Are you the Owner of this Business? ×
BBB® Accredited Business Seal

Are You the Business Owner of Alazan Builders?

If yes, click here to login.

Are you...?

BBB Accredited Business since

BBB Business Reviews may not be reproduced for sales or promotional purposes.

BBB Accreditation

A BBB Accredited Business since

BBB has determined that Alazan Builders meets BBB accreditation standards, which include a commitment to make a good faith effort to resolve any consumer complaints. BBB Accredited Businesses pay a fee for accreditation review/monitoring and for support of BBB services to the public.

BBB accreditation does not mean that the business' products or services have been evaluated or endorsed by BBB, or that BBB has made a determination as to the business' product quality or competency in performing services.

Reason for Rating

BBB rating is based on 13 factors. Get the details about the factors considered.

Factors that raised the rating for Alazan Builders include:

  • Length of time business has been operating
  • Response to 2 complaint(s) filed against business
  • Resolution of complaint(s) filed against business


Customer Complaints Summary Read complaint details

2 complaints closed with BBB in last 3 years | 1 closed in last 12 months
Complaint Type Total Closed Complaints
Advertising/Sales Issues 0
Billing/Collection Issues 0
Delivery Issues 0
Guarantee/Warranty Issues 0
Problems with Product/Service 2
Total Closed Complaints 2

Customer Reviews Summary Read customer reviews

0 Customer Reviews on Alazan Builders
Customer Experience Total Customer Reviews
Positive Experience 0
Neutral Experience 0
Negative Experience 0
Total Customer Reviews 0

Additional Information

top
BBB file opened: June 03, 1999 Business started: 06/03/1999 in TX Business started locally: 06/03/1999 Business incorporated: 01/05/2005 in TX
Type of Entity

Partnership

Business Management
Mr. Lee White, Partner
Contact Information
Principal: Mr. Lee White, Partner
Business Category

Contractors - General Painting Contractors Patio & Deck Builders Patio Design Construction & Remodeling Services Bathroom Remodeling Home Design & Planning Kitchen & Bath - Design & Remodeling Kitchen Remodeling

Alternate Business Names
Alazan Builders, L. P. Lee White Contractor
Industry Tips
Tips for hiring a contractor

Additional Locations

  • 520 S Chaparral St Apt 3

    Corpus Christi, TX 78401 (361) 548-3141 (361) 548-1200 (361) 371-2946

X

What is a BBB Business Review?

We offer free reviews on businesses that include background, licensing, consumer experience and other information such as governmental actions that is known to BBB. These reviews are provided for businesses that are BBB accredited and also for businesses that are not BBB accredited.

X

About BBB Business Review Content & Services:

Some Better Business Bureaus offer additional content & services in BBB Business Reviews.
The additional content & services are typically regional in nature or, in some cases, a new product or service that is being tested prior to a more general release.
Not all enhanced content & services are available at all Better Business Bureaus.

Professional AffiliationsX
X

Types of Complaints Handled by BBB

BBB handles the following types of complaints between businesses and their customers so long as they are not, or have not been, litigated:

  • Advertising or Sales
  • Billing or Collection
  • Problems with Products or Services
  • Delivery
  • Guarantee or Warranty

We do not handle workplace disputes, discrimination claims or claims about the quality of health or legal services.

X

BBB Complaint Process

Your complaint will be forwarded to the business within two business days. The business will be asked to respond within 14 days, and if a response is not received, a second request will be made. You will be notified of the business's response when we receive it (or notified that we received no response). Complaints are usually closed within 30 business days.

X

What is BBB Advertising Review?

BBB promotes truth in advertising by contacting advertisers whose claims conflict with the BBB Code of Advertising. These claims come to our attention from our internal review of advertising, consumer complaints and competitor challenges. BBB asks advertisers to prove their claims, change ads to make offers more clear to consumers, and remove misleading or deceptive statements.

X

What government actions does BBB report on?

BBB reports on known significant government actions involving business' marketplace conduct.

X

Thank you for your feedback!

Help us improve by taking our survey.

X

BBB Reporting Policy

As a matter of policy, BBB does not endorse any product, service or business.

BBB Business Reviews are provided solely to assist you in exercising your own best judgment. Information in this BBB Business Review is believed reliable but not guaranteed as to accuracy.

BBB Business Reviews generally cover a three-year reporting period. BBB Business Reviews are subject to change at any time.

X

Additional Phone Numbers

  • (361) 371-2946(Phone)
  • (361) 548-3141(Phone)
Find a LocationX

  Change Location
Show Only Accredited Locations


Complaint Detail(s)

1/9/2015 Problems with Product/Service | Read Complaint Details
X

Additional Notes

Complaint: I contracted Alazan Builders to remodel my bathroom. *** *** ***** came to my house to evaluate what needed to be done on Oct. with an estimate of 6300.00 On October 4th 2014 via phone call I hired this company for the job. The scope of work was removal of bath/shower combo, repair the walls and float them, move toilet 4 in to the left, tile the shower and floor, and provide a vanity. ** ***** said there would be plastic placed on the door leading to the bathroom to prevent any dust from the construction and he would bring tiles to the house with the colors we had chosen (Earth tones)for approval. On Oct 8, 2014 the work was started by his foreman *****. He removed all the tiles and shower/tub combo as planned. He told my wife he was unable to move the toilet due to the pipes. My wife told him not to proceed because that's what we contracted them to do. He then decided he could move the toilet and did so. Mr. White never came to the house with any tiles. Instead he told my wife to go to home depot and pick some out. "He" preferred to use 12X24in tiles in the shower. We discussed that 12x12in tiles on the floor. His worker Bob replaced the walls and preceded to tile them. It was brought to Bob's attention that the walls were not even and needed to be fixed. The walls to this date are still not level and the tile looks uneven and not very professional. The vanity that was removed was a large one and while Bob was removing it by himself managed to scape up my walls with chips to the paint. The carpet that was put in in July has stains all over it from the stairs to the bathroom. ** ***** attempted to clean these spots with a spot cleaner, which failed. The vanity that was installed is not the vanity approved. The veneer is peeling up on the side and there a gaps in between the drawers and doors, and the doors do not align. The grout that was put in is two different colors. This was all brought to *** ******* attention and his reply to my wife was to find another contractor. I contacted him to try and settle this matter via email at which time I asked for my money back as I paid him 3000.00 at which he replied "your offer is rejected".

Desired Settlement: I want a refund so the work could be done properly.

Business Response:

*** ******* and I entered into a contract for the remodel of an upstairs bathroom as he stated.  Demolition was done as discussed, and toilet flange was relocated as requested by the Customer.  In order to save time on the color selection of tile, I suggested that it would be easier for the Customer's wife to visit Home Depot where she could compare a much wider variety of tile, rather than my trying to guess the shade of earth tones she had in mind.  This was for the Customer's convenience, rather than mine.  Because time was of the essence in completing the project, I ASKED **** ******* (not TOLD) to visit Home Depot, which did not seem to be an issue with her.  The particular tile she selected was a 16"x16", which she believed also came in a 12x24", which it did not.  We cross-referenced the tile color and came up with a matching 12x24, which we had all discussed as being the best option for both the shower walls and the floor, using a stagger brick pattern.

 

The floor tile was installed, and there was no comment, other than positive about the floor tile or workmanship from the Customer.  The rubber shower pan was installed with the drain relocated, and backer board was installed on the walls, though some furring was necessary due to two of the original walls being out of plumb.  We could not allow the shower walls to be out of plumb, which was explained to the Customer, but they kept coming up with "solutions" which simply would not work.  The tile walls and soap dish were installed, and the walls were constantly checked to ensure that they were plumb so that the glass shower door would fit properly.  If there were any misaligned tiles, we would have gladly removed/replaced them.  The central issue for the Customers seemed to be that the tile projected 1/2 to 3/4" beyond the existing crooked sheetrock walls, and there was much discussion about how to treat that visible edge.  We first tried white PVC trim, but neither the Customer nor I liked the way it looked.  I found a piece of brushed nickel "L" channel which I ordered but never had a chance to install due to the Customer terminating our contract.  The shower door was delivered to the jobsite and is currently in the Customer's possession according to shipping records.

 

Regarding the vanity, the Contract called for a 36" vanity with a granite top.  The Customer told us that they wanted a "dark finish", so I sent them a photo of a mahogany-finished vanity for color approval while they were out of town.  The color was approved by text message.  The particular cabinet picture I had sent was a special order requiring 2 week delivery, so we found an almost identical cabinet in style and finish in stock, and installed.  During the installation there was some minor chipping (1/16" to 1/8") at several places along the bottom of the vanity along the side.  This is not unusual, and we use a color-matching wood filler to correct any surface blemishes.  The misalignment of the cabinet doors is corrected by adjusting the hinges, which is always done prior to completion of the work.  Again we were not allowed to do this due to the cancellation of our Contract by the Customer.  Baseboards were installed, the toilet was reset, and the only remaining work was the granite countertop and the installation of the shower door.  Essentially, the project was 80% complete.

 

Regarding the alleged damages to the Customer's carpet, there were minute spots on the stairs which may or may not have been there prior to our beginning work.  The Customer blamed us for the spots, and I could not prove that the spots were not ours, as I had not surveyed the carpet prior to beginning work to see if there were any existing conditions that needed to be brought to the Customer's attention.  We tried a spot remover on a couple of spots identified by the Customer, and although the spots were imperceptible, the Customer was unhappy.  Our solution was to have the carpet cleaned professionally at the completion of the project, but the relationship had soured to the point that we did not have the opportunity to discuss this with the Customer.

 

Regarding payment, we did not require a deposit of any kind, and the first payment of $3000 was made by the Customer at 50% completion.  Since the payment was made without comment, we assumed all work to that point was acceptable.  Upon termination of our Contract, the Customer stated that he would allow us $600 for the demolition, but wanted a refund of $2400 via text messages, to which I responded "your offer is rejected."  My justification for that response was that we had performed all work up to that point, including the delivery of a $1000 shower door to the Customer, and that we were entitled to full compensation for work completed.  However, it was apparent to me that no amount of corrections was going to make this particular Customer happy, and that the easiest solution was simply to part ways without seeking compensation for work completed or filing a lien against their property.  Although the Customer technically owes us an additional $2040 as a conservative estimate for work completed, we make no further financial demands on the Customer. 

 

In conclusion, I am attaching a link to our Website.  Of particular relevance is the feedback provided by Architect ***** ****** regarding our workmanship.  The same foreman oversaw this work as well.  http://www.contractorcorpuschristi.com/?     Our company policy has always been do everything possible to make sure that the Customer is satisfied with the product before we leave.   This is one instance where the Customer made this impossible.

Consumer Response: Complaint: ********

I am rejecting this response because:
*** ***** is correct that we entered into a contract for an
upstairs bathroom remodel. The toilet was moved as stated before. *** *****
however told me that he would bring tile selections to the house to pick from
and he showed up empty handed, that is when he requested that my wife go to
Home Depot and pick out 12” X 24” tiles. After getting help from the kind
people at Home Depot a tile was selected in the 12”X24” that was requested.
Never did we request the size of the tile; *** ***** stated it would look
better if we use those tiles.

The tile floor was installed, and it looked good, other than
the different size gaps between the tiles, but we could live with that. The
rubber shower floor was installed and the drain was relocated, however they
never tested to see if it drains properly as the plumbing was never connected,
it DOES NOT. As for the shower walls being plumb that would be contractor’s job.
They are the ones that removed the shower tub combo and the wall should have
been made plumb with the existing walls. That is not the case. We (my wife and
I) never told *** ***** how to make the walls plumb nor gave him any suggestions
on how this was to be fixed. That’s his job. Some tiles were installed,
incorrectly. There was a ½” difference between the wall the contractor fixed
and the existing wall. The tiles look tilted and not even. We called him and
text him several times about this problem and he had his foreman/worker ***
take the tiles off and put more adhesive under them at one point the tiles were
falling off from the wall, my wife sent him a text with the picture. The shower
tile work is sub standard work with no grout in several parts and uneven at
best.  As far as putting brushed nickel L
channel on, he never mentioned that in a meeting we had with *** ***** Oct 27,
2014, but we would have refused that color because the color of the fixtures were
to be Venetian bronze. His foreman/worker *** returned to the house on Oct. 28th
and put PVC down the sides of the shower, baseboards and tried to put grout in
the tiles, only it was a totally different color, and leaving several tiles un-grouted.
Once we pointed out that we do not want PVC on the shower edge or the veneer
vanity that was peeling and chipped all over, he sent a text to my wife On Oct
28, 2014 stating “It’s fairly obvious that you are not happy with any of the
work done so far”, “I suggest you find another contractor”.  It is clear that he QUIT the job. There is
further proof on **** ** **************s that can be found at *********************************************************************************
that he quit the job.

The vanity is less than attractive. We did not want veneer
wood. The text that *** ***** sent with a picture of the vanity that was approved,
but was not the one put in and not even close in color. Not only was it chipped
it was peeling up on the side, no countertop either. We had a solid oak vanity
in there why would we put a cheap veneer one in to replace it?

The damages to the carpet were not minute spots, *** the
foreman/worker tried first to remove the stains, and it did not work. *** *****
tried to use a spot treatment but it did not work either. His foreman/worker
***** never put any covering on the carpet nor his buckets he used for
cement/adhesive. This was pointed out several times to them especially by the
bathroom door. This brand new carpet was just installed in June. My wife and I
were the only ones living here and rarely went upstairs. Sure it would have
been cleaned had he not QUIT the job. At one point *** even managed to get
cement on my motorcycle that I cleaned off. *** ***** was also informed of
this.

*** ***** was sent an email that he can come pick up all his
supplies including: Shower door, vanity and any other supplies he may have left
here. He has yet to do so. We have hired a new contractor to fix the bathroom.
The tile needs to be pulled out and re-done, as well as the shower bottom due
to it not draining properly and leaving puddles. *** ***** owes us money back
for the sub-standard work that was performed and us having to have the shower
re-done, not to mention the time without the use of the shower.  The tile around the toilet needs to be
repaired because of the tile not being cut properly. *** ***** gives the
impression that there were some time constraints; the only thing we asked is for
it to be done by Thanksgiving, he started Oct. 6th. He attached
feedback from work that was performed for another customer ********* ***** *******
unfortunately this is not the same case here.

We are requesting our money back. We paid *** ***** 3,000.00
on Oct 17th without the work being 50% complete, we trusted
him.  His foreman/worker *** worked only
8 days by the time *** ***** was paid due to my wife’s work schedule. *** *****
was aware of the schedule beforehand. It took *** 4 days to remove the
demolition, 3 days to move the toilet and when he started to tile he showed up
with only 8 tiles. *** would begin his day at about 8-9am and leave at 2-2:30pm most days,
working only weekdays. So for *** ***** to claim that the work was 80% finished
when he QUIT the job is an understatement.

If the BBB needs pictures or texts that were sent we would
gladly submit them.

Thank you,

***** ** *******


Regards,

***** *******

Business Response: Regarding the vanity, nowhere in the contract does it state the material to be used, and most vanities produced today are a veneer, not solid lumber.  Solid lumber is a substantial upgrade in cost.

Regarding any email advising us to pick up the leftover materials and shower door, this email was never received.  The shower door was ordered specifically for the Customer's project and cannot be returned without a restocking charge.

Work completed exceeded the $3000 which the Customer paid, so we reject any claim he makes to the contrary.

Consumer Response: Complaint: ********

I am rejecting this response because: the option of upgrades were never offered or discussed. As far as return of materials I forwarded the entire correspondence with *** ***** to the BBB. I also noted he did not dispute that he was the party who terminated the project.

Regards,

***** *******

11/12/2013 Problems with Product/Service | Read Complaint Details
X

Additional Notes

Complaint: Alazan Builders was contracted to perform a home renovation. The original contract stated that the renovation was to be completed in 4-6 weeks and the total to be billed was $30,625. The start date of the renovation was June 3. AS of Sept 1 the renovations are still not complete. So far we have paid $28,000 and we refuse to pay any more money due to the amount of time that has passed. The contractor is demanding payment and refusing to complete work at this time. We have tried to negotiate a rebate on the contracted price and have the contactor finish the job, but we have been unable to reach an agreement. There has not been any significant work performed in several weeks. Much of the renovation is incomplete or in need of being redone due to poor quality. Both bathrooms and the kitchen are not functional and we are unable to live at our at the present time.

Desired Settlement: We would like for the work to be completed and to receive a discount on the contracted price due to poor quality of work and length of time for the work to be completed.

Business Response: Our original contract for this project was in the amount of $8,975, was signed by the Owner and work began immediately thereafter, with the understanding that completion time would be 45 days.  
The scope of work was changed shortly thereafter to include replacement of all flooring throughout the house with ceramic tile in the amount of $7,000; this would extend the amount of time required for completion.In June the scope of work was changed again at the owner's request to add an additional $14, 650 to the project, doubling the scope of work and, obviously, the timeline.  The additional time required was not discussed; I accept responsibility for not discussing the additional time required with the Owners.  At the time, they had their furniture in storage.  As the end of the project approached, the design of the Master Bath was changed by the Owners from a tub with tile surround to a tiled roman tub, which is a very labor-intensive project; details of how it is supposed to look are still not clear from our standpoint.  There has been discussion back and forth about the actual cost of this additional work, but no progress toward an agreement.

To date the Owners have paid $29,000 toward the total contract of $30,625.  I have offered to complete our original scope of work, 2 change orders and complete any punchlist items where they are not satisfied, and discount the balance of the contract, in the amount of $1,625.  This offer was not acceptable to the Owners, and there has been no further contact with them.  We stopped work on August 25 onthe punchlist items which they had identified.

I understand that the Owners are unhappy with the current state of their home, and the difficulty of negotiating a mutually satisfactory solution.  This is a teachable moment for both of us about the importance of communications between Owner and Contractor.   I made a point to meet weekly with the Owners on the jobsite to discuss progress, changes and other details.  They indicated the stress of staying temporarily with in-laws, but no mention of any payment of liquidated damages was ever discussed until an email last week.  Our company is still willing to complete the punchlist work if we may be allowed to, and the Owners can secure the contractor of their choice to install the redesigned roman tub in the Master Bath.  Financially we believe this is a fair compromise to move this to a satisfactory conclusion.

*** *****
Managing Partner,
Alazan Builders LP
*** ********

Consumer Response: Better Business Bureau:

I have reviewed the response made by the business in reference to complaint ID *******, and find that this resolution is satisfactory to me. We are willing to accept the offer made by Alazan builders. The original items in the contract will all be completed in a timely manner and all unsatisfactory work will be repaired. We no longer will attempt to have a roman style tub installed and would like for the original plan for master bath to be carried out. This includes a garden tub being installed and all wall tiles being provided. We will be more than happy for this matter to be resolved without having any more problems. With that being said......the punch list is as follows:



1. Repair/paint the front door facing
2. Repair paint throughout house (this includes fixing all paint lines and trim work as well as applying a 2nd coat where needed to cover up problems with the 1st coat)
3. Repair and texture all drywall to insure a uniform look throughout house
4. Reinstall shower door in front bath (correctly)
5. Repair front shower tiles
6. Repair all baseboards and door facings that were cut incorrectly
7. Paint all cabinets throughout house correctly and uniformly
8. Reseal backsplash in kitchen and repair grout problems
9. Install dishwasher correctly and find or replace lost front cover
10. Finish master bathroom including large tub (as originally agreed) with tile surround
11. Repair all tile throughout house-This includes fixing incorrectly filled grout lines, fixing incorrectly cut tiles, replacing all of the WRONG type of tile that was laid.
12. Repair any other problems with quality of work not yet discovered

All of these punch list items must be completed in a timely manner (not in spare time/evenings/weekends) and work will not be considered complete until all items are brought up to an acceptable standard.

If it will help I have collected extensive photographic evidence of all problems on the punch list and am willing to share if necessary.

If Alazan Builders agrees to these terms then this matter will be resolved upon completion of work.





Regards,

**** *****

Business Response: **** is correct on one point: We have been over all of this before, and I see no point in reviewing the timeline previously discussed at length.  Let me simply cover a few items which have not been discussed. 

Hall Bath:  Material selection was not made by the owner until nearly 3 months into the project.  The contract did not call for a shower door, but we provided a custom shower door at our expense.

Kitchen:  Cabinets were primed and painted per contract; Owner then asked for and received new hinges throughout, which we provided at our expense; Owner demanded that the paint job was now unacceptable, so all doors were removed, and cabinets were completely refinished at our expense.

Air Conditioning:  Customer experienced cooling problems with their air conditioner.  Though not part of our scope of work, we arranged for repairs to be done to their system at our expense.

Ceramic Tile:  We incorrectly installed 2 cartons of ceramic tile which were the wrong shade; we replaced these at our expense, along with over 100 additional tiles which the customer was dissatisfied with.  I would challenge the customer to find any instance of floor tile anywhere in their unit which does not meet or exceed current industry standards for tile installation.  As a point of reference, I am attaching a photo of another contractor's tile work on a $600,000 property in King's Crossing, which was deemed "acceptable" by the Realtor and Fannie Mae.  I have never allowed anything approaching this level of workmanship on a project; I include it just to keep things in perspective.

Master Bath: contract calls for installation of a "new tub & faucet with tile surround".  Said tub was installed, ready to begin tile installation, when the customer rejected the tub as not being large enough.  The installed tub was torn out at our expense while we searched for a tub which the customer might find acceptable.  They selected a "drop-in" Roman style soaker tub  at triple the cost of the original tub, which would require a platform to be built which would extend beyond the available space in the bathroom, and would be impossible to use in combination with a shower.

Painting: the customer complained about the wall painting, feeling that they could see roller marks in some places; rather than argue, we repainted the entire unit at our expense.

With regard to the customer's inability to live in their unit, I would suggest that that inability is self-imposed.  They have a bedroom, full bath, living room, dining room, kitchen as well as master bath which are complete, with the exception of some door trim which the customer insisted on replacing.  The only unfinished area in the entire space is the tub in the master bath.  As stated earlier, the customer is expecting something there which is unfeasable.

Appliances:  customer claims that we "admitted" to spilling acid on their appliances, and were unsuccessful at being able to clean them.  In fact, what was said was that the muriatic acid which was used to clean the tile floors gives off a vapor which may cause surface rust to appear on stainless steel.  We tried with some success to remove the rust from the refrigerator with some success.  Before we could complete the cleaning experiment using a couple of additional products (all of which have proven successful previously), the customer lost all patience and instructed me that we were not to enter his property again.

It is apparent that nothing we can do will be acceptable to the customer.  It is our position that we have gone above and beyond to meet the letter and spirit of the contract.  We believe that the customer's demand for remuneration  is without merit.

Consumer Response: This is my second complaint against Alazan Builders. I initially filed a complaint on Sept 2 due to a dispute with my condo renovation. That complaint was resolved with an agreement that all work would be completed in a timely fashion and all problems with existing work would be fixed at the builders expense. At the present time the original renovation is still not complete and the list of repairs has still not been completed. Very little (if any) work has been done in the last three weeks and *** White continues to be dishonest about what work will be finished and when the job will be completed. The last response that I recieved from *** was that he is working on other jobs and will continue our renovation when he has time between other jobs. He has also stated that he does not have the funds to complete our renovation despite the fact that we paid $29,000 to him. *** seems to think that he is doing us a favor and renovating our home "for free" and that this whole situation is somehow our fault and that we are being unreasonable. We are now 21 weeks into our renovation and we have not been able to move into our condo due to repairs that need to be made and the fact that we have a master bathroom that has been torn down to the studs. I have e-mails, texts and pictures that can be provided if necessary to prove the claims that I am making. In addition to the continuing problems with the original renovation and repairs uor new stainless steel kitchen appliances were splashed with acid that was used to clean the floors. The result of the acid being splashed on the appliances and left there for days are various sizes of rust spots all over the dishwasher and refrigerator. Both myself and one of Lee's employees have failed at removing the spots with stainless steel cleaner and steel wool. I have an e-mail sent by *** in which he admits that his employees stained the appliances with acid. We still have a list of repairs that need to be completed that I will not go into here since I have been over them with *** many times with no resolution to this point. If it is necessary I can take the time to list everything that has was done wrong during the renovation, everything that was done wrong on the second renovation and everything that has not been done at all.  At this point *** has proven that he is either unwilling or uable to complete the job that he was contracted to do. The only way that we are willing to resolve this dispute is if we recieve a refund of our money. We are asking that Alazan Builders refund the amount of money necessary for us to pay another contractor to come in and finish our renovation and repair all of the problems that still exist due to poor work during the original renovation. We are also asking that Alazan Builders replace our new kitchen appliances that they ruined by splashing acid on them.

Consumer Response: Complaint: *******

I am rejecting this response because:

 
Please see attached response.  I am unable to attach e-mails at this time.  If an address is provided I will gladly forward all e-mails immediately.
 
All photos can be viewed at:   ********************************************************
 
Please let me know if there are any problems viewing the photos or the attached response.

Regards,

**** *****