selection.  Using this area is an easy way to customize Mortgage Designer to automatically know all the details of your mortgage.

Note:  The underlined letter in the names means the specific menu item or field can be accessed with Alt + that letter.  For example, PITI Defaults can be accessed by holding down Alt and then pressing P.

Lots of flexibility is built into this area.  For example, with PITI you can specify whether the taxes and insurance are dollars per year or percent of the taxable property value.

Exit -- This option immediately exits Mortgage Designer.  There are no additional "Are you sure?" messages.  If you intend to use Mortgage Designer again within a short time, use the Windows minimize option to move Mortgage Designer into the background with its icon displayed at the bottom of the screen.  That way you can easily call it up by double clicking on its icon.

Calculate Pulldown

This main menu pulldown provides access to common mortgage related calculations.  Each one is described below.

Remaining Balance...-- This function allows you to calculate the remaining balance of a mortgage based on the number of payments already made.  After you enter the number of payments made, press the calculate button to update the dialog values.  The dialog box will be updated based on the number of payments made.

Equity vs Balance... -- This function helps you estimate the equity in a mortgage based on the number of payments already made.  Enter the number of payments that have been made on the mortgage.  When you press the Calc button, the dialog box information will be updated to show you the equity vs balance.

Cost of Mortgage... -- This function immediately displays a mortgage summary box that shows you the total cost of your mortgage.  The pie chart on the right side graphically shows the percentage of the payments that went toward interest and principal.  When displayed in normal use, the interest will be in red and the principal in black.

PITI... -- The Principal Interest Taxes Insurance (PITI) function calculates a total mortgage payment based on the most common components that make up a payment.  The initial PITI data input dialog box will be displayed.  You can input the taxes and insurance as either dollars per year or as a percentage of the taxable property value.  Since taxes and insurance are figured on a value other than the mortgage principal, a field is provided to allow you to change it.   Once you have entered all the data press the Calc button.

Missing Variable... -- This option provides the most powerful calculations within Mortgage Designer.  This area allows you to really play with the terms of the mortgage using what we call the "What if?" calculations.

Refer to the "What if?" section of this manual for an in-depth coverage of the Missing Variable... function.

Mortgage Refinance... -- This option helps you make the decision on whether to refinance a mortgage.  Enter the specifics on the current mortgage and the new mortgage.  Mortgage Designer will then calculate the break even analysis (the point at which the new mortgage principal is less than or equal to the old mortgage principal).  Please note that a work sheet function is provided to help calculate the new principal.  It is designed to help you define and factor in some of the common refinance costs.

Note:  The new mortgage "Reduce principal?" option applies the payment difference to further reduce the mortgage balance.  The new mortgage payment must be less than the old mortgage payment for this option to take effect.  To be able to calculate the payment differences, the old mortgage is re-computed at the same repayment interval as the new mortgage.  Otherwise, there would be no way to compare the two payments.

If you are not sure what the current balance is on the old mortgage, you can use the main menu "Calculate Remaining Balance..." function.  Another way is to use the calculate function on this dialog box and scroll down in the old mortgage list box until you reach the last payment date.  The balance at that point should be close to your current mortgage balance.

The refinance worksheet option will display another dialog box.  Several of the more common refinance costs are listed with their own input section.  A couple of scratch areas (Other 1 and Other 2) are provided to take care of factoring in other refinance costs that you may have to pay.

Interest Conversion... -- This dialog provides an easy comparison between two different interest rates and payment frequencies.  For example, would you rather have a 10.000% mortgage compounded monthly or a 10.500% annual percentage rate (APR)?  The APR is really a effective yearly interest rate.

Mortgage Ratios... -- This area helps you calculate the pre-qualification housing and debt ratios.  Many loaning institutions look at these numbers carefully before approving a mortgage.This function allows you to call up the full PITI section of Mortgage Designer.  You can then feed the PITI results directly these areas for easier calculations.

Reports Pulldown

The reports pulldown provides access to mortgage related reports.  Each type of report is described below.

Amortization Schedule... -- This option provides detailed payment by payment reporting of the mortgage.  You can then direct it to the printer, file, or to the clipboard using the push button print command.

Mortgage Comparisons... -- This option provides a dialog box showing different principal and interest rates around the default values.  This quickly gives you a feel for the effect of minor interest or principal changes on the mortgage payment.

Tax Time Pulldown

This tax time pulldown provides tax related functions that are designed to help with tax considerations for mortgages.  Each type of calculation is described below.

Yearly P & I... -- This option provides a breakdown of each year's mortgage payments by principal and interest.  The following dialog box will be displayed:

Yearly Tax Savings... -- This option provides two functional levels.  The first level gives you an estimated yearly tax savings based on three tax brackets.  The tax brackets are specified in the File Preferences... area.  Once the first dialog box is displayed, you can select a second level that adjusts the mortgage payments by the amount of estimated tax savings.   When you select the Adj Pymt button, another dialog box is displayed.  As you can see, the mortgage payments have been adjusted for the estimated tax savings.

Help Pulldown

The help pulldown provides help, invoice printing, and the standard Windows program about box.  Each function is described below.

Contents... -- This option provides an overview of Mortgage Designer.  The help system is called up to the overview screen when this option is selected.

Using... -- Help on using the on-line help system.

Commands... -- This option provides an easy way to access Mortgage Designer's help system.  The help index is called up when this option is selected.  You can then access the entire help system through the standard Windows help function.

Print Invoice... -- This option provides a simple and straight forward way to print out a hardcopy order form for Mortgage Designer.  The invoice file, ORDER.DOC, will be read from disk and sent to your printer.  ORDER.DOC must be in your current default directory otherwise Mortgage Designer will not be able to find it.

About Mortgage Designer... -- Virtually all Windows applications provide a function to allow the user to find additional information about the application version, who wrote it, and other miscellaneous details.  Mortgage Designer is no exception.  Select the about option for additional program details.


Using What if? Calculations

Mortgage Designer supports calculating the missing item from principal, interest rate, term, and payment.  Any missing item can be calculated given the other three.  The "What if?" section is probably the most powerful function in Mortgage Designer and one of the most useful when trying to figure how to best customize a mortgage to save money.

When using the missing variable area under the calculate pulldown, you enter the information you know.  Mortgage Designer will then calculate the missing item.  Tell Mortgage Designer which item is missing by checking the radio button for the missing data item.  Then select the calculate button to calculate the missing item.

You will notice that as you solve for different items, the basic mortgage information will change slightly.  Example:  Use principal = $80,000.00 at 9.500% for 30 years with monthly payments.  Solving for payment, you get $672.68.  If you then solve for principal, the principal will be changed from $80,000.00 to $79,999.60.  The difference of 40 cents is caused by the rounding of the math.

The term in years has the most granularity.  Since we can only have whole payments, it is extremely hard to accurately handle this area.  Mortgage Designer rounds to the nearest whole payment.  After you solve for the year, we recommend you perform a second calculation solving for one of the other variables.  You might first solve for the term, then solve for the payment to allow Mortgage Designer to compensate for the granularity of the years.

As you run through the mortgage what if calculations, consider a 15 year mortgage versus a 30 year mortgage.  The payments are not twice as high!  They are only a little higher and you reap huge savings over the life of a mortgage.  (You can use the calculate cost of loan section of Mortgage Designer to obtain the total cost of a mortgage over its lifetime.)


Tutorial (Calculating a mortgage)

Now let's demonstrate how Mortgage Designer works.

Choose the File menu option.  Then pick the Modify Mortgage... option from the menu.  A dialog box will appear allowing you to edit the information concerning the mortgage.

Use your mouse and click on the edit field containing the principal amount.  You may also select the principal edit field by pressing Alt+A (the A in Amount Borrowed is underlined, so Alt plus the underlined key will select it).

For our sample mortgage, edit the principal and term fields to contain the following:

Principal:  $80,000.00

Term:  360

All mortgages within Mortgage Designer are handled as variable rate mortgages.  This gives you the flexibility to alter the interest rate on any payment.  For our example we want all the payment rates to be at 10.000%.  The easiest way to set this up is to use the range function.

Click on the range button.  You will get another dialog box.

After you alter the edit fields to contain the above information, select the Update button.  Mortgage Designer will now alter the interest rate for payments 1-360 (the entire mortgage) to 10.000%.  When done, click on the done button to return to the previous dialog box.  The modify mortgage should show the updated values.  The current mortgage has now been updated to reflect the new mortgage options.  Many of the dialog boxes have a details button which tells you many additional details like normal payment, last payment, cost of the mortgage, etc.

Press the OK button to close the Modify Mortgage dialog box.  Click on the toolbar bag of money icon.  This directly calls up the Cost of Mortgage dialog without going through the menu.  Next, click on the details button on the new dialog box.  A details dialog box will come up showing several details on the current mortgage.  The payment for the current mortgage will show  the payment as $672.68 per month (principal plus interest).  Thats all there is to it.  Select  the done buttons and we're finished.

Notes:

The update button allows you to make multiple interest rate or additional dollars to the principal while still remaining in the dialog box.

Mortgage Designer sets the default mortgage type as a fixed rate mortgage.  You can very easily change this by removing the interest rate lock in the Modify Mortgage area.


Troubleshooting

If Mortgage Designer will not run, you may have insufficient memory or too many memory resident programs.  Try running Mortgage Designer with no memory resident programs or allocate a larger swapfile under Windows.  See your Windows User's Guide for help with the swapfile option.  On 386s and higher, the swapfile is used for virtual memory.  Be sure to leave at least 2 or 3MB free physical RAM for best operation.

If Mortgage Designer just stops running and you get an "Unrecoverable Application Error," you may have incompatible hardware/software. Try running Mortgage Designer in the 386 Enhanced mode (if you have a 386 based computer) to see if that corrects the problem.

Occasionally, certain video drivers may conflict with Mortgage Designer.  In general, there is no problem, but there are many new video drivers being written without regard to the system requirements of other programs that may be running at the same time.  If your computer locks up when you accessing certain functions, a faulty video driver may be at fault.  Try removing the specialized video driver and going with a generic SVGA type driver (800x600) to see if the problem disappears.  If that fails, try getting rid of any special purpose device drivers in your CONFIG.SYS file.  Exit Windows, reboot, and test to see if the problem still exists.

Invalid values for the principal, interest rate, or term can create math problems.  Invalid values used in the math calculations can result in Mortgage Designer failing to run correctly.  If this occurs AND you have saved the values as the default, delete MD.INI using the file manager and then rerun Mortgage Designer.

Try to verify that the problem is isolated to Mortgage Designer.  For example, if you can't print, check to see if any other program can print.  There could be a problem with your system that will also show up with other software.


Mortgage Terms

The terms used in Mortgage Designer may be a little confusing. They are terms frequently used when discussing mortgages.  We have defined the most important ones for you in the definitions listed below.  They are:

Amortization schedule - A report showing each period during a mortgage with information on how much went to principal/interest for each payment and the loan balance.

Interest rate - The cost of the mortgage expressed as the percent per year.  This is the rate of payment for money being borrowed.

Payment - The amount of money to be repaid per repayment period.  This is the every two week, twice a month, or monthly payment that is made to repay the mortgage.

Principal - The amount of money being borrowed or loaned out.

Term - How long is the money being borrowed or loaned out.  Mortgage Designer expects this value to be expressed in multiples of payments.  In other words, you can calculate a 20 month mortgage but not a 20.5 month mortgage.


Mortgage Designer Limits

Math

The limitations on accuracy for built-in math causes Mortgage Designer to place limits on the range of data you can enter.  This means that using very large numbers or long repayment periods create inaccuracies in our math.  Because of this, we limit the maximum values (for example:  a 100 year mortgage isn't allowed).  Listed below are the most important areas:

Principal - $100.00 to $999,999,999.99

Interest rate - 0.100% to 50.000%

Term - Maximum of 50 years or 1300 payments, whichever occurs first.

Payments - $1.00 to $999,999,999.99 per period.  Maximum of 26 payments per year for 50 years - 1300 payments.

Dates

Mortgage start date - MM/DD/YYYY where the month is 1-12, the day is the day of month, and the year ranges from 1900 to 2100.  For example:  Use 12/30/1992 for December 30, 1992.  With the year 2000 nearing, we wanted to eliminate any confusion that might have been caused by a two digit year (i.e. which century is 50 in?).

Mortgage Files

There are no real limits on the number of mortgage files you can have.  The only minor limitation is the extremely large number of files that DOS supports.  This will not be a problem until the database grows to hundreds or thousands of mortgage.


Mortgage Designer Notes

1.  Mortgage Designer uses double length floating point numbers for its calculations (the maximum that the Borland C++ compiler provides).  This means Mortgage Designer's figures will be more accurate than many of the figures from banks and financial institutions.  However, even double length floating point numbers (19 digits of precision) have a limit on their accuracy.  Because of these limits, the values for principal, interest, term, and payment used by Mortgage Designer have built-in checks to ensure they are limited to very large but finite numbers so the calculations are almost always accurate.  Mortgage Designer has built-in checks to catch math errors and warn you have exceeded its precision.

2.  The above limits are imposed to ensure the accuracy of calculations and should not limit you in solving mortgage calculations.  However, we do want to be receptive to your needs.  If any of the limits need to be adjusted, please let us know.  We will gladly fine tune the limits to better fulfill your needs.

3.  Mortgage Designer was written in Borland C/C++.  Programs written in C/C++ require more effort to develop than many other languages but tend to be smaller and faster.  Our goal is to make Mortgage Designer the best Windows mortgage analysis package available.  To do that, we had to start with the best language for the task and then apply rear to chair.  An aggressive enhancement schedule is planned for Mortgage Designer.  Registered users will be notified of enhanced versions as they are released.

4.  Mortgage Designer uses a spreadsheet type grid for input and display of values.  The print function is directly driven from the spreadsheet grid.  This allows you to dynamically alter the width of the spreadsheet cells and have it reflected into the printout.  Just resize the width of the cells and your printed report will also be resized.


Additional Information

Technical Support

If you need to contact us about Mortgage Designer, write to:

MaeDae Enterprises

5805 Prospero Road

Peyton, CO 80831  USA

When contacting us about a problem, please be as specific as possible about which version of Mortgage Designer you are using and about the configuration of your system.  Registered users of Mortgage Designer can contact us at (719) 683-3860 for technical support.  You may also reach us on CompuServe at 72571,3245 and by FAX at (719) 683-5199.

Usage Overview

Before you can use Mortgage Designer you have to define the problem to be solved.  Then get all the data or facts you need to solve the problem.  If you do not have the principal, interest rate, or term then use the calculate missing variable area of Mortgage Designer to obtain this information.

After you have defined the problem and start using Mortgage Designer you may notice that the numbers you enter are changed slightly.  Because of the limitations of number conversions, Mortgage Designer works in the background to constantly strip out invalid characters.  This is transparent to you unless the "cleaned up" number is invalid.  Then you will be notified of the problem.

Suggestions

As always, we welcome your suggestions for improvement.  If you need a particular feature and Mortgage Designer doesn't contain it, let us know.  Send us your suggestions.  We have included a suggestion form called SUGGEST.DOC on your distribution disk.

Company Profile

MaeDae Enterprises was founded in 1984 and is most noted for originating the electronic forms era by publishing a product called Forms, later renamed to EZ-Forms.  It soon became the leading DOS-based electronic forms package.

Another product line by MaeDae Enterprises is the DOSDupe and WinDupe series of diskette duplication software.  DOSDupe originated in 1989 and provides very flexible options for copying all popular diskette formats.  WinDupe was first introduced in 1992 and is the Windows version of DOSDupe.  Virtual memory support allows DOSDupe and WinDupe to copy any size diskette in one pass.

MaeDae Enterprises has a file protection program that anyone concerned with protecting their data should have.  It provides Data Encryption Standard (DES) encryption to totally protect your sensitive data.  Encrypt-It is available for both DOS and Windows with full file interchange.  Contact us for details.

MaeDae Enterprises has been in the data encryption business since 1989 with the introduction of EZ-Crypt for DOS.  An enhanced implementation of DES, called DES+, was incorporated in 1990.  With the introduction of the Microsoft Windows version in 1991, the name was changed to Encrypt-It.  The current versions maintain 100% compatibility between the encrypted file formats used by DOS, Win31, and Win95 versions.  This provides an integrated business solution to personal computer file and data security.  The DOS, Windows v3.1, and Windows 95 versions of Encrypt-It are available directly from MaeDae Enterprises.