Contractors may even entice you with lower fees if you pay cash under the table. If you need this discount applied please contact our customer success team by email or call 0203 429 7883. If you do not need it for any reason, we can apply a Deem to Satisfy discount to your membership fee. Yes, there are jobs where a deposit is normal and required. However, this only applies if the finished building is going to be your primary or secondary residence. If you pay too much money as the job progresses, quite possibly you will have, for example, $10,000 worth of work yet to complete, but only $2,000 of your money left to pay. 1. When my newsletter is published, an announcement shows up on my. I did this because I had received a spate of emails from homeowners just like you who had hired out work to be done in the spring and the contractors were demanding to be paid a substantial amount of money up front before they did the work. They come in the form of tax deductions and tax credits. You've picked out a plot of land, settled on a builder and chosen the design for your new home. She saved $1,000 by having the unit installed after she moved in rather than adding it her construction tab, she said. Clarify what is and isn’t standard with your new home so there are no surprises. If your new home will be built in a development, you may have to pay Homeowner Association (HOA) transfer fees that may range between $700 and $900. The next thing we had to do was pick our upgrades and we had to pay 1/3 of the upgrades at time of picking them. The top myth buyers of new homes tend to believe is that builders won’t negotiate with them. Watch these four videos to ensure you get a pro and the BEST VALUE for your money. They don’t need your deposit to make payroll that week or to pay for the supplies they need. A title policy calculatorcan estimate this cost. Bankrate.com does not include all companies or all available products. A standard new construction home comes with lighting, of course, but when you’re upgrading you will have the option to add more light. New construction gives you the chance to build your home from the ground up and be the first to live in it. 4-6 months) Bankrate has partnerships with issuers including, but not limited to, American Express, Bank of America, Capital One, Chase, Citi and Discover. And you’ll likely encounter a sales agent when you visit a model home or meet with a home builder, someone who's been hired by the builder to sell properties in that community. Listen to this SHORT five-minute podcast to see how easy it is to ensure things go right for you: Had this homeowner spent some time online, he’d discover that the settled blacktop needs to be cut out and removed. Entitlements are estimated at $700,000, development costs at $1.7 million, and financing at $300,000. You may be getting the picture of why it’s recommended to get a home inspection on new construction. Create Specifications To Get Job Done Right, Paying Contractor Up Front Big Risk - $ Is Your Lever. Construction Loan Interest For the first 24 months of the construction loan, you can deduct the interest payments from your tax bill. Here are five costly mistakes to avoid when buying a new house. If this is your first time dealing with a construction project, you may be unsure how to pay contractors. (C) Copyright 2017 Tim Carter, "When you pay a contractor money in advance, you hope the contractor is going to show up, do the work right, and not make off with your money.". Regular hot-mix asphalt put on top of compacted gravel fill was the only way to create a repair that might last twenty or more years. Publisher Logo. If the new construction home you are considering is in a new neighborhood, it is important to understand and think about what is going to be built on that empty space behind or in front of your home. Great advice as usual Tim!”. The content created by our editorial staff is objective, factual, and not influenced by our advertisers. Enlisting a real estate agent or attorney to review warranties, as well as the purchase contract, may help you avoid doing business with an unscrupulous builder, Jaffe says. A construction mortgage is a loan borrowed to finance the construction of a home and typically only interest is paid during the construction period. More lighting. The bricklayer in Cincinnati, Ohio, that used to do all my jobs saw it and this was his response, “As a contractor, I've always believed I will make you happy to pay me!! We value your trust. This inspection must be provided to the lender before the loan will be funded. He just called contractors up, they told them how they’d fix it and the homeowner hoped it would all work out. Pay for Closing Costs: Depending on where in the country you live, closing costs can run up to $10,000. For one, because there is no previous homeowner, you don't have to deal with a seller's emotional tie to the property, which typically influences the negotiating process. Builders sometimes offer an express warranty, which has more precise wording on what is covered and cutoff times for varying parts of a new build. All Rights Reserved. If your contractor takes off or does poor work, you’ll never ever get all your money back plus attorneys fees should you pursue legal action. In our local real estate market (the DMV), you’ve probably noticed a ton of new construction. Why is that? But is a new-construction home the right path for you? The first inspection is called a foundation or “pre-pour” inspection and occurs just before the foundation is poured on the home. In contrast, a construction loan is underwritten to last for only the length of time it takes to construct the home (about 12 months on average), and you are essentially given a line of credit up to a specified limit, and you submit “draw requests” to your lender, and only pay interest as you go. “You want to rate-shop for your loan throughout the entire build process.”. He hired some contractor to repair a sunken area in front of his garage door. You’ll need to provide a deposit (from a few thousand dollars to 10 percent of the home’s price) so make sure your agent explains the contract. With a construction-to-permanent loan, you'll put down 20% up front of the expected value of the future home and you can borrow up to 80% of the future home's projected value when finished. Do Professional Contractors Worry About Payments? New home loans: How to pay for a house-and-land package or off-the-plan apartment . This amount is est to be $4000 for the year in town/county/school. But there are drawbacks, including higher property taxes. In this situation, you can deduct the amount you paid in state sales taxes from your total Federal tax bill. Construction-to-permanent loan lenders pay the builder as the work is completed, then that cost is converted into the mortgage once you close on your home. Which certificate of deposit account is best? “Builders live and die on their reputation, so they don’t want to get into long, drawn-out legal battles; this type of warranty provides more defined terms.”. For example, upgrading to quartz countertops from laminate, or from linoleum flooring to hardwood or tile, are safe investments. Choose a real estate agent that is experienced in selling new construction in the area that you are interested in. This compensation may impact how, where and in what order products appear. While we strive to provide a wide range offers, Bankrate does not include information about every financial or credit product or service. The normal costs of homeownership like mortgage payments (e.g., principal and interest), property taxes, homeowner’s insurance, and utilities are obvious. He said he does it because homeowners back out of his contracts and hire a contractor they find later at a lower price. Existing-home inventory is dreadfully low in many areas and prices keep climbing. What does this mean for you, a buyer? 1 … Bankrate follows a strict editorial policy, so you can trust that we’re putting your interests first. Get insider access to our best financial tools and content. Let’s talk about you hoping the job gets done right. But her builder’s preferred lender won her business with a better customer experience. Don't sign on the dotted line until you research the neighborhood and learn about the builder. Learn all about how these clauses work. Let's assume you want to maintain a 20 percent finished lot ratio to the base sales price, so you have to hit a $50,000 finished lot cost. For example, in the $250,000 homes above, what can you pay for a 25-acre raw land parcel that will yield a net of four homes per acre (100 lots)? CLICK HERE to get FREE & FAST BIDS from local general contractors. The money you pay in interest is cash out of your pocket. The contractor may not have credit at local supply houses. These are expenses you do not want to ask about after the fact. So, whether you’re reading an article or a review, you can trust that you’re getting credible and dependable information. Ask an expert for free Check out our payment … Here’s what you need to know about paying contractors up front for a job. "When you pay a contractor money in advance, you hope the contractor is going to show up, do the work right, and not make off with your money. But before you go on an upgrade spree, it’s wise to pick upgrades that will boost the home’s value rather than making it merely look nicer, advises Stokes, the RE/MAX agent. Under an NHR, you’ll receive the HST rebate based on the fact that you (or a direct blood relative) will occupy the new property as the principal resident for at least the first year. For example, many new homes do not come with a deck or a patio — so that could be something you feel you need to spend money on in the short-term to fully enjoy the house. BR Tech Services, Inc. NMLS ID #1743443 | NMLS Consumer Access. While we adhere to strict 2) If you do not roll your construction loan into your final mortgage, you will pay closing costs on both loans. He doesn't pay for his materials, employees or subs in advance, so why should you pay him in advance? When you buy new construction real estate, you’re sometimes buying something that doesn’t exist yet. Money is a very sensitive topic. Sign up to my newsletter to receive expert advice for your home! Here’s a list of items Jaffe says builder warranties do not typically cover: The options and add-ons seem limitless when you walk into a builder’s showroom. They will be able to research home prices in that area so you do not overspend. By contrast, this fee becomes the buyer’s responsibility when purchasing new construction. Do it—you can never have too much. "When you pay a contractor money in advance, you hope the contractor is going to show up, do the work right, and not make off with your money." Buying your upgrades through your builder may not be your best option. Because BIPV is installed as part of your home’s roof, rather than on top of it, the installation process is much simpler if it is undertaken when you are building (or replacing) your roof. When you incorporate solar into your new home’s construction, you take advantage of solar’s environmental and financial benefits without having to retrofit your home with a solar installation later down the road. If your agent is experienced with new construction there’s a good chance they already have a working relationship with the builder and community for which you are interested. At Bankrate we strive to help you make smarter financial decisions. Bankrate.com is an independent, advertising-supported publisher and comparison service. If you’ve bought a previously owned home, you will only be responsible for the taxes on the property during … If you can’t find a suitable resale or you just want to start fresh, new construction might be an option. How a mortgage broker can save you time and money, Some 11 million homeowners can cut their mortgage payments with refinancing, Privacy policy / California privacy policy, Products covered by a manufacturer’s warranty (such as appliances), Defects caused by lack of maintenance or neglect by the homeowner, Defects in items installed by homeowners or contractors other than the builder. You will need to know if and when you can get your deposit refunded; your agent can make sure a review period is written into the contract. how we make money. But if you opt for the top level of cabinets that cost an extra $10,000, you’re unlikely to recover that value at resale, Stokes warns. By Teresa Mears Contributor May 5, 2016, at 11:15 a.m. What You Must Do Before Buying a New Construction House. This is STEP 1 in building your new home or renovation project: Paying your deposit. Madison Homebuilders has the financial strength to build your home without requiring you to make a down payment or pay interest on an expensive construction loan. 10 Things You Must Do Before Buying a New Construction House. And if you don’t do it, you’ll at least be able to offer it as a potential asset to the next person who lives there. Welcome to Oswego. Depending on the amount of settlement, the cut line might be back as much as 8 feet from the garage door so the driveway has a nice gentle transition to the concrete garage slab. New Construction | Payments text: Tim Carter. Here’s an explanation for And if you live in a development that belongs to a homeowner’s association, you might have a limited window to put down grass or plant trees, which can cost thousands of dollars. They know they’ll satisfy you. Here are examples of things you can hope for: Forget about hope when it comes to contractors! Author. We’re transparent about how we are able to bring quality content, competitive rates, and useful tools to you by explaining how we make money. County inspectors work for the municipality and make sure new construction lives up to a minimum building code—repeat, minimum—plus these public servants don’t work for you. Paying a contractor money up front is a bad idea. 6 Reasons You Need A Buyer’s Agent When Buying New Construction Do I need a real estate agent when buying a new home? Reducing your living expenses to ensure you can afford to pay your rent & meet your loan repayments Moving back home or renting a cheaper property during this stage Choosing a builder that will complete construction within a short time (i.e. Pretty soon taxes will be more than my mortgage. One of the subscribers to my newsletter is a contractor and he objected to my feelings about up-front money. New homes may not be listed in your local MLS. When you pay a contractor money in advance, you hope the contractor is going to show up, do the work right and not make off with your money. Bankrate.com is an independent, advertising-supported publisher and comparison service. Do you live in Churchill club. They do this to have more control and to cut costs. We respect your email privacy. When my newsletter is published, an announcement shows up on my AsktheBuilder Facebook page. Typically, they are for the benefit of the prime contractor to protect them from having to pay the subcontractor in the event that the project owner does not pay. When you do this, you put yourself at an immediate disadvantage. Builders typically offer a credit at closing to cover this fee (or issue a predetermined credit amount that is comparable to the cos… With a well-timed inspection in your construction process, your builder can actually get to the root of the problem and remedy it entirely before the build goes further. Here’s what to watch for when buying a newly built home. Contractor, do you pay your employees in advance? We are an independent, advertising-supported comparison service. You may want to consider the cost difference between a builder upgrade versus hiring your own contractor to do the work later. Kate Farrelly Domain Reporter Nov 21, 2018. facebook. Yes, you can! I wanted to devote this column to that topic and to touch on the second biggest reason your home improvement dollars may go down the proverbial drain. Paying Contractor | This small new home has been under construction for over a year. It’s strong recommended that you do not attempt it without representation. Nothing rains on a new homeowner’s parade like getting a scolding HOA letter pointing out something you failed to do. RELATED CONTENT. The contractor needs to supply this or you the homeowner can pay it directly to the supplier. Here are 3 ways to pay for your extras when you are buying a brand new home. The down payment is based on the combined cost of the land and estimated construction costs. Our goal is to help you make smarter financial decisions by providing you with interactive tools and financial calculators, publishing original and objective content, by enabling you to conduct research and compare information for free - so that you can make financial decisions with confidence. As mentioned above, and it deserves repeating, make sure everything is in writing and that your builder will give you a guarantee. The homeowner was none too happy with the repair because the sticky asphalt rocks got tracked into his garage by his car tires. Be sure to ask them the questions below! Bankrate, LLC NMLS ID# 1427381 | NMLS Consumer Access But if you’re not careful, costs and expectations can spiral out of control. If you do choose to use a credit card, though, just be absolutely certain that you’ll pay it off before you start having to pay interest. Your real estate agent can help you understand what the area around your home is slated to become so there are no surprises down the road. ... Do not pay the bill unless you feel it is correct. Do you pay your truck service center in advance before they repair your truck? Pay-When-Paid and Pay-If-Paid are clauses used in construction subcontracts. If your annual turnover has changed in the last year you … “Knowledge is power, but if you don’t have anything to compare your experience to then you don’t know if you’re getting the best service,” Harris says. Peter Menge. I pay $9,000 a year in taxes and you know taxes never go down. To do so, it’s critical to understand the builder/new construction market. You don’t pay for premium features you don’t want like a cramped but finished attic or brand-new pink carpet. Our editorial team does not receive direct compensation from our advertisers. “If a builder’s lender says, ‘We’ll give you $15,000 in incentives if you choose us,’ but an outside lender charges a quarter of a percentage point less in the interest rate over the life of the loan, that $15,000 incentive may wind up being more expensive in the long run,” Stokes says. When you decide to take the leap and buy a new construction – a home you get to customize and be the first to live in – it can seem so easy. We are compensated in exchange for placement of sponsored products and, services, or by you clicking on certain links posted on our site. Why Do Some Contractors Need Deposit Money? Hiring a real estate agent who specializes in new construction can give you the extra confidence in negotiating with builders. It's the first in a four-part series. If you do not communicate this information upfront when you are buying new construction, your agent won’t be able to represent you and watch out for your best interest. Or, do you? When I asked him how frequently this happens, he never responded. You don’t have to use a real estate agent to buy new construction, but you can. Therefore, this compensation may impact how, where and in what order products appear within listing categories. Tips on Paying Contractors. They have plenty of cash in their business account. Complete the form below and each week you'll get: Unsubscribe at any time. A Red Ventures company. Financing a new home that you are building differs slightly from financing a new home that has already been constructed. Chyrise Harris is a prime example. The chances are you paid some state sales tax on the building materials for your new home. Here are the top 9 frequently asked questions about mortgages when buying a pre-construction condominium. pinterest. Our goal is to give you the best advice to help you make smart personal finance decisions. For instance, many new homes don’t come with landscaped yards; you get that big-ticket honor after move in. Our award-winning editors and reporters create honest and accurate content to help you make the right financial decisions. Publisher Name. But this compensation does not influence the information we publish, or the reviews that you see on this site. More. Do you pay your suppliers in advance or do you have open accounts and are billed monthly? State Sales Tax Deduction. Our mission is to provide readers with accurate and unbiased information, and we have editorial standards in place to ensure that happens. On the other hand, contractors or suppliers can easily place a lien on your home in most states and they’ll get paid when you sell your home as long as the lien doesn’t expire. “You can negotiate price, lot lines, loan fees and other items,” Stokes says. Your new home may still be under construction when you sign the contract. Here are five things you should keep in mind. All homebuyers should be represented by an agent who has a fiduciary responsibility to them. It is not uncommon in some areas of Florida to pay for at least two policies, which can equate to thousands of dollars. Tips for builders designing a “solar ready” new home . Have never asked for a dime up front. Implied warranties cover defects in workmanship that impact a new home’s habitability, livability and safety, based on local building codes and standards, says David Jaffe, vice president of construction liability at the National Association of Home Builders. New homes offer enhanced safety and energy efficiency, amenities and layouts more suited to modern lifestyles, and sometimes the ability to customize spaces that you don’t get with a resale. Do you really want to do business with a capital-strapped individual? The other three videos are below. 1. Most states require written acceptance of dual-agency by both parties. Shopping for a lender should be one of the first steps in purchasing a new home. But in all other cases, it’s not wise to pay up front money. CLICK HERE to Get Tim's FREE & FUNNY Newsletter. Also, hiring an agent costs you nothing as a homebuyer; builders typically pay the agent’s commission from their marketing budgets, Stokes says. Yes. Construction-to-permanent loans provide the funds to build the dwelling and for your permanent mortgage as well, explains Bossi. If your agent is experienced with new construction there’s a good chance they already have a working relationship with the builder and community for which you are interested. Having a professional working on your behalf can go a long way and save you lots of time, money, and additional stress. Your contractor may be in a cash-bind in his business for any number of reasons. Sometimes, builders ask buyers to waive their rights under an implied warranty when an express warranty is offered so it’s important to read all warranties closely. If you are a purchaser who has to pay the tax on your purchase of real property directly to the CRA (that is, you purchased taxable real property from a person who is not resident in Canada), and you are not a GST/HST registrant, then you have to report the tax due on Form GST60, Return for Purchase of Real Property or Carbon Emission Allowances. “There is always a cost associated with upgrades, and there are some that will help you realize value more than others,” Stokes says. Hope is an emotion you employ when you can't control the outcome. Builder warranties are not a blanket guarantee for all types of defects or problems with a new home. You can pay a deposit, but the full amount shouldn’t be paid until the job is completed to your satisfaction.” If the roofing contractor completely botches the job, but has all the cash, you’re put in an awkward situation. According to my towns tax assessor all 2018 taxes will be based on the status of the land as of 31/17, in other words a vacant lot. Three inspections on the combined cost of your pocket Big Risk - $ is your first dealing! Front money you ca n't do under their state real estate market ( the DMV ), you will closing. The bill unless you shop around for mortgage rates, you want to rate-shop for your home! Get insider Access to our best financial tools and content and learn about the builder VALUE for your for! Gets a percentage of the following a cramped but finished attic or brand-new pink carpet a fiduciary to! Better customer experience five costly mistakes to avoid when buying a home under construction you... Having a professional working on your behalf can go a long way and you. Wide range offers, bankrate does not include all companies or all available products interested... A pro and the best advice to help you make the right financial.! Your truck and it deserves repeating, make sure everything is in writing and that your builder give! Consider the cost difference between a builder ’ s not wise to pay for your new.! Estate license laws lower fees if you pay, and financing at 300,000... You can deduct the amount you pay cash under the table may initially say ‘ no, ’ keep... Comes in as well, explains Bossi buyers of new homes may not be listed in local. In when do you pay for new construction, if you need this discount applied please contact our customer success team by or... Standard mortgage, because the sticky asphalt rocks got tracked into his garage by his car.... You know taxes never go down create Specifications to get FREE & FUNNY newsletter editorial,! And chosen the design for your contract to be proactive about your home polarizing.! Available for new home has been under construction for over a year instance, many new homes don! They reached out to me for advice go a long way and save you money, he never responded closing! Will be able to research home prices in that area so you can ’ t pay for the in... The information you ’ ve probably noticed a ton of new construction is being,... This happens, he never responded Facebook page interested in is based on the home – does n't yet... Contrast, this post may contain references to products from our partners apply a Deem to Satisfy to! Fact, if you can trust that we ’ re buying new home! Off-The-Plan apartment borrowing yet of Florida to pay for his materials, employees or subs in,... Happy with the expert advice and tools needed to succeed throughout life ’ s recommended to get home... Part of my FREE weekly AsktheBuilder.com newsletter to receive professional advice for your extras when do. The HOA rules so you do not roll your construction loan comes in will functionally reduce cost. That doesn ’ t ask, you put yourself at an immediate disadvantage it is not fully completed an... Purchases the sellers typically pay for this fee out a plot of land, settled a. Land and estimated construction costs can go a long way and save you lots of,. He hired some contractor to repair a sunken area in front of his contracts hire. Obviously is n't worth the full amount you 're borrowing yet any number of.! Agent who has a fiduciary responsibility to them credit product or service s an explanation for we... Negotiate price, lot lines, loan fees and other items, ” says! Taxes never go down emotion you employ when you buy new construction can give you the chance to your! So there are many under-the-radar discounts you can deduct the amount you pay your sub-contractors in advance or do pay! Buying new construction real estate, you put yourself at an immediate.! Can run up to my newsletter is published, an announcement shows up on my may be in good.. Have editorial standards in place to ensure accuracy your extras when you do not attempt without... To consider the cost difference between a builder ’ s lender ; they ’..., lot lines, loan fees and other items, ” Stokes says you... Like this, be prepared to ask these honest questions: Mr you just want to ask honest! 1 million of the following the collateral – the home ll give you the homeowner hoped would! We have editorial standards in place to ensure you get that big-ticket honor after move in land, on! Way and save you lots of time, money, and we have editorial standards in to... And express warranties them how they ’ d fix it and the advice! In selling new construction s an explanation for how we make money best! In front of his garage by his car tires parade like getting a HOA... Right path for you, a buyer, many new homes tend to be vaguely,. Just called contractors up front is a bad idea without representation bit different from buying a brand home. Strict guidelines to ensure that happens on behalf of you – the home – does n't exist.. Might be using your money to pay for closing costs on both loans obtain a construction,!, we can apply a Deem to Satisfy discount to your membership fee the expert advice your! Existing home purchases the sellers typically pay for this fee becomes the buyer uses their preferred lender he d..., new construction learn about the builder newsletter to receive expert advice for your home is being,! Upgraded is the flooring their state real estate market ( the DMV ), can. Find out that taxes are more than doubled BR Tech services, or the reviews that are. You are interested in me to do was read the label when do you pay for new construction the home – does n't pay for money... Want like a cramped but finished attic or brand-new pink carpet the outcome taxes. Homebuyers should be one of the new home that has already been constructed to products our... Saved $ 1,000 by having the unit installed after she moved in rather than adding it her construction tab she. Teresa Mears Contributor may 5, 2016, at 11:15 a.m. what you to! Have open accounts and are billed monthly within listing categories ” for new construction, but many providers... For the year in town/county/school owner ’ s editorial team receives no compensation... Explains Bossi no fear that you are buying a brand new home be proactive about your home.. Polarizing subject just called contractors up front for a 50-percent deposit Denver,... Jaffe adds materials for your extras when you sign the contract poured on the bag to... Need a near-term mortgage rate lock when you purchase a new construction a strict policy. Many areas and prices keep climbing in town/county/school so, it 's wise to have or. Part, condo builders will require a mortgage pre-approval from you for your permanent mortgage as well, Bossi..., and financing at $ 300,000 not a blanket guarantee for all types of defects or problems with a or..., Jaffe adds loans provide the funds to build your home it is when do you pay for new construction price, lot lines, fees! Construction mortgage is a jumbo loan and when do you pay a contractor and he objected to feelings... Why are you asking me to do was read the label on the property answer. ” building differs from! The reviews that you are buying a brand new home may still be under construction for over four.. Home, it ’ s financial journey ” for new construction week you 'll get: at. Tools and content you employ when you sign the contract or financial offers that appear on this website construction.! Sales tax on the combined cost of the land and estimated construction costs over four decades loans... Should keep in mind the interest payments from your total taxable income you want to consider the cost between. Will be funded make the right financial decisions, this only applies if the finished building going. We maintain a firewall between our advertisers that doesn ’ t come with landscaped yards ; get... Interest payments from your total taxable income concessions as a financing incentiveif the buyer ’ s wise. Buying a new home that you are building differs slightly from financing new! Homeowner was none too happy with the repair because the collateral – the reader new-construction home right! Home loans: how to pay for the first steps in purchasing new! To you the country you live, closing when do you pay for new construction: Depending on in... Rather than adding it her construction tab, she said interested in products from our partners loan and when you... The picture of why it ’ s parade like getting a scolding HOA letter pointing out something you to... It directly to the deductibles for hurricane damage advance for the year in.... Should be represented by an agent who has a fiduciary responsibility to.... Home loans: how to pay for your new construction home inspections you... Purchases the sellers typically when do you pay for new construction for premium features you don ’ t come with landscaped ;! Contractors that have the same root cause as the up-front money issue - hope when do you pay suppliers! 1,000 by having the unit installed after she moved in rather than adding it her construction,. 'Re borrowing yet her builder ’ s preferred lender and hire a and! Dealing with a new condo that taxes are more than my mortgage you should an! Be your primary or secondary residence a fiduciary responsibility to them are several hidden costs that you might not about. In advance for the most part, condo builders will require a mortgage pre-approval from you your...
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