Calling all Village Idiots .. the NSW CTTT is Recruiting

It's fair to say that in any dispute at least one of the parties will be unhappy.  And, when you add the lawyers and managers in strata disputes there might even be two or three unhappy parties.


But, what if everyone is unhappy?  Maybe there's a bigger problem than the dispute and the parties ...


A forum on Jimmy Thomson's Flatchat about  poor decision making at the NSW Consumer Trader and Tenancy Tribunal has brought this sad situation into sharp focus.


Some of the many comments on the forum include -

• "Would we ever purchase a strata property again in NSW ?  No."  
• "A formal complaint to the Chairperson of the CTTT was dismissed by stating that he is acting "as a private citizen."
• "Living in NSW strata is a nightmare where you have many obligations but no rights and certainly no assurance of assistance and fair justice from the "regulatory body", the CTTT."

Pretty heavy stuff when you compare it too the glowing comments in the CTTT Annual Report about it's performance.


It appears that many people have found their experience at the CTTT less than satisfying.  Citing examples of overly technical decisions making, not applying the rules (or by-laws), long delays, accepting disputed facts, applying personal bias, and simply lacking common sense.


It's easy to criticise but, I think that in this case, it's warranted.  


The CTTT needs to make sensible decisions that are explained to the disputants so that they accept the ruling, respect the process and will abide by the decision. 
Funnily thought, the unhappiness has gone so far that you can get an anti-CTTT t-shirt too proclaiming the low quality of it's decision makers.  get yours here.

Maybe it's just a few ratbags complaining?  But, in my long dealings with strata disputes, I have to say that it's hard to find too many people who are praising the CTTT.  If you're out there post on the blog ... please!


But, right or wrong there's something serious that needs fixing when the specialist dispute process for strata stakeholders in NSW reaches this level of consumer unhappiness.


So, see you complaining in the strata tribunal soon.




Francesco ...

Putting More Energy into Less Energy

Saving energy is crucial to our future.

Smart facility managers already know it. Smart commercial property owners already know it. Governments are already mandating it.  

But not all property owners have realised it yet.  Especially strata owners.

Property owners should take of savings associated with improving energy efficiency while reducing energy, waste removal and water consumption costs.

Although this is happening and mandated for in commercial real estate and private home owners (who are more directly in control of their properties) are making energy saving improvements, it’s not really happening in high-density strata titled real estate.  And, unfortunately Government support schemes have not identified and/or do not provide for multi dwelling residential housing.

World wide research has identified that the potential savings in energy that could be achieved in multi dwelling residences are about 30 percent in a decade (an estimated $9 billion in the USA).  That’s a lot of energy (and money) globally.

But even at building level, a 30% saving on energy (electric, gas) and water expenditures would allow significant changes to strata corporation budgets.

Plus there’s all the soft benefits of going “green” like -

• Properties that are known for ‘green’ practices stand out from the crowd
• Lower operating costs make the property more desirable for purchasers, translating to increased values
• Improved environments (air quality, cleaning products without harsh chemicals, less pesticide, less fertilizer to keep ponds clear instead of algae ridden, etc.) lead to happier residents and make your community a better place to live

So, let’s all work on getting awareness up, initiatives developed and shared and strata buildings going green.

See you in a cleaner (and greener) strata environment soon.

Francesco …

Detroit: A City under the Radar

Detroit is a city that has suffered badly from the end of its motor vehicle manufacturing heydays in the 60’s, 70s and 80s.

But it’s still a huge city (the 11th largest in the USA by population with 910,921 people 910,921) and an important metropolis.

In  Views of Detroit Danish students experiment with using film as a tool for urban planning. Much of the film takes place in the grand abandoned buildings and overgrown greenspaces that dot the city. Interviews with residents offer insight on life in the troubled city as well as some novel and hopeful solutions, including the Loveland Project, a non-profit which invites you to purchase a square inch of Detroit for a dollar.

The film uses a strongly subjective narrative, with no aim to point out answers to the challenges Detroit is currently facing. However we hope our methodology can inspire planners to include new perspectives from everyday life in their work: creating future cities.

VIEWS OF DETROIT - exploring film in urban planning (Full Movie) from [PÅ::NU] on Vimeo.

Francesco  …

All about CTIQ

The Community Titles Institute of Queensland is a non-profit group for body corporate and community title management in Queensland.

Membership includes body corporate managers, support staff, committee members and suppliers of products and services to the industry.


The CTIQ in conjunction with industry stakeholders and various educational institutions is endeavouring to lift the profile of the industry by law reform, education and training.  And, CTIQ offers professional development seminars and networking opportunities for all members state wide, as well as monthly Bulletins and quarterly journals to keep the members updated on current issues.

And, CTIQ has a Facebook Page here you can be friends with too.

CTIQ is one more great organisation that’s working to improve things in strata.

So, if you’re involved in Queensland strata join CTIQ.  I did.

See you in Queensland soon, where it’s beautiful one day and perfect the next.

Francesco …

South African Strata Safari

South Africa is well known for many things.


But I'll bet you didn't realise that it's also a place with a lot of strata titled buildings and, therefore, a lot of strata title issues.  So, it's probably also a surprise to learn that the National Association of Managing Agents is holding its first ever Strata Conference in May 2011.


South Africa, is very comparable to Australia in relation to it's strata laws, legal systems, building and lot numbers, etc.  But it also different in enough ways to provide interesting and helpful comparisons.


So, on 6 and 7 May 2011 their conference, Indaba 2011, is being held in Johannesburg.  You can find out more about the Conference and register here.


So, why not travel to the wilds of South Africa to learn more about strata title done the South African way?  I'm a definite starter.

See you on my Strata Safari in May.




Francesco ...

No Strata Questions Allowed

Last week I blogged about Florida committee members having to certify their knowledge (see Florida Strata Committees Sent to Boot Camp) and now’s there’s this follow up. 

When Alan Weiner, an owner at Bonaire Village Condominium Association of Delray Beach, wanted to ask his condo board a question he found out the hard way that he couldn’t.

Florida meeting law is clear:  No matter what your governing documents say, condo boards must notify owners 48 hours in advance of a meeting and the notice must include a copy of the agenda. Owners and board members are only allowed to address agenda items.  So, if an issue is not on a condo meeting agenda, it is off limits for board members and owners alike to discuss.

Alan only wanted to ask a simple question of the condo board: “How many are certified to serve as required by a new Florida law?” 

But there was no question and no answer.

"This was the first time I had requested to speak," Weiner said.  "And was told that the board recently ruled that those wishing to speak had to have prior clearance from the board office."

Bonaire Village Condominium Association’s lawyer, Melissa Beigel, of Becker & Poliakoff. Beigel said the condo board was not trying to be bad guys here, but were instead attempting to follow Florida condo codes and statutes and be fair to all owners who must follow the same state-mandated rules.

So, it’s no no to questions in Florida strata corporations.

But, it’s almost the same in many Australian strata corporations where the laws say that –

• whilst owners can attend committee meetings as observers, they can’t address the meeting (including asking questions) without the approval of the committee, and
• strictly speaking the only legitimate business at a strata meeting is the agenda and formal matters about agenda items.

So, if a committee takes a strict view of things and doesn’t want to let owners speak … Australian strata owners will find themselves unable to ask questions at meetings and not able to get any answers either.

This seems completely at odds with concepts of transparency, owner participation, democracy and community spirit. At least to me.

So, see you (staying quiet as a mouse) at the next committee meeting.

Francesco …

Can’t Sleep - Why Not Watch Strata Cases Online ???

For many years Judge Judy (now Judge Marilyn Milian) and the Peoples Court have been a TV hit (no matter how bad some of the parties and cases are).

Well move over Peoples Court … and make way for Strata Court!

In Florida, where I’ve already blogged about a few adventurous initiatives, they’re televising legal submissions in their Supreme Court including strata cases.

Here’s a link to the closing arguments in Susan Cohn versus The Grand Condominium Association presented on 11 February 2011 by Eric M Glazer Esq., Daniel S Rosenbaum Esq. and H Hugh McConnell Esq.


Ms. Cohn and The Grand Condominium Association are involved in a dispute over the condominium's method of electing its board of directors and the constitutionality of a state law dealing with the election of condominium officers. The trial court ruled the law was unconstitutional as applied in this case and the Court of Appeal also found the law unconstitutional.

Despite all the jokes I could make about televised US Court hearings, it’s actually fantastic that we can see real legal issues being debated and the laws being interpreted and re-interpreted in this way. 

This is the kind of transparency that will actually bring about effective changes … since the abstraction of disputes into legal concepts and litigious process is too artificial for real people, in real places, in real situations.

So, see you in Court on your computer screen or TV soon.

Francesco …

Another Australian Strata Conference

Later this year in Queensland's Gold Coast, leading strata thinkers will get together again for 3 days to explore some of the more challenging issues facing their sector.


That's because Griffith University is hosting their 4th Strata and Community Title in Australia for the 21st Century 2011 Conference at the Surfers Paradise Marriott Resort and Spa between 7-9 September 2011.


Like their Conferences in 2005, 2007 and 2009, this year there will be many presentations, debates and forums covering topics like -

• A SWOT analysis of strata titling 50 years after its inception in Australia
• Strata title complex design: 3 case studies examining what should have been done differently
• Building a better partnership between the executive committee and the strata manager
• Strategies for local authorities better performing their strata title gate-keeping role
• How well is legislation keeping up with evolving owner needs?
• Are purchasers sufficiently protected in the strata title unit sale process?
• An examination of government run strata title mediation and dispute resolution
• When does a Long Term Service, Utility or Management Contract work well?
• Law reform round-up
• Law, Power and Practice in Multi-Owned housing: The International Experience
• Banks and strata titling: activities, impacts and evolving opportunities
• Strata title complex disaster management
• Strata title in the next 50 years: problem solutions and towards an action plan

You can find out more, get the program and register at the Conference website.

If you're interested in strata make sure you're at this conference.  I will be.

See you in Queensland in September.

Francesco ...

Banksy goes to Hollywood

I’ve posted a fair bit about Banksy before.  He’s that elusive street artist/graffitist.

Well Banksy has gone to Hollywood and his surreptitious art is turning up on the streets, walls and billboards of Los Angeles.

Like this billboard and his other amusing wall art.

Enjoy!

Francesco …

Strata Corporations Take over Lots of Lots

We don’t have it so bad here in StrataLand in Australia on some things when you look at other places in the world.

Take strata fees for instance.

In the USA the mortgage and property crisis has caused serious problems with strata fees for many strata corporations and associations as owners cant pay mortgages and fees.  On top of that many US banks are not foreclosing and so leaving the problem alone without pressure on owners or sales to effect payment. 

So, strata corporations are having to be more proactive and inventive to get the cash-flow they need to operate.

Like in Florida, where Donna Gehrke-White reports that some strata corporations that are strapped for money to pay for property maintenance, many associations are foreclosing on owners who don’t pay fees, then renting the units to bring in cash.

The article in the Miami Herald, includes the following fascinating comments –

• Don Urquhart, a board member at Quadomain Condominium in Hollywood says, no one wants to throw a neighbour out of his home. But that is what Urquhart says he and other community association leaders have been forced to do and “It’s not fair for your neighbour to pick up your share,’’ says Urquhart.
• For years, many community associations rarely foreclosed. But that changed when the real estate crisis swept throughout South Florida more than three years ago and the rate of unpaid maintenance fees grew dramatically.
• Now he and other association leaders routinely start foreclosure proceedings if owners don’t arrange to pay delinquent dues. Urquhart and other association leaders, however, say they will work with owners who try to catch up.
• Association leaders, though, have to remain tough against those who won’t try to pay, he adds. The reason is simple: Someone has to pay to keep the lights on, the grass mowed.
• Now some associations are even trying to beat banks to the courthouse to foreclose first on properties owned by deadbeat owners. The upside: They can get months – if not a year or two – of rent before the banks formally foreclose.
• But he says even if associations don’t rent out the properties, foreclosing helps recoup money, because a threat to take property will get lenders moving to start their own proceedings. Once the banks have foreclosed and take over title, they are legally required to pay association fees.
• A state law that took effect July 1 also requires foreclosing lenders to pay a year’s worth of unpaid maintenance bills or 1 percent of the original mortgage debt – whichever is less.
• Some non-paying homeowners have ended up staying in homes for years – neither paying mortgages, nor association fees, adds attorney Eric Glazer. In some cases, homeowners demanded to see the paperwork, which banks did not have. That further tied up the foreclosure proceedings, Glazer says. Last fall, several banks suspended proceedings because of confusion over paperwork. Now they are back at it again. But foreclosure can still be a slow process.
• “Some condo associations flat out do not have the money to even pay for water,” says Kip Farris, who manages community associations in both Miami-Dade and Broward.
• Leaders in community associations say there’s an added benefit to foreclosing: Many properties are better maintained by renters. Homeowners who can’t afford their mortgages or maintenance fees often don’t keep up their property. They can become angry over their situation and even tear up their homes. Yards become overgrown, condo units run down. That hurts others’ property values.

Although we haven’t reached these situations yet in Australia some of the things that these Florida associations are experiencing are quite similar to the Australian experience.

See you in the strata foreclosure courts.

Francesco …

A Smorgasboard of Strata Apartments

2011 and 2012 are shaping up to be a smorgasboard of new Sydney apartments for buyers to choose from.  So it's Strata Yum Yum!


Some of the highlights (at least according to SMH Domain) include the following developments.  And, of the 19 featured developments there are almost 5,000 apartments planned amongst them.



The Heritage, Walker St, North Sydney - A new eight-storey building of 21 apartments blended into four 1891-8 heritage houses, designed by architect William Smart and developed by the Moore Development Group which specialises in boutique projects on the Lower North Shore. From $750,000 for 2 beds (100-105sqm), from $1.25 million for 3 (151-182sqm); completion: Mid to late 2012


APEX, The Carriageway, Victoria Park - A high-rise tower and low-rise boutique building comprising 148 apartments, some split-level and others terrace-style, designed by Turner + Associates and developed by Payce Communities.  From $462,500 for 1 bed plus study (51sqm-83sqm), from $632,000 for 2 beds (71sqm-104sqm) and from $959,000 for 3 (127sqm-135qm); completion end of 2012


Eden Apartments, 15 Goold Street, Chippendale - 26 apartments designed by architect Tony Owen Partners and developed by Ceerose; One beds (42-61sqm) from mid-$400,000 and two beds (80-100sqm) from $600,000 and three-bed penthouse (101sqm) $1 million-plus;  completion in late 2012/early 2013


Antias, Distillery Drive, Jacksons Landing, Pyrmont - A low-rise five-level building – the final to be built at Jacksons Landing – of 43 apartments, designed by architects Tonkin Zulaikha Greer and developed by Vivas Lend Lease. Only five remain for sale: a 1 bed (151sqm) on the top floor for $875,000 and four 2-bed –plus-media-room (124sqm) from $950,000; completion in mid-2012


Powerhouse Apartments, Dunning Avenue, Rosebery - Behind the heritage-listed facade of a 1930s Art Deco warehouse, there'll be 132 apartments across five buidings, designed by JPR Architects and developed by Linear Group and Abacus Property Group.  1 beds (50-58sqm) from $419,000 and 2 beds (75-96sqm) from $719,000; completion in late 2012


One Central Park, Broadway - Construction is about to start on the first stage of the $2 billion Central Park precinct – two towers, one 33 storeys and the other 16, with 623 apartments, designed by Ateliers Jean Nouvel and developed by Frasers Property Australia. 150 apartments remain, one bed from $610,000, two beds with parking from $820,000. The high level skyhomes are from $1.3 million; completion in late 2013


Top Ryde City Apartments, Ryde - Construction of the first two towers, containing 197 apartments, of five residential towers – totalling 450 apartments – planned for above the shopping centre will begin this year, designed by Marchese + Partners and Robertson + Marks Architects, developed by the Crown Group.  183 have been sold already but of the remainder, two beds (from 83sqm) from $670,000 and three beds (from 122sqm) from $1.3 million; completion of the first stage in late 2012


Metro Residences, The Transport Interchange, Chatswood - Three residential towers in the heart of Chatswood, they'll provide 553 apartments, designed by COX Design and developed as a joint venture between The Galileo Group and ISPT (Industry Superannuation Property Trust).  1 beds (51-66sqm) from $488,000, 2 beds (75-105sqm) from $735,000 and 3 beds (121-133sqm) from $1.25million; completion in late 2013


Giallo, 66-68 Riley Street, Darlinghurst - A five-storey building of 20 apartments, designed by Frank Stanisic Associates and developed by Lateral Corporation. 1 beds (from 49sqm) from $559,000 and 2 beds (from 98sqm) from $930,000; completion in ate 2012


The Waterfront, Wentworth Point - Three new 6-8-storey buildings are about to start at this complex on the border of Sydney Olympic Park developed by Sekisui House and which will eventually comprise close to 2,500 apartments: the 215-unit Corsica, Catania with 301 and Messina with 162. Only some one-bedrooms in Messina (57sqm) for under $450,000, and some premium three-beds (115sqm) for around $700,000; completion variously between end of this year and end of 2012


Emerant Lane, Burns Bay Road, Lane Cove - 85 apartments over two seven-storey buildings designed by dKO (corr) Architects and developed by Sakkara.  One beds (50-60sqm) from approx $425,000, two beds (80-90sqm) from $585,000 and three beds (120-140sqm) from $800,000; completion early 2013


Clemton Park Village, Clemton Park, Campsie - 700 apartments designed by Marchese Partners with first stage of four four-storey buildings of 76 to be released in April; one bed (57-60sqm) from $370,000 and two beds (75-80sqm) from approx $470,000; completion late 2012


Allure, Mooramba Road, Dee Why - nine low-rise buildings of 117 one and two bed apartments designed by JAA Studio and developed by Fortune River, priced from $430,000 to $600,000; launching April, completion end of 2012/early 2013


The Parc, Kellyville - 123 three-bed townhouses (sizes tba) developed by Sunland priced from the low $500,000s to $600,000; to launch April 2011


VSQ North, Green Square, Zetland - A 26-storey tower of 294 apartments, developed by Meriton, prices from $370,000; to be launched in March 2011


Oceanside, at Warriewood - 450 apartments, developed by Meriton, prices for 2 beds from $500,000-plus; to be launched in March 2011


Un-named, Killeaton Street, St Ives - 298 apartments developed by Meriton, prices for 2 beds from $550,000-plu; to be launched in AprilUn-named, Sylvania: 57 two and three-bedroom townhouses by Meriton on the Georges River, prices from $575,000-plus; to be launched in May 2011


Epping Park, Epping - Second stage of development on the former Channel 7 site by Meriton, a 6-storey building of 130 apartments to be launched shortly; prices from $450,000; no completion date


Vantage, Rhodes - 25-storey tower of 290 apartments by Meriton; no launch date


That's a lot of new strata for Sydney.


See you in a new apartment soon.




Francesco ...

Urban Planning Goes National

In December 2010, the Australian government released Our Cities - building a productive, sustainable and liveable future, a discussion paper which sets out the framework for a national approach to urban development and the challenges that must be addressed for Australian cities to become more productive, sustainable and liveable.

It’s planned that a new National Urban Policy will be released in 2011 and the Our Cities framework is open for public comment until 1 March 2011.

The National Urban Policy will be focused on the following things.

Achieving the Australian government’s aspirations for realising the productive capacity of cities by supporting long-term and strategic planning in conjunction with the State, Territories and Local Government, the private sector and communities, and investing in quality, efficient infrastructure including transport, communications and smart infrastructure in terms of which critical infrastructure corridors, sites and buffers will be provided.

Improve sustainability by encouraging planning and development of more energy efficient, low carbon urban forms of transport and a sustainable transport system; encouraging investment and innovation in renewable energy; leading regulator reforms for more efficient use of resources including energy and water; establishing sustainability standards for buildings and infrastructure;  providing national data and best practice examples for resource consumption reduction and for managing risks such as climate change and security of water, energy and food; supporting updated and nationally consistent design standards and performance criteria to reflect the need to adapt to climate change; and investing in sustainable technology and smart infrastructure.

Improving livability by requiring future integrated long-term (15-30 year) strategic plans for capital cities, supported by medium (5-15 year) prioritised infrastructure and land-use plans. Additionally, the Australian government will link government investments to planning systems for the design of liveable cities, pursue regulatory reform to deliver secure, appropriate and affordable housing, and foster urban planning and design of the built form to encourage active lifestyles and social interaction while reducing dependence on motor vehicles in urban areas.

Reform urban planning operation and governance by working with COAG to create less ‘cumbersome’ administrative processes to minimise time and costs for proponent and administrative bodies, while still having regard to the need for community consultation. And, possible amalgamation of local councils areas to create larger entities that can plan, finance and coordinate larger population areas, and achieve greater economies of scale in service delivery and asset management.

This is happening in the following context –

• the Australian government’s State of Australian Cities 2010 report which points to challenges from population ageing; population growth; and climate change and the environment
• the 2010 Intergenerational Report which states that Australia’s population will grow from 22 million today to 36 million by 2020
• the National Housing Supply Council’s State of Supply 2010 report, which estimates that this will create a need for 3.2 million additional homes by 2029 and there is likely to be a shortfall of 640,000 dwellings if the market fails to respond
• the Bureau of Infrastructure, Transport and Regional Economics (BITRE 2007), which estimates that the avoidable cost of road congestion is in excess of $10 million per annum which will continue to rise to $20 billion per year under a ‘business as usual scenario’.
• with regard to climate change and the environment, Our Cities notes that growing urban populations place pressure on land, water and energy while increasing waste. It also acknowledged that Australia’s cities, including their housing and infrastructure are at risk from climate change including through higher temperatures, changed rainfall patterns, increased storm events and rising sea levels. Climate change impacts on infrastructure alone could reduce GNP by 1.2% by 2050 and by 2.4% by 2100.

Australian National Urban Policy complements the government’s Sustainable Population Strategy, which will also be released in 2011, and builds on the 2009 COAG agreement on cities reforms. The COAG agreement requires that by 2012, Australian States and Territories have in place capital city planning systems that are consistent with agreed criteria. The National Urban Policy will apply to 18 Australian cities with populations of over 100,000 people.

So, it’s clear from this latest initiative and the COAG agreement that the Australian government will be playing a greater role in directing the future profile of cities with respect to the built environment, housing, infrastructure, transport, sustainability, and the resilience of cities to climate change. Major streamlining of State and Local Government planning and assessment processes is also likely.

Medium and high density is a critical part of this debate so make sure you’re experience, views and preferences are heard and make a submission.

Francesco …

Strata Owners are Revolting

Strata owners in the USA are revolting!  

No, not in themselves.  But by lobbying and marching to protest abuses of power by committees and boards.

That involves a few new phenomenon like a protest march in Carson City, Nevada where more than 50 people rallied against abusive power, harassment and exorbitant fines.  They're calling on legislators to introduce laws that would cap the amount of home owner association fines and collection agency fees, eliminate "kangaroo courts" run by homeowners association boards and limit the mandatory arbitration requirement.

You can read more about the rally here.

The revolting owners tell stories like these.

• Brigitte Porter who was fined $3,110 by Heather Ridge Homeowners Association because the color of her driveway paint was a different shade from the previous colour
• Doris Vescio of Sun City Anthem fined $100 a week since November for a fence that's more than 6 feet high, even though it was approved by the architectural committee the Mount Charleston Golf Estates board who illegally approved a $2,500 special assessment without putting the item on a meeting agenda and under false pretenses to intimidate owners

And they complain about dispute handling processes in Nevada where lawmakers thought they were doing homeowners a favor allowing only $100 fines per violation, with repeat violations up to $1,000.  But because committees, lawyers and arbitrators always opt for arbitration they're also awarded tens of thousands of dollars in fees.  

Or, so says Bob Sullivan, a Las Vegas attorney who represented several homeowners in cases against their associations.  He said that “Homeowners are forced into mediation before they can file a lawsuit”. "You've got $25,000 to $40,000 in legal fees before you step into court. It's absolutely ridiculous," and that “the alternative dispute resolution process administered by the Nevada Real Estate Division is broken, said Bob Sullivan,. It needs "transparency and honesty".

Sound familiar?

Bob Robey, a Sun City Summerlin resident and rally organizer sees this as a civil rights returned.  He says “there's no separation of power with the HOA board of directors. They write the rules, enforce the rules and issue the fines” So, he’s set up

And, one owner has gone even further. 

Jonathan Friedrich, an eight-year resident of Rancho Bel Air has set up a website, www.hoa1234.com to draw support for the homeowners' cause and keep people abreast of happenings.  There are about 15 bill drafts in the Legislature dealing with associations including a home- owners' "bill of rights" introduced to the legislature last year by Assemblyman Harvey Munford, D-Las Vegas.  Friedrich says it got "trampled on because it would hurt attorneys, collection companies and community association managers”.

So, it appears that unhappy owners are not staying quiet and still any more.  Speaking their mind and challenging authority they herald a brewing revolution in strata.

See you in the strata trenches.

Francesco ….