The British Property Boom | BBC Documentary

[Music] over the last two years house prices have been rising across the country the consequences are being felt everywhere and nowhere more so than London these are the results of a house price explosion no negotiation on prices walked so ever from the struggle to find a first home oh no just feel like they've been greedy by trying to say it's a to bed to those seeking to profit from the boom truly we as developers should have the right to sell what we want where we won't move on the options to buy are becoming ever more bizarre livingroom area and the cost of a home is forcing people to move out from the places they've lived their entire lives makes me quite sad to actually leave this place while others are moving in over the years the market will filter out the people who can afford it as the pressure builds neighborhoods will never be the same we mean for some people but they just relocate in terms of where they live and where they work and now prices are rising fast in other parts of the country my money can go much further in a northern city whether it be Leeds Liverpool Darby this is what happens when prices go through the roof these are the winners and losers of the house price boom [Music] Hydra Halloween is still living room area as you can see it's slightly narrow but it's quite a unusual death to the house herring gay in North London where the average house price is now five hundred and thirty eight thousand pounds for those on a more modest budget the opportunity is a thin on the ground it's roughly around seventy five inches wide which works out to about six and a quarter feet this is the roof terraces on the first floor there may be potential to extend and go a bit further maybe even deck it make it a lot nicer a lot more habitable and comfortable this is the master bedroom slightly bigger than the other bedroom but it's sort of good size do you think that this house is a good living space for a single there's a couple will you certainly a single person I think a couple could live here no problems even a couple with maybe the small child the owner told me that previously there was a tenant living here for some years there's an irish chap and city yet obviously enjoyed living here you should get the ladder down for you so you can never look upstairs you could have a mattress up there it's entirely up to you you'd obviously leave with your own imagination and create the best space possible this house is being sold by auction with a guide price of 235 thousand pounds it's already attracting some local interest I was cycling back from work and when I went past it I realized that yeah it's probably as tiny as my bike length so I try to do like frame the bike in the in the bit of the house [Music] for the capital's first-time buyers the options are more limited by the day Dion overfilled Collins has been searching for her first plat for two months today she's viewing a property in Catford in inner-city area south London we've heard a bit back at third and it's got really nice period properties that we're looking for but it's not as expensive so we thought okay this might be an area that we can kind of get in on while it's fairly affordable dion has brought along her mother Denise to lend some support it honestly thinks something is not worth the money I'm gonna be honest and tell her because I know they have a very tight budget and I know they're desperate and she's anxious but at the same time some of the things that we've seen I just think no way we're just about to be seen this one here that's nice brick front it's good lovely curb appeal I like the front Catford is in the borough of lewisham where the average home now cost nearly a hundred thousand pounds more than a year ago nice big windows windows did three bedrooms are two it's two bedroom okay okay how much this way this is on the market as an asking price for two hundred and seventy five thousand pounds okay across the country the average cost of a first-time buy a property is now a hundred and ninety thousand pounds in London it's two hundred and eighty thousand pounds here you go sir the main bedroom obviously reviews on sir your private garden that's really nice yes what's he say it's 275 275 it seems a lot this is a two bedroom right oh yeah but it's like I mean this is I mean I know what's that that's what bedroom right this is kitchen diner it's not bed no this is a one bed is classed as a bedroom this is a one bed unfortunately it wasn't as well thought out this is what you meant by unconventional yes just feel like they're being greedy by trying to say it's a two bed when this is in our bedroom I feel the same as well but you can't get a bed in a let's go squeeze a bed in here why would you want to come where you like and this that's it you know the bedrooms are like go and have your barbecue I was like oh you know walking through oh yeah that's good and then it was like boom we did have a property a couple of votes down from here when I in around 2012 back into 2012 and that's a two-bed ground-floor period conversion it was under mark sometime and it was on the market a hundred and sixty-five thousand that was on the market now in this the prepare in this condition the same as this property you actually comfortably look around 300 are you kidding 280 to 300 and it would sell very quickly yeah I'm sure okay I just feel like it can't keep up I know it's rate of how fast things going I'm born and bred in cat food I've grown up around here has born just down the road and I have got no chance of lying around here I will be have to moving out quite a distance to be able to afford to buy what I need to for my family so without family help the average first-time buyer would now need 22 years to save for their deposit I thought it was up-and-coming I thought we might be able to grab a little bit of a bargain I thought we might better get something and but I'm worried now and I'm thinking now having looked around and looked at some properties that we might be too late we might not have to hop onto the next stop on the train line over the last year house prices across the UK have risen by more than 10 percent experts believe surging prices are proof of a chronic shortage of homes there is a housing crisis and the housing crisis I think is best described as a crisis in supply we should be building about 240,000 homes a year in England and that's to keep pace with demand we are building just above 100,000 a year so that's less than half of what we need and each year we don't pick up there's more and more pent up demand in London the population has grown by nearly a million people over the last five years so the housing shortage is acute one of the big issues for the London market is an under supply we're just not building enough homes compared to those that are required to put some numbers on that we believe that you need to be able to fifty thousand homes here in London and to meet the demand we're currently building about twenty thousand here in South London a new development of flats is about to be launched onto the market quite bloody hot they're opening some windows the sales team are being primed to sell 66 flats to the buyers turning up here tonight they'll register at the front desk they'll come in and you will be able to show them the various graphics on the wall what we've got on the second floor which you've now all seen is every single flat on that second floor laid out on the floor the plans are there they can go and have a look at that no negotiation on prices whatsoever if anyone's apt to do it the in systems and they want to discuss that then only find me and they'll get the same answer for me I promise you [Music] developments like these would normally have a showroom but demand is so high that these flats are being sold on the basis of plans stuck to the floor the cheapest flats here cost two hundred and twenty five thousand pounds and can be secured on the spot with a 2,000 pound deposit many of those at tonight's sales event a property investors decide close the station which is living area TV does give you a good feeling for the size doesn't it would have been better to actually go into a show apartment to see what it was like and get an idea for you know how high the ceiling is and probably sit on the bed and walk around the place in addition to the 66 flats on sale in London 35 flats have been reserved for sales in Hong Kong nothing foreign buyers bring to the equation is the fact that they're generally cash rich developers point of view they're not having to wait for domestic buyers to get a mortgage or indeed for domestic buyers who might be in a chain most overseas buyers perhaps almost all overseas buyers are going to be cash buyers and that's a huge advantage to a developer until this year many new homes were sold abroad before being sold in the UK now developers have signed an agreement giving local and foreign buyers an equal chance to buy their flats what we've started doing this year is the same dania storms so we'll open in Hong Kong or Singapore whichever place we decide to go to at the same time as we open in London the Hong Kong launch starts with the sales of his opens 8 hours later than London until then the customers here can't buy the flats reserved for the Far East we put 66 flats on the market in London and 35 were reserved for sale in the Far East so those are not on our UK price list but I don't think that's in reality any different to a developer releasing ten flats at a time I'm building a hundred but I'm only gonna release the first 10 because I want to see how the market goes so surely we as developers should have the right to sell what we want where we want when we want one area of the country above all has been affected by the house price boom if you take the extreme of what happens to house prices in London and you wanted to focus on one area then that would be the borough of Hackney 30 years ago this part of East London was one of the most rundown areas of the capital in recent years Hackney has been the epicenter of the explosion in property values in the period since 1995 since the Land Registry have been releasing data at a local level their index tells you the prices in Hackney have gone up by six hundred and twenty one percent lovely so two hundred thousand to Kosair yeah absolutely we could do that for you yes for confirmation for two o'clock for this afternoon brilliant yeah my you Georgia is an estate agent based in Clapton in the east of Hackney along with her brother George she grew up in the area this past is a very poor area a lot the buildings were rundown so no new clientele was really coming into the area at all [Music] but over the last two years middle-class buyers have flocked to the area and prices have gone through the roof a lot these properties if you go back get four or five years ago were really run down a lot of them were just really legal bed seats and in developers start to come into the area and renovate the Prophecy's convert the properties we sold this prophecy about four five years ago just behind us there three story period property for around four hundred and eighty five thousand it's probably now worth in the region of over a million pounds one of Marky's clients is Barbara Quay Balfour she bought her council flat ten years ago for just over a hundred thousand pounds last year she and her husband decided to sell their flat and look for a bigger home his hips and say no we want to miss her house we try to experience what our house would be like and I was actually brought up in the house my my partner was actually brought up in the house as well so who would like to live in the house to see what it's like most of Barbara's family lived close to Hackney including her parents Roy and Eloise it's just nice to know that you know if anything happens no matter what time of the day is you can get where you've got to go to to get to your parents or get around to your sisters the closer we are now fighting it the better we are two months after putting her flat on the market Barbara found a buyer willing to pay the three hundred and seventy five thousand pounds asking price she's made a big profit but will it be enough to buy the house in Hackney she wants high house prices mean those trying to get onto the property ladder face the biggest challenge the average deposit needed by first-time buyer in the UK is now twenty five thousand pounds [Music] I'm Heidi since getting married in April first-time buyer Dion has been living at her mother's house in South London Ross and I were renting together and we were spending a lot of money on rent and bills and we knew that we would need to save some money for a deposit for our first place and we just never would have been able to do that with what we earn and what we were paying out so mum suggested that we come and live here and save money for the deposit the high cost of housing means there are now more than three million people aged between 20 and 34 living at home with their parents a big house price growth in London has really brought into focus the difference between their haves those who've been able to access homeownership and have-nots those people who haven't and that means that there is a big generational divide between at one end the over 65s and at the other end the under 35s Dion's mother Deniz has been a widow for 20 years she'd always hoped this house would provide a home for her children where mum lives you've always got a home there so even though they lived away they all had the keys they didn't have to ring the bell to come in this was all wherever I lived it was always our home and that's something that's really really important to me but as house prices continue to rise Deniz is realizing her daughter may need even more help than she thought seeing the prices of property they never been into descending so it's something I'm thinking about trying to find a way to help first-time buyers like Dion are struggling because they have to compete with a growing phenomenon Britain's 1.2 million buy to let landlords what you want to do and gets us off play old park library Amanda Staton is one of a new breed of part-time property investors when she's not looking after her two children she's buying up houses in West London I always wanted to work for me staying at home five days a week was not really an option but equally working five days a week was not an option so we needed to find something that would work for us Amanda's search for a family-friendly job led her to a franchise business show and an unexpected solution we went along no particular thoughts in mind just to see what kind of any franchise opportunities there might be from nurseries to McDonald and the one that caught our eye was about investment in property generating a much better income than standard buy-to-let it has worked out to be the perfect vehicle for our family's lifestyle amanda joined a business network of 200 buy-to-let entrepreneurs originally when I bought the house it was the three bed house and all of this downstairs as is all open plan so while we still kept quite a big lounge area in dining in kitchen area we've also created three bedrooms by buying family houses and adding more bedrooms Amanda maximizes the rental returns she receives it's a way of tapping into the huge demand for private renting in Britain the private rented sector is growing and growing very significantly over a five year period is likely to be in excess of a million households coming into the private rented sector now that growth in the private rented sector provides opportunities for investors to become private landlords and to make a return based on the rental income which they receive and in the capital growth which they get from an appreciating asset since buying this house two years ago Amanda has added three more to her property portfolio but London's inflated prices are making things harder for investors we probably need to just take a step back and have a look with regards to the house market in London because it has risen so steeply over the last 18 months we'll continue to look for potential opportunities in London but maybe expand our horizons - maybe the north of England where the money that we have will be able to go a little bit further in Hackney Barbara Quay Balfour has found a buyer for her flat she and her husband Freddie are searching for a new home but they've received a major blow my husband lost his job so that just added more pressure to everybody in the house because there's no way of us getting any money to pay the mortgage to pay the bills that we had to pay there just wasn't the money no more money coming in with the lack of money coming in Barbara and her husband have been unable to keep up their mortgage payments they were in a risk and they were going through a process where they were gonna be taken to court and maybe be repossessed as well my advice was to sell now pay your arrears and at least then they're safe Barbara's plan was to sell and buy a place at the same time now under severe financial pressure she's been forced to sell her flat before she's found a new home today she and her family are moving out of her flat and into short-term rented accommodation it's making me quite sad to actually leave this place so - not me these packing let's just do my his into ricotta nice it's just so much Barbara and her family are moving 10 miles away to South London it's said I've lived here all my life I have to be a half they move in order to keep a roof over my children's head my family's heads with her work and daughter schools still in Hackney Barbara will have to travel back every day but there's an even bigger concern by selling up before she's bought a new home she risks not being able to keep up with Hackney's rocketing house prices prices are still increasing so there's risk that if they are going to continue to increase us up to a rapid pace Barbara won't be able to keep up with that it just means that we wouldn't get what we wanted because we wouldn't have the money now because we've actually sold this nails and the BI is moving in and so we have to have the keys in to them London is now a global property market 75% of all newly built homes in central London abort by foreign buyers the average cost of a home in the center of the capital is now a record 1.6 million pounds foreign investors with a smaller budget are turning to experts for help c-chief assay deals with Chinese buyers who want to invest in property traditionally Chinese people like to invest in properties compared to stock market or gold or somewhere commodity it is something we can see and touch is very unique people usually come with a minimum budget of 1/2 million and they can go up to up to 2 million with traditionally what people would invest today see key is meeting to investors who want to buy a newly built flats they're looking at a development in Greenwich six miles from the centre of London a very important point is the price hasn't gone as high as the West because in the west of London you're looking about minimum 1/2 million to get one been working Greenwich we'll call it upcoming area I think for the past two years the price has gone up for almost about 30% which means you won't continue going higher and higher there's absolutely no doubt that the increase in overseas demand an investment demand is having massive knock-on effects in terms of affordability and what this means is that it's become increasingly unaffordable for large numbers of people ordinary Londoners within the city who's seen their chance of buying basically evaporate [Music] [Music] they start watching accounts I think I do fish on the boo Yong Jie the father should change to go d12 not transient your son haha nope why should you mention booyah do you mean to O'Connor wolf johanna being injured on kenya city Kirkenes a new girl come on Candice road to arena do you think um bajo don't linger between them these two investors already own for properties in London and they're interested in buying up some more did you know what he might it's a good thing for them it was just sheer oh you see there is the young worker little guys you always about watching the professor and our city the county and our higher circuit if I see the - eh you seeing how that she said it was too late so the pitcher she want idea so you know what will trigger the home I assume in this place is quite easier to learn the out quite easy for the transportation and if the property value goes up properly I was saying probably after two years or three years and Sarah doll again this mark is coming over the years the market will filter out the people who can't afford it and keep people who can afford here it's shame to see a lots of traditional lenders actually moving outside the London but then is not the only place happening a phenomenal there there other cities already happened so he's just learn days one of those city that everyone likes put it that way [Music] after searching for three months first time by a Dion has finally found a flat its in Abbeywood in southeast London 17 miles away from her mother's home when I went to do this place my for actually I want to live here I want this place I want to do it up I want to be really nice I wanted to be here for a while I was kind of picturing I was gonna put the Christmas tree and I just kind of want to hurry up the process so I can just I can just say it's mine so we really like Abbey Wood as an area and there's lot of green spaces as well like the Abbey wood itself it's called a V woods isn't actually a be there okay Dion has made an offer to buy the flat which has been accepted but she still hasn't got enough to secure the sale so we were kind of working out with the price that it was accepted and kind of moving costs we're kind of working out how much we would actually need in total and it's a lot and with our with us with what we have in our savings we were we can't cover everything if you helped us out with the deposit then we would have just enough for everything else of the fees the solicitors fees the stamp duty yeah the mortgage feed um prepared and willing to sell the house I don't need to be here by myself I don't need all this space so I want you to go ahead across the country 2/3 of first-time buyers now rely on financial help from family members to get onto the property ladder [Music] Barbara Quay Balfour is staying in temporary accommodation in South London much of her life including her job as a teaching assistant remains 10 miles away in Hackney I haven't told them at work so they don't know that I've actually moved in so they don't know what I'm actually going for every morning to get to work Barbara's daily commute involves a ferry and several buses a journey that can take up to two hours while she searches for a permanent home Barbara and her family are living out of boxes so this is the living area and I've got all my boxes down this end and then the owners the party is belonging so then listen I'm trying not to take anything care of her that I don't need so I've taken out what I can the rest are just stay in there but as house prices continue to rise Barbara is facing the prospect of moving even further away from the place where she spent her whole life Oh see it hurts because you think gosh maybe if I've done it sooner then I wouldn't I would have still been able to get something in Hackney but because of how it is and how the prices have gone up so much that you know I'm you having to move out of my comfort zone which is like being in London being near to my parents look at the toll look at Webb's Olympic Stadium these means more to you to your left I still can't see Hackney so it looks like there's an ocean there [Music] like thousands of other parents Deniz is selling her home and downsizing to help her daughter by her first flat it means moving out of London and away from her network of friends including Sue it's a big sacrifice I have to say because I'm I'm lived in London all my life and you know I suppose in a way I thought and always sort of stayin London because I'm thinking of moving out of London I have yeah because I can't sell it and buy something in London I mean I do love my house I like living in Aubrey I mean we have a good friendship no matter where you go it's on your drive away as an heir and we'll still need happens but I will miss you I don't know how I'll feel when the day come you don't mean that it's getting closer to it in London the average cost of a home is now more than half a million pounds something that has consequences all around the country if you look at the housing market across the UK what happens in London usually happens a little bit later down the line across the rest of the country and we all are familiar with the ripple effect in terms of house prices and that really has gained some hold in the last 12 months in particular across the rest of the country Steve bolt is one of the beneficiaries of the house price boom he owns a buy-to-let empire worth 6 million pounds now he advises other landlords how to profit from property since I built my own portfolio and I've started mentoring and teaching other people we've got pilots nurses lawyers so people from a real wide variety of backgrounds bought over a hundred and seventy-five million pounds worth of property in over a hundred town cities and London boroughs over the last seven years with London prices at an all-time high Steve is heading north to Leeds Leeds is very similar to places like Liverpool and Manchester Newcastle Birmingham their vibrant growing cities with lots of people that want to rent property but the capital values the purchase prices are lower a lot lower than London one of Steve's 200 clients is Amanda who has four rental properties in London here in Leeds prices have risen 13% over the last year Steve's taking Amanda to see a house two miles west of the city centre thank you this 4-bedroom home is on the market for 235 thousand pounds half the price of a similar property in London to maximise the rental return they want to know if their space to carve out two extra bedrooms but now this is the room I think you could turn quite nicely into into a fifth room it's a fantastic room you know as a double very rare to have an outlet like that I wouldn't overlooking the river so here we have the the main bedroom but I don't think because of the way the stairs are on the way it situated you'd struggle to get to yeah with the ceiling - yeah that doesn't you'd give two rooms out of this looks like it's in quite good condition office because it's quite new my big concern immediately would be parking the parking in newer build developments tends to be more limited we want to make sure there's enough parking for for tenants they're actually gonna be renting the property the next house is in Headingley close to the university it's being sold for three hundred and ninety five thousand pounds and already has eight bedrooms nice big house yeah very good construction good bathroom good sized bedrooms absolutely ain't disadvantages it's in an area there's a lot of shooting properties whether professionals would want to live in an area it's dominated by student houses is is really a question mark okay don't think it's necessarily an area that would be suitable for the type of thing we're working to do yeah so I think from what I've seen today the houses we viewed were relatively expensive in some cases you can even almost get some two houses up here for what you'll be buying and the equivalent in London for Amanda the time is ripe to start investing outside the capital London seems to be slowing down but it's still very expensive to buy so I think my money can go much further in a northern city whether it be Leeds Liverpool Darby so I'm definitely going to spend a lot more time doing a lot more research and a few more field trips I think structural change which are seeing in the housing market in London that increase in private renting the opportunities which there are for investors is replicated and increasingly will be replicated in other major urban areas the likes of Manchester Birmingham Bristol where prospects for house price growth are perhaps even better than they are in London because of what's already happened in London and that will undoubtedly attract investments in Dresden Barbara Quay Balfour has been searching for a new home near Hackney in East London after months of frustration she's finally bought a house seems so quiet around here hope I will get used to it I hope the whole family will get used to it the house is in Dagenham 11 miles from Hackney and on the outskirts of London this is my new home and this is my front and then my kitchen obviously those boxes still all over the place it does look like I'm you know well winds been through here but I'm getting there how do you feel living in this part of London I've never been this far away from the rest of my family I mean my parents are in there in East London I'm thinking haven't got to get to see them so I think the distant why's is is a problem for me at the moment as house prices rise residents aren't the only ones struggling businesses are also losing out bianca Kozlowski runs a company helping deaf people find employment she works in one of the offices in this building in Islington North London I like being in this office because there's a full of his environment which is great next door there's space for training sessions clubs and events and it was perfect for me and my business but this is Bianca's last day in the office she's moving out because her lease has been terminated and these offices are being converted into flats [Music] it's been really stressful the most difficult thing was the financial implications because deposits are high in London I can't ask to borrow money to move because if I borrow money how do I pay that back now Bianca and her colleagues are moving into a new office I feel that it's a lot smaller compared to the old space more restrictive I can't afford to pay any more I need to get myself settled in and then look to see if I can afford to facilitate clubs and training sessions elsewhere so that means I have to pay double rent unfortunately for Bianca this isn't the first time she's had to find a new home for her business last year she was based in another office block a mile up the road she was told to leave and the building was then sold to developers now it's been turned into 39 apartments we've got some studio fax that started on the market about 250,000 and then we had some one-bedroom flats and the two-bedroom flats which are the most expensive which were on the market at four hundred ninety five thousand well the properties are open plan with the kitchen and living room so sharing the room all the bedrooms are pre-wired for data so with today's modern people we've got all the gadgets you want in all the rooms you want over the last two years 17,000 square meters of office base have been turned into flats in this part of London Bianca hopes this move will be her last it's been really stressful I've got no patience at the moment and there are so many things going on now but I just have to get on with it get through this hopefully finally we have the office we can stay in I've taken a few steps back and hopefully start to move forward from this point [Music] back in South London tonie's is still trying to sell her home to help her daughter Dion buy her first flat but so far she's received no offers so she's taken a radical decision I've decided that I'm just gonna remor get a house to UM to help her because I think that's just that's the quickest for now and because the risk the selling is just taking too long it is a little bit scary it is but I I don't I won't let that stop me because I see the joy in Dion's face of having her own own in her own place you know I just have to let go and just do it over the last year people over 55 have withdrawn a record 1 billion pounds of equity from their homes by remortgaging her house deniz will be able to give Dion the deposit for her flood now that the the figures not the same as what I thought it was I presume the repayment will be change right she plans to use the rest of the money to buy a smaller house outside London but Deniz still needs to sell her home to pay off the large debt she's taken on I would have preferred to have sold and don't have to deal with the mortgage and all that but I mean you know I'm there's nothing I can do that's I just have to get on their own hmm I don't want to worry them because they don't want me to worry I don't want them to think that they being a burden to me because they're not being a burden to me they are my life they've I live for my family for Deniz high house prices have had huge consequences for her life and those of her children one of the big structural changes that we've seen in the housing market post credit crunch is the need for one generation to help have the other generation in both getting on the housing ladder are moving up the housing ladder people who have a very small remaining mortgage who are much older will be selling up downsizing releasing some of the wealth they have in their house just to get their children or their grandchildren foot on the housing ladder as prices rise across the rest of the country the impact will affect millions if we don't tackle the housing crisis and we don't tackle it with urgency and intent I think we're going to continue to see major impacts for certain groups for younger people it's gonna mean more money spent on rent and as a result less money to spend on other things we're going to see more examples of parents and grandparents releasing wealth from their own housing that's going to affect parents and grandparents ability to pay for their care in old age the big worry is this housing crisis will be the drag on economic growth now and into the future in London the overheated property market may be cooling but prices are still going up million 535 1 million 541 million five hundred and fifty-one thousand pounds you're finished in the right location competition for property is as fierce as ever say no o a short bit of the back sir 1 million two hundred and fifty thousand pounds agrees but will anyone buy a house that's only six feet wide laughs Cece is accommodation on two floors and is also a roof finis what's that sir 245 it's over here in at 245 thousand pounds before be six anywhere forty five thousand pounds and for the first time on this afternoon sorry a lot at 16 today failed to reach his reserve price on the day and we're talking to interested parties were the view to selling it after auction [Music] here in London it seems there are limits to how far buyers are prepared to go [Music]

Channel: BBC Documentary

Views: 282,849

Rating: 4.8000827 out of 5

Keywords: bbc documentary, documentary bbc, bbc, british property boom, housing, london, london housing, british housing, houses, location, property, real life stories, documentaries, great britain, house prices

Id: WAaJGMFUS0Q

Length: 45min 10sec (2710 seconds)

Published: Thu Nov 07 2019

Reddit Comments

[u/moto123456789]

Thanks for sharing OP, the showroom scene reminds me of the old clip of people looking at plans for levittown. Any idea whether people in the UK consider housing to be an asset they will make money off of? Im not fully through the documentary.

[u/99-66]

thanks for posting