Wednesday, October 28, 2015

Builder's Fight Or Real Estates's Fight?




“Sometimes we have to do wrong things for right cause”…   Chanakya

Well no need to introduce one of the most practical minds in our mythology or call it history & here is a man who knows what he was doing all the time, such was the clarity of the mind! Why I choose this quote of his is recently CREDAI i.e. apex body of all builders have shown its anguish about corruption & red tapizum in real estate industry & had a march (morcha) recently. First time in real estate industry so many developers have actually came on road along with their office staff & this was done in all major cities of the country. Since long the irritation or frustration or anguish has been in mind of the real estate people especially about the system’s corruption as well delays in proposal passing as well changing policies but it was mostly faced by individual or its limited to across the table discussion amongst the fellow developers. Here many will say this is the joke as its real estate men which popularly known as builders are the pioneers of the corruption rather they only corrupted the system; so how they can be frustrated by their own dosage! Exactly that’s why today’s sharing, as common man always has considered builders, politicians, govt servants as one entity & reason behind making home out of budget for him. Some way it’s true but times are changing & so are the equations of real estate. In such vein, ace real estate blogger ravi karandikar thought of not only capturing the morcha but did  a video interview of mine about views on common men joining builders in the fight against corrupt system & posted on his face book the link of the interview. As I expected the comments from his blog readers were furious; sharing here a battle, as that’s proper word to tall that communication & then we can discuss this fight against system from a different dimension! Please take note that the comments have been copied down from FB posting, I have kept the names of persons who have posted their views but deleted the personal details as well allegations, just to maintain privacy. And then we are interested to analyze the issue & not to blame any individual or an organization! Also the language is kept as it is FB style so please forgive for grammar & spellings, so here we go…

“Salil Desai Will builders stop fleecing customers? Will they stop being dishonest and promise to be fair? Will they keep their commitments? Before making such appeals, builders need to take a reality check on what house buyers feel about them.

Pradeep CK I think this appeal will be more credible the day builders stop demanding/accepting cash smile emoticon

Swapnil Wagh Haha.. What a joke

Madhukar Kulkarni I am surprised to note manufacturer, & buyers /marketing can join to gather to control corruption in bldg industry. Pl SPK or clarify. Professionally

Madhukar Kulkarni Who are currupt people in this industry?

Anirudh Jhanwar first they corrupted the whole system and looted the buyers like anything in all possible ways and now asking the buyers to join hands because the market is saturated and their children are not getting sells... Can they be more ashamed\?

Yezdi Motiwalla Yezdi Motiwalla Respected Mr DSK pls I am asking you a question Why Hitler ism still exists in your BUILDERS LOBBY why i am being refused to have a NOC in second resale also with the same buildder First he forced me to quit by a sms "ANY MORE MSG TO ME YOU MAY NOT GET YOUR FLAT AS WELL " when i asked for my 'CLEAN TITLE "OF THE FLAT 7 BASIC AMENITIES LIKE "WATER" IS White Collar Sharks exist in our country In solidarity Jai Hind

Sanjay Deshpande Frds this is sanjay deshpande & i am an engineer as well a proud builder as i dont think anything wrong being a builder! I can understand the sentiments u have expressed & agreed but system is more culprit which makes people to go for corruption!! Why someone needs to give or take it is d question n what i feel its not which aide of table is more wrong but d outcome is wrong n that has to b cut down before it cuts all right people around!! Plz see the clip & i have said nothis of sort that builders are angels; rather by joining this fight u can ask builders to clean their own home first as no builder will have any moral right to stop corruption if he is no treating his own customers well is what i have stated! There are good builders & there are bad builders too; a customer is free to choose the good but same way they surrender to a bad builder even the good builders have to surrender the corruption & thats why this appeal to join the fight! As who else but the flat holder in end has to pay his hard earn money to the builders which indirectly goes to the corrupt pockets, think from that angle is what I am saying! Frds if even one good person is fighting something evil just he is in group of bad people doesnt change the cause of the fight; its up to us what we fight for is what i wanted to share!

Anirudh Jhanwar Sanjay Deshpande sir, while I respect your views and the fact that your intention is good... Its unfortunate that the way builders exploit the consumers... played with their hard earned money.. you have no idea about the sacrifice that a consumer and his whole family has to do to to get a roof.. for years.. you and sytem together trap them and make them helpless.. you (Not you as person but builder lobby) are hand in hand and very much partner in all this game.... I am also pretty sure that 99% of builders joining protest have no good intention about the departed soul but coming to solve their own agenda..I am sorry again but Honestly one can not and shall not trust builder lobby.. You as a person might be good but think about the consumers that you unknowingly might have looted too in the name of super built up, in the name of water.. in the name of parking.. where as you being a civil engineer must be very well aware of the Law and supreme court orders that you can not charge a single rupee for same.. isn't it ?
Before changing the system you must first change yourselves.. system would change automatically in its due course of time..
Be the change you want to See !!

Sanjay Deshpande I agree anirudh & can understand anguish of the people who have expressed their views on my appeal; all i will say that there are still some good people in this industry & if we want to make them remain as well more good people to join this industry then we have to fight with system which is corrupt jointly & in that process the bad builders has to either improve or leave the industry is the target! And how the bad builders will leave the industry but by clients boycotting their projects!! Thats the fight is for!!

Anirudh Jhanwar Sanjay Deshpande sir, totally agree with you


Chandra Kumar Gupta It's like asking horse and grass to join hands to eradicate poverty..... : wink emoticon

Vaibhav N Lodha I appreciate the fact raised by Mr Deshpande ..
That many customer do not cherish the creator of the home in which they spend their life ..

Chetan Ligade because these builders show some nice sample flats but what they create is some cheap low quality flats and thats why no one cherish the creator.....

Chetan Ligade No sympathy to these shameless builders....

Vaibhav N Lodha And still customer spends all his life in such cheap flats .. God bless such customers who accept such false commitments ..

Yezdi Motiwalla Yezdi Motiwalla Respected Mr DSK pls I am asking you a question Why Hitler ism still exists in your BUILDERS LOBBY why i am being refused to have a NOC in second resale also with the same buildder First he forced me to quit by a sms "ANY MORE MSG TO ME...

Sanjay Deshpande thanks vaibhav i think u have really gone thru the clip! Frds this is sanjay deshpande & i am an engineer as well a proud builder as i dont think anything wrong being a builder! I can understand the sentiments u have expressed & greed but system is more culprit which makes people to go for corruption!! Why someone needs to give or take it is d question n what i feel its not which aide of table is more wrong but d outcome is wrong n that has to b cut down before it cuts all right people around!! Plz see the clip & i have said anything that builders are angels; rather by joining this fight u can ask builders to clean their own home first as no builder will have any moral right to stop corruption if he is no treating his own customers well is what i have stated!

Chandra Kumar Gupta Vaibhav N Lodha After paying all payments we don't have any other options but to live in flat and not home

Sanjay Deshpande chandra well u should go to authorities like Grahak Court if ur side is right against such builders!

Sangram Mali No support to corrupt siblings of politicians...Let them face the same consequences a common man in india face..did they show mercy on buyers who move from another city to contribute to society...?..did they promise on time delivery, all basic facilities in written, do they gurentee the quality of construction material...Most of them corrupt, insensitive, greedy ....

Mehernosh Mistry That's exactly my bone of contention! These fellows think they are The Almighty when selling. But when it comes time to GIVE just proper basic amenities.... They shy away?

Mehernosh Mistry My grandparents taught me never to bite the hand that feeds you. However these builders have no qualms or morals doing so! I have yet to come across an HONEST Builder...whom i can trust!

Sanjay Deshpande Hi mehernosh & I appreciate & respect words of ur grandpa; I dont claim to be best but i have always tried to be honest with my customers, thats why i have guts to face any of my customer on any media & there are people like me is all i can say! Rather my customers are my best friends I think thats speaks all! i AGREE WITH U THERE HAD BEEN BAD INCIDENCES IN REAL ESTATE & CLIENTS HAVE SUFFERED YET I WILL RPEAT THIS IS THE TIME U CAN CORRECT THE EQUATION !

Yezdi Motiwalla Mehernosh Mistry very true one is clever then other hhahahahahhaahahahahahahah jai hind

Chandra Kumar Gupta No ullo banaying.......See Translation

Sanjay Deshpande Frds this is sanjay deshpande & i am an engineer as well a proud builder as i dont think anything wrong being a builder! I can understand the sentiments u have expressed & greed but system is more culprit which makes people to go for corruption!! Why someone needs to give or take it is d question n what i feel it’s not which side of table is more wrong but d outcome is wrong n that has to b cut down before it cuts all right people around!! Plz see the clip & i have said anything that builders are angels; rather by joining this fight u can ask builders to clean their own home first as no builder will have any moral right to stop corruption if he is no treating his own customers well is what i have stated!

Chandra Kumar Gupta We as buyer don't trust 99.999999% builders. First you create one sided Agreement and not ready to add a single point said by buyer. No guarantee when i will get my flat but you builders in agreement write clauses that they will impose 12% penalty on late payment even when bank delays in disbursements. You charge super super super build up charges but we buyer get flat of peanut size of what we paid to you.Bad construction quality and there are so many reasons.....

Sanjay Deshpande I dont understand one thing, why a client books a flat with a builder whose terms he dont like or not transparent? Whats point in complaining later? I as a builder has no option to get my plans sanction from PMC or to get NOC from collector, so I have to bend in-front of them but when so many options are available to the clients why they book their home with a builder who is following bad practices? Isnt it injustice with people like me who follows every rite practice & try to be a s transparent as i can? Just felt reading all the conversation!

Prabhakar Pathak My self in Sanjay pathak

Mehernosh Mistry well the BUILDERS have also been ripping off the Buyers! Whats this Super Super Builtup and markups of 40%!! When u buy and use daily 1000 sq ft, why pay for 1400?? Now when govt officials looting builders, they come out in a morcha???

Akhil Agarwal Precisely the loot from builders will be recovered from customers only

Mehernosh Mistry in India, they sell FLATS!!! In other parts of the world, they sell HOMES!!!!!! thats the difference my friends!

Arvind Kaushal Builder are not doing anyone a favor , free main nahi de rahe hai flat. Builders apne aap ko Raja samajhta hai , The Builder should thank the flat purchase for buying his flat and like L G or any professional company immediately rectify defects found .

Yezdi Motiwalla All are WHITE COLLAR SHARKS JAI HIND

Yezdi Motiwalla Yezdi Motiwalla Dear Mr Sanjay can u give me a clean clear TITLE of flat with basic amenities like clean "PORTABLE WATER" in your any project Rgds
Like · Reply · 1 min

Aditya Lanjewar Can anyone from builder community explain why they are charging maintenance on salebale area every month ? inspite of the fact no one cleans or maintain buyers carpet area ? For a change come on road with this simple ethics and see common enduser supporting you ?

Aditya Lanjewar my question is very simple and still unanswered smile emoticon

Akhil Agarwal As per section 6 of mofa maintainence is to be charges as per a budget and is not based upon carpet or builtup area.. I guess it's charged to client on basis of saleable for sake of convenience.. All amounts are to be recorded and audit of expenses is mandatory

Aditya Lanjewar Convenience of whom Akhil?

Akhil Agarwal Convenience of all specially when common body is formed there must be some basis for charging maintainence if u charge on carpet it will go higher per square feet and that may lead to resistance

Aditya Lanjewar Charging on carpet would be higher or on saleable?

Akhil Agarwal Definitely per sq ft higher. Moreover the important point being is that saleable or carpet does not matter.. Maintainence amount is like a deposit which needs to be accounted for and no profit or loss is to be made if surplus is there then it should be adjusted against next years amount

Sanjay Deshpande Aditya I dont understand one thing, why a client books a flat with a builder whose terms he dont like or not transparent? Whats point in complaining later? I as a builder has no option to get my plans sanction from PMC or to get NOC from collector, so I have to bend in-front of them but when so many options are available to the clients why they book their home with a builder who is following bad practices? Isnt it injustice with people like me who follows every rite practice & try to be a s transparent as i can? Just felt reading all the conversation!

Aditya Lanjewar Glad to know, do you have any 1BHK scheme coming up would like to go with you ...

Ravi Karandeekar Aditya Lanjewar, always remember that real estate is a criminal enterprise. Maintenance charges at the time of possession is loot . Misappropriation of funds by the builder is a common phenomenon.

Sanjay Deshpande dear aditya visit us at www.sanjeevanideve.com



Mehernosh Mistry i am now looking to buy OUTSIDE India! The Brokers and Agents i met always called it a HOME! Apartments are called CONDOS where one WALKS in with CLOTHES and the rest is ALL PRE FITTED!! The "BUILDER" charges you a ONE TIME MAINTENANCE COST, INCLUDED in HOME price! NOT Rs per Sq FT MONTHLY!!! Car Parking is given FREE! Not BLACK or CASH for car parking!!

Mehernosh Mistry its TIME for a CHANGE and thanks to RBI Govnor and the FM Jaitley, this Highway Robbery will soon come to a befitting END!! Can a NORMAL WORKING CLASS MAN Afford the CRAZY prices today? Housing is an ESSENTIAL, not a luxury!!!

Akhil Agarwal Agree government must do something to lower prices

Sanjay Deshpande Frds this is sanjay deshpande & i am an engineer as well a proud builder as i dont think anything wrong being a builder! I can understand the sentiments u have expressed & greed but system is more culprit which makes people to go for corruption!! Why someone needs to give or take it is d question n what i feel its not which aide of table is more wrong but d outcome is wrong n that has to b cut down before it cuts all right people around!! Plz see the clip & i have said anything that builders are angels; rather by joining this fight u can ask builders to clean their own home first as no builder will have any moral right to stop corruption if he is no treating his own customers well is what i have stated! There are good builders & bad builders too; a customer is free to choose the good but same way they surrender to a bad builder even the good builders have to surrender the corruption & thats why this appeal to join the fight! As who else but the flat holder in end has to pay cash to the builders, think from that angle is what I am saying! Frds if even 1 good person is fighting something eveil just he is in group of bad people doesnt change the cause of the fight; its up to us what we fight for is what i wanted to share!

Sanjay Deshpande Thanks a lot ravida for accepting my angle & publishing this vdo as that way u have joined hands in fight with corruption!

Saili Phadnis Gadkari Rightly said kaka smile emoticon

Ojas Joshi Ppl who are complaining about getting cheated have been buying from the wrong builders.
There are good ppl and bad ppl in every business. Similarly I can say some customers are also bad. They don't pay up in time and affect the entire planned cash flow.
Point being, but from the right builders. I can proudly say our company has never hurt any of our ~700 customers and I can name 50 builders who can boast of the same.

Sanjay Deshpande chandra i agree & its the best time to ask all these question to ur builder! As if a builder is paying black money to the system why the customer is paying to him? Dont book the flat with a builder who demands cash & who isnt transparent with u; is the simple answer!

Sanjay Deshpande chandra i can understand but for all such clients this is right time to ask all the builders is what & how they can assure good service to their own clients first? dont u think so?

Nittein Goghale ..No doubt that corruption is the reason behind price rise and all the builders are not same. Unfortunately, some of them did not even survive, perhaps, because they did not prefer working with politicians.

Only builders can stop this, but how? Perhaps, by starting some other business, because Govt machinery won't move your file ahead without bribe.

Several acres of land belonging to the irrigation department is now owned by famous builders in Pune.

Some of city's junior engineers have so much money stashed at various places inside their residence that they do not allow people to come to their house. Even their servants are not allowed to enter certain rooms! How did these people make money? Politically connected builders, no one else.

Forbes does not consider India among top ten corrupt countries, but I think they are wrong. We all should write letters to Forber's editor and request them to send their reporters in Pune to understand the definition of corruption.

Sanjay Deshpande dear nitin there are good people & there are bad people, client has always choice to choose what he wants, is all i will say! Answer lays in making a system which wont aloow people to go corrupt, plz read my blog!

Sanjay Deshpande dear yezdi, two very basic thing i follow, i dont start booking a flat unless its sanctioned with NA & i dont give possession unless i got completion certificate from the authority! Ask any of my client has he got ever any problem with my title !

Sanjay Deshpande u can confirm with ravi karandikar sir

Shashi Kamate Sanjay, when is a builder supposed to sell flats? After sanctioned NA, after plan approvals, after completion cert?

Sanjay Deshpande shahshi, very good question! wish all the clients should ask this before booking a flat! A builder can accept booking only after all sanctions from competent authority in place with commencement certificate! NA is conditional in many situations yet its advisable to have it!


Gautam Admane Sau chuhe khakar billi chali haj ko.... aashi awasta jhali credai members ko

Kedar Prakash Vanjape Unfortunately Laws are not changing to catch 'these' people but affecting the buyer ultimately!! Vat, service tax; lbt, metro tax! Who is going to pay?? Everything is added to the account of the buyer and not the builder!! Whatever amount is paid agai...

Ravi Karandeekar Who is suffering? Property buyers are suffering! Spot on Kedar!

Nilesh Dhamal Builders are getting too much money in construction. though they are involved Protest March Against Corruption.
What about buyers. they are investing so his life time income in flat and still lots of builders are not providing them their basic facilities........

but still flat buyers are quit........ Why?????????

Yezdi Motiwalla Dear Fellow Citizern I Yezdi Motiwalla would like to share this true story( facts) which i would like to share in the intetest of my Fellow citizerns as i have suffered through the hands of the builder I dont want my fellow brotherhood should suffer th...

Atul Thakker Expecting others like A. Raja, Lalu Prasad etc also to conduct march against corruption.

This is good. This kind of march will get all corrupt people a clean chit.
Atul Thakker Does CREDAI have guts to ask their members to stop using black money in their projects?


Bhausaheb Tapkir sab paida inhone hi kiya pahale hi paise nahi khilate tho aaj ye noubat nahi ati
Not just CBI, but the ED should raid on every builders office to check which politician has invested in which project and who converted agriculture land to NA and at what price

Chetan Ligade this builder lobby is seek.........they are suffering due to their own doings....

Yashodhara Bhalerao Was the builder/ developer of TMC Karjat in this protest...?
That will be the height hypocrisy

Chandra Kumar Gupta are they are protesting against their own corruptions..... ?

Atul Thakker Hi Suraj.. Sad to know story of Sanjay. RIP. Very good try supporting Builder community. I tried understanding your viewpoints. They are good and do depict situation of builder community. However, I doubt if Builder community understand the viewpoint of Citizens of this country. If you try to understand, try. 1. Real Estate, especially - commercial and residential is the most easily available and in my opinion, only available option now to stash Black Money. Builder community is supporting this activity. This is biggest harm to Indian Society. 2. The situation in which Builder community is, has been created by the same community. They have started the vicious cycle of escalating land values on base less grounds. And now they are trapped in the same. 3. The government officials asking for bribes from Builder community know very well that they have ample black money to pay. And they will pay without hesitation. That is the reason they have made this cartel. Here I am not supporting corruption in any way, but trying to make a point that builders are victims of they own deeds. They started paying to officers for every small things they wanted to do to bypass land laws and now those small amount became standards. 4. Finally, In last 12-15 years, the builder community in this country has lost complete social standing for themselves. Indian Society will never be able to consider in respectable manner. Honestly, we will never have any apathy for - Terrorists, Goons, Rapists, Politicians (any party) and Builders.

Yezdi Motiwalla Yezdi Motiwalla An OLD English Proverb when your feet feels the pinch of the tight shoes you start SCREAMING Hahahahhhahaahahahahaah But they builders didn't REALIZE THE PAIN AND AGONY OF A COMMON MEN LIKE ME WHO HAS SUFFERED AT THE HAND OF THE BUILDER 7 STILL HITLER- ISM NOT GIVING NOC IN SECOND SALE TOO JAI HIND

Sanjay Deshpande hi atul, all ur points accepted but that wont solve the problem of not joining hands for fight against corruption! As this fight is not for the builders u are referring, its by those few in the real estate who wants to do something good & there are such people yet! The only outcome of not joining the fight will be the left few good men will also leave the real estate & then god save the clients as well real estate!!

Mangesh Bhusari Why in first place did you approached, encouraged the babu or the system to favor you for giving permission for part OC when your flats / apps or building is not Complete . 2nd you fault the Billing bypass international building codes and thier are many buildings thousands of them build with illegally...has building industry or so called your community taken action against those curruption builders who has done the worse.. Remember the Ambegoan incident of last year. Have the BIA or Credai taken action or launched single fir against this laughing builders / fly by guntha mantri's... now you ask for citizens support when administration is doctorined one by you..for your advantages..Citizen will protest for sake of Rates over charged as rightly said by Mr Mistry. It's not personal against any one but the system you as individual or as the construction / building industry has developed nurtured for decades and now feeling and getting back heat.. stop your fellow colwuges to do encourage curruption..


Sanjay Deshpande Dear Mangesh something might have been done wrong in past & even in present also but that doesnt mean we should follow the same path! Nobody justifying what has been done was only fault of the system, but then same logic is applicable to clients also who books flat also to the builders who has a bad track record, just to save few rupees! So instead who did wrong in past let’s focus on what good can be done together ahead! What say?”…

Well, its lengthy piece & the word war is still going on FB & I have used just few of the comments but sure it was worth going through is what I thought, to make us understand feelings of people regarding builders stand against corruption. As it shows the reaction or rather say anger the common buyers have against the builders & not the system with which the so called builder lobby is going to fight! Most the of the common people who are clients of some or other builders or the real estate don’t blame the system but the builders itself for not treating them properly & this is alarming! As its funny to see that any person is loyal to brand of the products he use for e.g. a Toyota car buyer will always buy another Toyota or a Nike shoes wearer will mostly wear another Nike only or even Deo i.e. body freshener brand also a person gets used to a particular brand or fragrance & not only that the man will be proud to his brand whatever product it may be & defend it! But when it comes to ultimate product a man uses i.e. a home, and then very few will stick to the same brand leave apart being proud of the same or the manufacturer i.e. of the builder from whom he has bought his home! I think real estate people should take cognizance of this aspect. This feeling is what has been reflected in entire FB postings & that is what made me to share this piece of article or thought!

Agreed builders were equally involved in corruption & manipulating the so called system for their greed but that wasn’t going to survive for long as it’s a long lasted truth that you have to eat the fruits of the tree you have planted & corruption isn’t exception for this law! Till the land prices were going ever high & whatever builders were building was getting sold, everything was fine & no one was getting bothered by corruption or the fruits it was bearing. But somewhere in the past even the real estate got the heat of slow down all around & suddenly land prices were steady, sales dropped down & demand for the homes or say flats god cold! But the so called system wasn’t going to accept this change & it keep demanding the blood i.e. money & now its builders who have to face the demands where as there isn’t any supply of fresh blood i.e. money coming in to the real estate, so now what? Also it has one another aspect, the next genre of the builders have joined the business at many organizations & they are educated & believe that only way to make money is not manipulate but build something good, serve the clients transparently & deliver what’s committed can also be the way to earn not only money but recognition too! This breed of builders does get agitated to the age old ways of corruption & manipulation in real estate & they feel more pinched with all the system around & what we saw in form of the march on the street against corruption was that agitation of some good builder’s as well younger genre who wants to clean the system.

Here corruption is not just something which govt servants & builders are involved in, here corruption is that every action in real estate which deprives the common man or let’s say end user of the real estate from getting his right! So first understand it’s a fight against the system we call real estate in a way & which has been rotten from within. Today its builders who have come on road & today if we don’t make people know what’s the fight is with then the builders will left alone & the fight won’t be effective. For this first the builders need to clean their own back yard & it’s very easy. As if you go through most of the peoples comments most important is failing to their own commitments is what the main grudge is with the builders. So it’s high time the builders should commit only that which they can deliver & like the famous dialogue from a Salman Khan movie , “Ek baar jo maine commitment kar li to mai apane aap ki bhi nahi sonata”, once a commitment is made then come what may stick to that is what client expects from the builder! Another demand from the customer from builders is transparency i.e. sale what is sanctioned, as simple as that. Also mention clearly details regarding areas especially salable area & then all the specifications along with common areas. The flat agrement draft is very important factor & it should be easy to understand by a common man & the builder should not make it one sided.

Here responsibility of the customer is equally important as nobody is forcing the customer to sign the agreement or book a flat with a particular builder when you are not satisfied with what he is showing to you! Unfortunately in all above FB war no client could answer my question why they booked a flat with a builder whose fault now they are pointing then no one could answer it! I agree a  lone client can’t take such stand against the builders wrong doings as the builder says book it the way I am giving or get lost; but then it’s better to get lost with such builders as when every single client will do that then only real estate will get rid of such attitude builders! Remember fight against corruption or say against every bad practice in real estate isn’t just fight of one community named builder, it’s of entire society; rather its of builders, clients & even people in the govt too; we all jointly only can win this fight. And if we won then only good people will remain in this industry & there only exists the hope for every common man’s dream of owning a home coming true!


Sanjay Deshpande 

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