LAKE SUPERIOR STATE UNIVERSITY BANISHED WORDS LIST FACTOIDS EGAL VIEW: CAVEAT EMPTOR
WAYNE STATE’S WORD WARRIORS ANNUAL LIST THE FACTOR – THE CLEVELAND CLINIC TR E DAT
BEST STATE CAPITALS TO LIVE IN U.S. MIGRATION TRENDS THE Wonders OF THE WORLD
THE EVOLUTION OF SHOPPING CENTERS : BEAU BRUMMEL A CAPITAL OPPORTUNITY?
REAL ESTATE F THE FU URE: THE EDGE THE GAZA STRIP RESIDENTIAL RENTAL WATCH: 2025 THE WISDOM OF MARK TWAIN ARTCH TECTURE THE HUMOR OF EMO PHILLIPS TRENDI G: CLIMATE TRENDS
from the pages of
From Where I Sit
The Editor’s Page in is almost totally devoted to humor and wisdom and this is a collection of some of the best of them.
The Best Diversions
Give yourself the gift of smiles. J
A handsome, artbook-style volume with the best Diversions to appear in over the last decade. A compendium you will treasure for years to come.
"This collection is laugh-out-loud funny!"
Kirkland Review of Books "Prescription: Read 3-4 pages a day for a month. It’ll brighten your day! And make it last a month."
Susan Carnegie, The Montreal Voice
Vertical Lines I, II, III and IV
Compilations of Sarcasm, Word Play, and Witticisms from the pages of
"This is simply genius. I kept on laughing the whole day when I read it."
Maria Tariq
"...absolutely hilarious! I laughed so hard that it brought tears to my eyes."
Randal Maynard
also from The CREST Publications Group
My Hand Book
"Incisive yet expansive - as if the psychology of R.D. Laing encountered the self-exploration of Hugh Prather to help readers delve into their own thought, experiences and behaviours."
The Rockford Tribune
"Curiously intense and ironic. This is a work that will make you think and feel and you will revisit it over and over.
Marion Danziger, The Toronto Town Crier
S.H.I.T. from the Internet
“An often off-color (but always entertaining and almost always hilarious) collection of jokes that you will read, enjoy – and probably tell –over and over.”
Joey Cousins, The Greenwich Times
Leading With My Heart
"It matters not who we have been, or why, with whom, or how. What matters is that we have met and who we are from now."
Original reflections on new love, its flame, intensity, and all-consuming spirit. Short, poetic expressions of heartfelt longing, passion, and desire. Intimate expressions of tenderness and adoration, accompanied by romantic pictures. A wonderful gift for someone you love.
Available at your favorite online bookstores –click on the links at the top of the page.
“So simple. So eloquent and beautiful. Absolutely wonderful!”
Allison Templeton
A Book
"A perfect companion to Vertical Lineshumor in bite-sized pieces.”
Ellen Campbell, Sinclair Book Reviews "Dyslexics of the world, untie!”
L. Bartow. The Network Bookshelf unite! this!
Punsters of the world, read shit!"
OUR 13TH INSTALLMENT ON THE CULTURAL MILESTONES WHICH MOLD THE LIVES OF THE COLLEGE CLASS OF ’28
CONTRIBUTING EDITOR T.J. EDWARDS OPINES ABOUT THE DEPARTMENT OF GOVERNMENT EFFICIENCY (DOGE)
49 THE PAGE WHO WAS BEAU BRUMMEL? 13
CONTRIBUTING EDITOR ROXANA TOFAN LOOKS AT AN ORGANIZATION WHICH IS EMPOWERING CHILDREN WITH DISABILITIES TO REACH THEIR FULL POTENTIAL
FACTOIDS
THREE SHEETS TO THE WIND, STICK TO YOUR GUNS, EMOJI, AFTERMATH, TERRY CLOTH, SLOWPOKE, MARATHON, FORTY WINKS, HECK, IN A WORD, MEASURING UP, WHAT DO DEWCLAWS DO?, SHOWERING DURING AN ELECTRIC STORM, MILTARY RANK HIERARCHY, ORIGINS OF MILITARY RANKS AND THEIR NAMES
17
TR E DAT
OCTOPUS, SHARKS, EIFEL TOWER, SAHARA DESERT, VENUS, SNAILS, LA ISLA DE MUÑECAS, HONEY, THE SHORTEST WAR IN HISTORY, TURRITOPSIS DOHRNII JELLYFISH, BANANAS, CLOUDS
20
BANISHED WORDS LIST
OUR 9TH YEAR OF REPORTING LAKE SUPERIOR STATE UNIVERSITY’S ANNUAL SELECTIONS FROM OVER 2000 NOMINATIONS FROM AROUND THE WORLD
21 BRINGING BACK GREAT WORDS
WAYNE STATE’S ANNUAL RECOMMENDATION OF LONG-LOST WORDS THAT SHOULD BE REVITALIZED.
AGOSTO CREATIVE STUDIO THE DESIGN FIRM BEHIND 'S DESIGN
KATE ZABRIESKI OFFERS ADVICE ON COMING BACK TO THE OFFICE AFTER YEARS OF WORKING FROM HOME
JATI PUTRA — TURNING THE WORLD ON ITS SIDE
BIDDER’S
ADVERTISERS, WINNERS FROM LAST’S ISSUES CONTEST
SUSAN ROBERTSON OFFERS ADVICE ON
THE NEWLYWEDS, CAPTAIN’S LOG, PHRASES, ANGER MANAGEMENT, DOUBLE TAKE, HILLBILLY MEDICAL TERMS, A RHYMING ALPHABET FOR SENIORS
37 TRENDI G SENIOR HOUSING
38 TRENDI G THE IMPACT OF TARIFFS ON REAL ESTATE
24 THE Wonders OF THE WORLD OUR FOURTH INSTALLMENT –THE SEVEN WONDERS OF THE ROMAN WORLD
52 EGAL VIEW: LESSOR BEWARE! NAVIGATING CAVEAT EMPTOR IN THE CONTEXT OF COMMERCIAL LEASING
56 TRENDI G: THE PERIOD OF DECLINING APARTMENT RENTS APPEARS TO BE COMING TO AN END
ABOUT US
Now in our 33rd year, reaches millions of architects, engineers, developers, brokers, construction managers, property and facility managers, bankers, lawyers, appraisers, investors, service providers, and many more throughout the U.S. via subscription and social media! We proudly serve and service any and all real estate associations bimonthly. If your group would like to be included, please let us know. Email: aafelder@thenetworkmagazine.org or call the number above.
CREST Publications Group EXECUTIVE STAFF
ANDREW A. FELDER: Publisher/Managing Editor. aafelder@thenetworkmagazine.org
XENIA MONTERO: Associate Editor and Art Director. hello@agosto.studio
ANNETTE LAWLESS: Social Media Manager. annettelawless@hotmail.com
MARK ANGLE: National Sales Manager. mark@thenetworkmagazine.org
MARIA TARIQ: Technical Director, Book Division. mariatariq237@gmail.com
SHUMALIA REHMAN: Cover Designer, Book Division. shumailarehman3225@gmail.com
ROXANA TOFAN: 6Q –Who, What, When, Where, Why and How. T. J. EDWARDS : Whatever Happened To...?
Anthony Barbieri
Roxana Tofan
T. J. Edwards
ADVISORY BOARD
LINDSEY KOREN, Director of Communications, American Society of Interior Designers.
JONATHAN KRAATZ, Executive Director, USGBC Texas. Rick Lackey, CEO, REAL Professionals Network.
AIMÉE LEE, National Accounts Director, Recycle Across America.
LESLIE ROBINETT, Marketing and Communications Manager, International Facility Management Association.
LAURA MACDONALD STEWART, RID, FASID, IIDA, LEED AP, Editor of Plinth & Chintz.
JESSICA WARRIOR, Director of Property Management, Granite Properties.
Maria Tariq Mark Angle Mukul Tripathi (Sam)
a
and you become a part of the circus.
JOE HAD BEEN HAVING HORRIBLE HEADACHES, SO HE WENT TO SEE HIS DOCTOR
The doctor said, “Joe, the good news is I can cure your headaches. The bad news is that it will require castration. You have a very rare condition which causes your testicles to press on your spine, and the pressure creates one hell of a headache. The only way to relieve the pressure is to remove the testicles.”
Joe was shocked and depressed, but in the end, he came to the conclusion that he had no choice but to go under the knife.
When he left the hospital, he was without a headache for the first time in 20 years, but he felt like he was missing an important part of himself. As he walked down the street, he realized that he felt like a different person. He could make a new beginning and live a new life. Then he saw a men's clothing store and thought, ‘That's what I need—a new jacket!’
He entered the shop and told the salesman, “I'd like a new sports jacket.”
The elderly tailor eyed him briefly and said, “Let's see, size 44 long.”
Joe laughed, “That's right, how did you know?”
“Been in the business 60 years!” the tailor said. Joe tried on the jacket, and it fit perfectly. As he admired himself in the mirror, the salesman asked, “How about a new shirt?”
Joe thought for a moment and then said, “Sure.”
The salesman eyed Joe and said, “Let's see… 34 sleeves and 16-1/2 neck.”
“That's right, how did you know?”
“Been in the business 60 years.”
Joe tried on the shirt, and it fit perfectly. He walked comfortably around the shop and the salesman asked, “How about some new underwear?”
Joe thought for a moment and said, “Sure.”
The salesman said, “Let's see… size 36.”
Joe laughed, “Aha! I got you! I've worn a size 34 since I was 18 years old.”
The salesman shook his head, “You can't wear a size 34. A size 34 would press your testicles up against the base of your spine and give you one hell of a headache.”
Editor’s note
COLLISION COURSE
The captain of a large US naval aircraft carrier is on the bridge when on his radar he spots what he believes to be another vessel, with which his ship is now on a collision course. The captain immediately gets on his open channel radio and says, “This is the USS Pittsburgh and you’re on a collision course with this ship. You must take immediate action and change course.”
In response, the captain hears a man say, “No sir, I’m sorry but it’s your vessel that must change course.”
The captain is irritated by this response and says, “This is Captain James Munroe, captain of the USS Pittsburgh, the largest ship in the US fleet. You are a maritime hazard, Sir, and I will report you to the authorities unless you change course now!”
There’s silence momentarily and then the captain hears the response, “This is a lighthouse, Sir. Your call.”
DIRECTIONS
A man is driving along the road when he realizes that he's lost. He stops to ask a passerby.
“Excuse me, could you help me please? I have a meeting at 2:00 PM, I'm running 30 minutes late, and I have no idea where I am!”
“Of course!” said the stranger.
“You’re in a car, on the I-76 heading north, approximately 7 miles from city center, 40° longitude and 58° latitude.”
BY ANDREW FELDER
An old Marine Pilot sat down at the Starbucks, wearing his old USMC flight jacket and ordered a cup of coffee.
As he sat sipping his coffee, a young woman sat down next to him. She turned to the pilot and asked, “Are you a real pilot?”
He replied, ‘Well, I’ve spent my whole life flying planes, first Stearmans, then the early Grummans… flew a Wildcat and Corsair in WWII, and later in the Korean conflict, Banshees and Cougars. I’ve taught more than 260 people to fly and given rides to hundreds, so I guess I am a pilot… and you, what are you?
She said, “I’m a lesbian. I spend my whole day thinking about naked women. As soon as I get up in the morning, I think about naked women. When I shower, I think about naked women. When I watch TV, I think about naked women. It seems everything makes me think of naked women.”
The two sat sipping in silence.
A little while later, a young man sat down on the other side of the old pilot and asked: “Are you a real pilot?”
He replied, “I always thought I was, but I just found out I’m a lesbian.
“You work for the government, am I right?” asked the driver.
“Yes! How did you guess?” replies the driver proudly.
“Quite simple. You have no idea where you're going, you've made a promise you can't keep, and you expect someone else to solve your problem. In fact, you are in exactly the same situation that you were before you stopped to ask me, yet somehow, now it's my fault!”
ADINA DRAGOS (P. 55) is a creative writer at RentCafe, with a passion for reading, research and cats. As a fellow renter, Adina's articles cover various topics such as the state of the real estate market or how creative interior design choices improve the experience of living in a rental. She also enjoys exploring subjects like urbanization, green living and historical buildings. Adina has a BA in English and Norwegian Language and Literature.
MERRICK (MAX) HAYASHI (P. 52) is an Associate at Kessler Collins P.C., a full-service law firm in Dallas, TX. His primary areas of practice consist of real estate, corporate, healthcare, and regulatory law. Before working at Kessler Collins, Max obtained his undergraduate degree in biochemistry from Baylor University and his law degree from Texas A&M University School of Law. He has several publication credits to his name, writing on a diverse range of subjects including the Endangered Species Act, Civil RICO, and U.S. groundwater law. Prior to law school, Max worked as a researcher at the National Institutes of Health for two years, where he studied protein biochemistry. In his free time, Max loves to golf (poorly) and spend time outdoors.
SUSAN ROBERTSON (P. 36) empowers individuals, teams, and organizations to more nimbly adapt to change, by transforming thinking from “why we can’t” to “how might we?” She is a creative thinking expert with over 20 years of experience speaking and coaching in Fortune 500 companies. As an instructor on applied creativity at Harvard, Susan brings a scientific foundation to enhancing human creativity. To learn more, please go to: SusanRobertsonSpeaker.com.
Contributing Writers
BRIGADIER GENERAL
THOMAS J. EDWARDS (P. 46) retired from the U.S. Army after 30 years of distinguished service, earning accolades such as the Distinguished Service Medal, five Legion of Merit awards, and the Bronze Star Medal for meritorious service in combat. He is a life member of the Veterans of Foreign Wars, The American Legion, the Military Officer’s Association of America, and the 82nd Airborne Division Association. T.J. holds a bachelor’s degree from the University of South Carolina and Master’s degrees from the University of Oklahoma, the Naval War College, and the Army War College. In May 2022, he relocated to San Antonio, Texas, earned his Texas Real Estate license, and joined Clear Integrity Group (CIG) as a partner, where he applies his leadership expertise to optimize the company's commercial real estate portfolios and operations.
MARIA GATEA (P. 42) is a real estate and lifestyle editor for StorageCafe with a background in journalism and communication. After covering business and finance-related topics for 15 years, she is now focusing on researching and writing about the self storage industry. You may contact Maria via email: maria.gatea@yardi.com
ADAM MCCANN (P. 39) is a personal finance writer for WalletHub who also helps produce WalletHub's weekly 'Best and Worst' studies. At Hopkins he took a wide variety of classes in writing, English, economics, political science, history, and language. While pursuing his education, Adam worked part-time in the Special Collections department of JHU's Milton S. Eisenhower library, where he helped out with the university's collection of rare books and manuscripts.
ANDRA HOPULELE (P. 48) is a Senior Real Estate Writer at Point2Homes. She has a BAs in Language and in Psychology and an MA in Cultural Studies. With over seven years of experience in the field and a passion for all things real estate, Andra covers the impact of housing issues on our everyday lives, including the latest news on residential development, the dynamics of house rentals, advice for first-time renters and rental market news. She also writes about the financial implications of the new generations entering the housing market, with a focus on renters' perspectives and challenges. Her studies and articles have appeared in publications like The New York Times, Yahoo Finance, Business Insider, MSN, The Real Deal, and the Huffington Post.
ROXANA TOFAN (P. 50) is the founder and principal broker of Clear Integrity Group, specializing in commercial real estate across Texas, Oklahoma, South Carolina, Ohio, and Tennessee. With a focus on multifamily and commercial properties, she excels in acquisitions, dispositions, and property management, particularly in transforming underperforming assets through strategic operations and team building. Roxana is a dedicated community advocate and enjoys traveling, spending time with her family, and supporting charitable causes. She has also served as a contributing editor for for over 15 years, covering topics including commercial real estate, business ownership, sports, and travel.
KATE ZABRISKIE (P. 30) is the president of Business Training Works, Inc., a Maryland-based talent development firm. She and her team provide onsite, virtual, and online soft-skills training courses and workshops to clients in the United States and internationally. For more information, visit www.businesstrainingworks.com
Some people love you only as long as you fit in their box. Never be afraid to shove that box up their ass!
my personality and my attitude. My personality is who I am; my attitude depends on who you are.
INB X ON THE COVER
I’ve been a loyal reader of for years, and it continues to impress me with its in-depth analysis and forward-thinking insights. The articles are always engaging, and relevant to today’s rapidly real estate landscape. Keep up the excellent work!
MELISSA PUGLIESI, HOUSTON, TX
I just wanted to take a moment to commend Magazine for consistently delivering high-quality content. Whether it’s industry trends, technical deep dives or humor (which I especially enjoy), each issue is packed with wonderful information. It’s one of my favorite things to read!
SEAN PATTERSON, ST. PAUL, MN
I’m really enjoying the 200 Wonders series. So far, I understand the ‘why’ of the first 21. I’m looking forward to seeing what’s coming up as you get further down the list. J The Greek and Roman architecture makes an interesting contrast with the Real Estate of the Future articles. And I ESPECIALLY like the blend of information and (always very clever) humor.
HALEY OLMSTEAD, LONDON, GB
Many magazines cover real estate, but few do it with the breadth, clarity and straightforwardness of . Your commitment to high-quality writing and meaningful insights is truly commendable. I appreciate the effort that goes into each edition, making it a trusted resource for professionals like me.
JESSELYNN WHITAKER, JACKSONVILLE, FL
Kudos to ! Your publication is always ahead of the curve. I appreciate the thoughtful analysis and expert contributions that make every issue a worthwhile read and I love the Diversions, the Vertical Lines and the Brain Portraits in the January issue. Keep up the fantastic work!
REID D’ANGELO, COLORADO SPRINGS, CO
CORRECTIONS & AMPLIFICATIONS
Did we make a mistake? Or does something we wrote about need further clarification? Let us know. editor@thenetworkmagazine.org
Artwork by Jati Putra
Indonesian graphic artist Jati Putra Pratama creates gravity-defying surreal images. They seem to exist in a realm beyond our reality, in a world where the rules of nature and physics don’t apply. By offering scenes that are impossible or improbable, these images force us to question the limits of our understanding of the natural world. They can also evoke powerful emotions, from a sense of wonder and awe to a feeling of unease or even terror.
The Recycling Renaissance
Toks Olagundoye Joins Forces with Recycle Across America to Promote the Standardized Recycling Labels for Bins
Toks Olagundoye, celebrated for her portrayal of Harvard Psychology Department Head ‘Olivia Finch’ on the acclaimed Paramount+ reboot of Frasier, steps into a pivotal role in the most extensive recycling PSA campaign ever launched in U.S. history. Spearheaded by Recycle Across America (RAA), a 501(c)(3) nonprofit, this groundbreaking initiative is paving the way for a transformation in recycling practices. Despite recycling’s potential as a top solution to climate change, it has faced significant challenges for over five decades, with less than 30% of recyclables actually recycled and about a quarter of that contaminated, leading to significant environmental pollution.
At the heart of recycling’s failure is confusion at the bin. Recycle Across America has developed a solution that addresses the challenge of how to recycle head-on with a simple yet revolutionary tool: the society-wide standardized labels for recycling, compost and trash bins, carts, and dumpsters. Mirroring the clarity that society-wide standardized traffic signs provide drivers globally, the standardized labels offer clear, universal instructions making recycling and composting as intuitive as stopping at a stop sign, even when recycling rules are different from one community to the next.
The effectiveness of this straightforward solution has attracted the support of celebrities committed to environmental causes, including Kristen Bell, Alanis Morissette, Anthony Mackie, and now, Toks Olagundoye.
Environmental Advocate Toks Olagundoye
With her deep commitment to sustainable living, Toks is not just a celebrity advocate but a genuine influencer in the environmental movement. As a vegan who chooses sustainable fashion and champions animal rights, Toks uses her platform to engage in and promote substantive discussions on environmental actions, including the crucial role of proper recycling.
As the newest addition to the Recycle Across America Celebrity campaign, Toks uses her influence to inspire fans and communities to embrace the standardized recycling labels, aligning her on-screen roles with her off-screen passion for sustainability.
"What ends up in landfills ultimately affects the earth and our health. Countries like Germany and Sweden are closing landfills due to their success in recycling, waste processing plants and composting. Only about 1% of Sweden’s waste ends up in landfills. This can be done worldwide… A few people doing something close to perfectly does far less than if we all make a decent effort. "
- Toks Olagundoye
Let’s Recycle Right!
This campaign is about igniting a movement. Toks and other prominent figures are helping Recycle Across America’s cause, aiming to make recycling properly an intuitive act. The vision is bold but attainable: a world where recycling instructions are as standardized and straightforward as traffic signs. Already, the 10 million standardized labels displayed on bins have drastically improved recycling efficiency, slashed contamination rates, and increased recycling volumes by over 200%. Achieving a 75% recycling rate could equate to the environmental benefit of removing 50 million cars from the road annually and creating 1.5 million new jobs (Tellus Institute).
Together, with the support of icons like Toks and Recycle Across America’s innovative solutions, there is now a path to a cleaner, more sustainable future. Recycling must become not just an option but a seamlessly integrated part of daily life.
Recycle Across America invites everyone to join this crucial mission by adopting, donating, and advocating for the standardized labels in their community, because every person has the power to recycle right. Individuals can also contact their state representatives and urge policymakers to integrate the standardized labels into broader policies. To support these efforts or to learn more about getting involved, visit RecycleAcrossAmerica.org. Why? Because every item sorted correctly is a step towards preserving our planet for future generations.
A NON-TRADITIONAL APPROACH TO BUSINESS COLLECTIONS
Business-to-business debts require special, focused expertise and finesse... and the selection of your commercial collection service is an important decision. It revolves around Service, Trust and Recovery. Rates are important, and recovery is the objective (the bottom line)... but there is more to it.
The company you choose will be handling your money, talking to your customers, and representing you in the marketplace. You want your money as soon as possible – but you don’t want to lose clients.
At Arsenal Business Collections (ABC), you’re never out-of-pocket for our services. We collect (at prearranged terms) and when – and only when – we succeed (i.e., once we collect money owed to you), do we get paid. There is no fee UNLESS and UNTIL we collect!
Our payment is contingent upon your recovery – so our success is integrally tied to yours.
As a privately-owned company, we make decisions based on what is best for clients, not shareholders or outside investors. Our focus is exclusively on improving your bottom line, and we have the knowledge and experience to deliver exceptional results.
FACTOIDS
WHERE DID THAT COME FROM?
‘Three sheeTs To The wind’ is an idiomatic term referring to being drunk or intoxicated. The phrase has nautical origins, suggesting a ship with three sheets (rope) loose and blowing in the wind is out of control.
The idiom ‘stick to your guns’ originated as a reference to a gunner staying at their post during a battle. It's now used to mean holding fast to an opinion or course of action, even when faced with opposition.
‘Terry cloth’ is a type of fabric used in towels. The small rings that cause a feathered appearance are the terry cloth itself. It has a highly absorbent and is usually made of cotton (though it can also be produced from other natural fibers such as silk, linen, and bamboo). Between WWI and WWII, the French began to use the material for clothing and it underwent a name change of “French Terry” and “Terry Toweling”, likely as a result of the French word ‘tire’ (pull) which give the loops their distinctive look.
The word ‘emoji’ comes from the Japanese words ‘e’ (絵) which means ‘picture’ and ‘moji’ (文字) which means ‘character’. The word ‘emoji literally translates to ‘pictograph.’
‘Aftermath’ dates to the late 1400s and was originally an agricultural term, an offshoot of the ancient word 'math', meaning ‘a mowing.’ The original aftermath came, of course, after the 'math': it was historically the crop cut, grazed, or plowed under after the first crop of the season from the same soil.
The term ‘slowpoke’ originated in American English in the 1840s. It's a combination of the words ‘slow’ and ‘poke.’ Originally the name of a device (like a yoke with a pole) attached to domestic animals such as pigs and sheep to keep them from escaping enclosures, its meaning today (a very slow person) dates back to around 1915 derives from the fact a dallier may need a pole or a prod to get moving more quickly.
‘Heck’ is a mild expression of annoyance, rejection, disgust, etc. Although it's a euphemism for ‘hell’ (which is often considered a bad word), it isn’t considered a curse word. The earliest known use of the word is in 1887 in the writing of Thomas Darlington. Similarly, ‘darn it’ is defined as an interjection or a way to show disappointment or dismay—a less objectionable version of the expression ‘damn it.’
The ‘marathon’ is a long-distance foot race with a distance of 26 miles and 385 yards. The word comes from the legend of Pheidippides, the Greek messenger. The legend states that while he was taking part in the Battle of Marathon, which took place in August or September 490 BC, he witnessed a Persian vessel changing its course towards Athens as the battle was near a victorious end for the Greek army. He interpreted this as an attempt by the defeated Persians to rush into the city to claim a false victory or simply raid, hence claiming their authority over Greek land. It was said that he ran the entire distance (from Marathon) to Athens without stopping, discarding his weapons and even clothes to lose as much weight as possible, and burst into the assembly, exclaiming, "We have won!" before collapsing and dying.
‘Forty winks’ is an idiom that means a short nap or sleep. The phrase can be traced back to Dr. Kitchiner's 1821 self-help guide, The Art of Invigorating and Prolonging Life and relies on wink in the sense of ‘sleep,’ a usage dating from the 14th century. A ‘catnap’ (a synonym for ‘forty winks’) is a very short light nap. The term comes from how cats take a series of naps throughout the day and night. This idiosyncratic cat-like behavior is thought to help cats stay their alert and agile selves.
I may be old but... what was I saying?
anything. I screw it all the way up.
IN A WORD
‘Overlook’ indicates ignoring something/someone. 'Oversee', on the other hand, refers to controlling and watching over some people/things.
‘Older’ and ‘elder’ are both adjectives that mean ‘more advanced in age’. ‘Older’ can be used to describe people and things, while ‘elder’ is usually used to describe people. ‘Elder’ can also be used as a noun.
Misophonia is a condition characterized by an extreme dislike or hatred of certain sounds. It is a neurological disorder that causes individuals to experience intense negative emotions, such as anger, anxiety, or disgust, in response to specific sounds. Common trigger sounds for misophonia include: Chewing, Breathing, Lip smacking, Clicking pens, Tapping feet, and Keyboard typing.
Avant-garde is a French term that means "advance guard" or "vanguard." It describes something that is innovative, experimental, or cutting-edge. In art and fashion, it refers to a work, movement, design, or artist that challenges the status quo and explores new forms or subject matter. It can be controversial and face resistance because it challenges existing ideas.
‘On time’ means arriving or doing something at the exact scheduled time, while ‘in time’ means arriving or doing something before a deadline, even if it's not precisely at the designated time. Essentially, ‘on time’ emphasizes punctuality, while ‘in time’ emphasizes arriving before it's too late.
‘Output’ vs ‘Outcome’: Both are stages of a project. However, 'output' refers to the items, actions, etc. we take in order to get the results we desire. 'Outcome', on the other hand, is the final, actual results we want.
A Bloody Mary is a cocktail containing vodka, tomato juice, and other spices and flavorings including Worcestershire sauce, hot sauces, garlic, herbs, horseradish, celery, olives, pickled vegetables, salt, black pepper, lemon juice, lime juice and celery salt. Some versions of the drink (e.g., the "surf 'n turf" Bloody Mary) include shrimp and bacon as garnishes. The Bloody Mary was invented in the 1920s or 1930s. Some stories suggest that the Bloody Mary was named after a server named Mary who worked at a saloon bar called The Bucket Of Blood in Chicago. Others claim it was named after Queen Mary Tudor of England. No one knows for sure, but as Prohibition waned the drink took off in America and the name stuck. It has many variants, most notably the red snapper, Bloody Maria (made with tequila blanco), and the Virgin Mary.
An agelast is a person who never laughs or is humorless. The word can also be used as an adjective to describe someone who is mirthless or never laughs. The earliest known use for agelast is from 1877, in the writing of novelist and poet George Meredith.
ORIGINS OF MILITARY RANKS AND THEIR NAMES
Military ranks evolved from medieval feudal structures, chivalry, and the need for organized armies.
ENLISTED RANKS
PRIVATE
Comes from the medieval Latin privatus, meaning a "common soldier" or someone not of noble rank.
CORPORAL
From the Italian caporale, meaning "head" or leader of a small group.
SERGEANT
From the Latin serviens (meaning "servant"), originally referring to officers serving knights.
WARRANT OFFICERS
Originated from medieval naval systems where specialists (e.g., carpenters, gunners) were "warranted" for their expertise.
COMMISSIONED OFFICERS
LIEUTENANT
From French lieu tenant, meaning "placeholder" or deputy for a superior. (Ensign —the lowest ranking officer in the Navy, equivalent to second lieutenant in the Army—comes from the Latin word insignia, which means ‘emblem’ or ‘banner.’)
CAPTAIN
From Latin capitaneus, meaning "chief" or "head of a company."
MAJOR
From Latin maior, meaning "greater" or "senior captain."
COLONEL
From Italian colonnello, meaning "column leader," since they led regiments.
GENERAL
From Latin generalis, indicating a broad command. Originally Captain General before shortening.
ADMIRAL
Derived from Arabic amir al-bahr, meaning "commander of the sea."
FIELD MARSHALS & SPECIAL RANKS
MARSHAL
From Old French maréchal, originally referring to someone in charge of horses, later meaning a high military leader.
FLEET ADMIRAL
Created for commanding multiple naval fleets in wartime.
The military ranking system is deeply rooted in history. Over time, ranks evolved to fit modern armies while retaining their hierarchical tradItions. Each rank reflects the responsibilities and leadership required within a structured military force.
When science finally locates the center of the universe, some people will be surprised to learn they're not it.
GENERAL MILITARY RANK HIERARCHY
1. ENLISTED RANKS (NON-OFFICER)
• Private (Army/Marines) / Airman (Air Force) / Seaman (Navy) Entry-level rank, the foundation of military service.
• Corporal / Specialist / Lance Corporal
Lower-level non-commissioned officer (NCO) or senior enlisted rank.
• Sergeant / Petty Officer (Navy & Coast Guard)
Mid-level NCOs responsible for leadership and training.
• Staff Sergeant, Gunnery Sergeant, Chief Petty Officer, etc. Senior enlisted ranks with more responsibilities.
Highest standard military rank, leading entire branches.
• Field Marshal / General of the Army / Fleet Admiral
Special or wartime ranks.
WHAT DO DEWCLAWS DO?
A dog's dewclaws are the small, sometimes vestigial, claws located higher up on the inside of their front (and sometimes rear) legs. Though they don’t always make contact with the ground, they serve several purposes:
GRIP AND TRACTION
When running at high speeds or making sharp turns, especially on slippery surfaces, the front dewclaws can help provide extra grip and stability.
CLIMBING AND DIGGING
Some dogs use their dewclaws to help grasp objects, climb, or dig. This is more
noticeable in breeds that use their paws for holding onto things.
HOLDING OBJECTS
Dogs sometimes use their dewclaws like thumbs to help stabilize bones or toys while chewing.
ASSISTANCE IN MOVEMENT
Some working and agility dogs, such as those used for herding or hunting, rely on their dewclaws for added traction and control when navigating rough terrain.
In some cases, particularly for rear dewclaws, they may serve little functional purpose. Certain breeds, like Great Pyrenees and Beaucerons, even have double dewclaws on their hind legs, which were historically useful for stability in rough terrain. While front dewclaws are typically attached by bone and functional, rear dewclaws (when present) are often loosely attached by skin and may be removed for health or breed-standard reasons.
IT CAN BE DANGEROUS TO SHOWER DURING AN ELECTRICAL STORM
Lightning can travel through plumbing, especially metal pipes, and water is an excellent conductor of electricity. If lightning strikes your home or nearby, the electrical current can pass through the water pipes and potentially shock you while you're in the shower. While plastic pipes reduce the risk, water itself can still conduct electricity if a strong enough charge is present. Washing dishes, doing laundry, or even using wired electronics can also pose a risk.
Don’t shower, bathe, or use running water during a thunderstorm. Experts recommend waiting at least 30 minutes after the last lightning strike before using plumbing. If possible, avoid using wired electronics and stay away from outlets. While the chances of getting shocked are low, they’re not zero, and it’s better to be safe than sorry. n
You can't force someone to respect you, but you can refuse to be disrespected.
An octopus has three hearts, and its blood is blue due to a copper-rich protein called hemocyanin
A day on Venus is longer than a year. Venus takes about 243 Earth days to rotate once on its axis but only 225 Earth days to orbit the sun
TR E DAT
Honey never spoils.
Archaeologists have found pots of honey in ancient Egyptian tombs that are over 3,000 years old and still perfectly edible
Due to thermal expansion, the Eiffel Tower can grow about 6 inches taller in hot weather
About 6,000 years ago, the Sahara Desert was a lush rain forest, green with lakes and wildlife before shifting climate patterns turned it into a desert
Bananas are naturally radioactive because they contain potassium-40, a radioactive isotope
Though they look light and fluffy, clouds are made of tiny water droplets that can collectively weigh millions of pounds
Sharks have been around for over 400 million years, predating trees by nearly 50 million years
The Turritopsis dohrnii jellyfish can revert to its juvenile stage indefinitely, avoiding death from aging. It is technically immortal!
BY ENTERING THEIR SHELLS AND FORMING A CRUST OVER THE ENTRANCE. AND SOME SPECIES CAN HIBERNATE FOR UP TO THREE YEARS IF THE ENVIRONMENT IS TOO DRY
The Island of the Dolls [La isla de las Muñecas] is located on Lake Teshuil between Xochimilco and Mexico City. It is one of the artificial islands which are called chinampas, built during the pre-Hispanic times in order to increase agricultural production. These islands stood in the shallow end of the lake and as they grew stronger and lusher, they began to be called ‘floating gardens.’ Later, due to the gradual narrowing of the lake, they were abandoned. This one is covered in old, eerie dolls hung by a former caretaker who believed they warded off evil spirits.
The shortest war in history lasted 38-45 minutes.
The Anglo-Zanzibar War of 1896 holds the record for the shortest war ever fought. The immediate cause of the war was the suspicious death of the pro-British Sultan Hamad bin Thuwaini on August 25,1896 and the subsequent succession of Sultan Khalid bin Barghash.
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2025 WORDS LIST
This is our ninTh year presenting the list you see here. Now a New Year’s Eve tradition, Lake Superior State University (Michigan’s smallest public university) released its annual “List of Words Banished from the Queen’s English for Misuse, Overuse and General Uselessness” on December 31st. The tradition was started by the late W. T. Rabe, a public relations director at Lake Superior State University, on December 31, 1975. Though he and his friends created the first list from their own pet peeves about language, Rabe knew from the volume of mail he received in the following weeks that the group would have no shortage of words and phrases from which to choose. Since then, the list has consisted of nominations received from around the world throughout the year; it has been so popular among language purists that the university has kept it going. Over the decades, Lake State has received tens of thousands of nominations for the list, which now totals more than 1,000 entries. They copyrighted the concept, “to uphold, protect, and support excellence in language by encouraging avoidance of words and terms that are overworked, redundant, oxymoronic, clichéd, illogical, nonsensical—and otherwise ineffective, baffling, or irritating.”
“With nominations from around the world, the tradition provides a lighthearted opportunity to pause and reflect on the past year—our experiences, communication styles, and the phrases we commonly use. At the end of the day, it serves as a platform for considering how we can progress into the new year with a more mindful approach to language. Here is the list of the banished words and terms for 2025 and the reasons for their banishment. As they say on their website: “Language is a dynamic, ever-evolving entity. The banished words list recognizes the rapid changes in expression, encouraging a reassessment of the impact and relevance of our vocabulary. Last year, the list’s editors called the words selected ‘truly cringe-worthy. This year they’ve added ‘cringe’ to the list.
CRINGE
While “cringe” once packed a punch, it has now overstayed its welcome. Overuse has dulled its impact, and ironically, using it might now cause the very reaction it describes. “Saying
someone ‘caused you to cringe’ or stating that ‘you cringed at something’ is a pretty easy and proper way to use the word,” writes Ash from Newton, Alabama. “Hearing someone say ‘someone is so cringe’ makes me cringe!”
GAME CHANGER
How many times can a game change before it is no longer recognizable? This phrase, often used to describe anything remotely innovative, is as tired as a well-worn cliché. “Nothing is a game changer if everything is a game changer,” writes Patrick of Washington, DC.
ERA
Unless you are Taylor Swift, it might be time to leave “era” behind. The term’s overuse has made every fleeting moment feel like it demands a historical marker. Leah of Holland, Michigan submits, “Thanks to the name of Taylor Swift’s tour, now there is an ‘era’ for everyone and everything! ‘He’s in his fatherhood era’, ‘She’s in her pottery-making era,’ etc., etc. It’s overused and tiring.”
Cringe
DROPPED
Once edgy and cool, “dropped” has become more of a letdown. Whether it is an album, a trend, or a product, this term has fallen flat. “Books, music, and all kinds of unnecessary things are currently being ‘dropped’ rather than introduced, released, or offered for sale. Banished for overuse, misuse, abuse, and hurting my head when all that “dropping” stuff lands on me!,” laments Susan of Littleton, CO.
IYKYK (IF YOU KNOW, YOU KNOW)
Internet slang and texting abbreviations are often fan-favorites of Banished Word submitters each year. Cryptic and exclusionary, this phrase offers little clarity or substance. If you know, you might agree it is time to let
this one go. Amy from Redford, MI feels this phrase should go for being both irritating and nonsensical.
SORRY NOT SORRY
A half-hearted apology masquerading as bold honesty, this phrase feels as disingenuous as it sounds. Banished Word enthusiasts recommend just saying what you mean or in at least one case showing a little kindness. Sabrina from Wrenshall, MN writes, “It is really tiring to hear, and it is giving people another reason to be jerks to one another.”
SKIBIDI
This viral word may have resonated with a younger crowd, but for many it is just noise. Agatha from Denmark explains, “Nobody cares about a Skibidi toilet, Skibidi fizz, or Skibidi Ohio fanum tax. At this point, nobody even knows what it means, and it just annoys people.”
100%
Is it possible to be over-enthusiastic about retiring the phrase “100%”? Absolutely! Its overuse has left no room for nuance or doubt. A phrase predominantly nominated for its overuse, some felt it was simply not applicable. “Since when should a percentage be used to describe your agreement in a conversation?” asked Stephen from Sudbury, Ontario.
UTILIZE
A classic offender, “utilize” proves that longer is not always better. Why complicate things when “use” works just fine? Everett from Cumby, Texas encourages readers to “Write like you talk,” and added, “Lord, I hope you don’t talk like that.”
PERIOD
Yes, we understand your point—no need to verbally punctuate it. Overuse has turned this into a period we are ready to end. Theresa from Detroit, MI, recommends that we banish this word by putting it in a bottle and sending it out to sea.
As LSSU celebrates the 49th year of this playful tradition, the whimsical Banished Words List continues to highlight the dynamic nature of communication and how words and phrases strongly affect our everyday life. To nominate a word or phrase for the 2026 Banished Words List, or to learn more about the tradition, visit lssu.edu/traditions/banishedwords n
Don't let anyone rent a space in your head unless they're a good tenant.
WAYNE STATE WORD WARRIORS
Gather your tiffin, sit back in the vesper glow and let these linguistic treasures transport you to a world where words reign supreme! sonsy honeyfuggle tiffin syzygy vesper shackbaggerly inured scaramouch ensorcelled hurkle-durkle
now in iTs 16Th year, Wayne State’s Word Warriors program aims to resurrect long-lost — but not completely forgotten — words. Its annual list is composed of submissions from both administrators of the website as well as the public. Participants worldwide have seen their favorite words brought back from the brink of obsolescence at wordwarriors.wayne.edu. New entries are posted there — as well as on Facebook — weekly.
This year’s winners include gems that will add sparkle to any conversation, from “honeyfuggle,” a sly term for sweet-talking with ulterior motives, to “hurkle-durkle,” perfect for describing those lazy mornings spent in bed. Whether you’re inured to the mundane or ready to revel in the sonsy charm of a well-chosen word, there’s something here for everyone.
“Every year, I’m thrilled to see the creative collection of words that come to us from around the world,” said Chris Williams, assistant director of editorial services for Wayne State Marketing and Communications, and head of the Word Warriors program. “Some of these fell out of favor centuries ago, while others have been waiting a few decades to be rediscovered. But all of them add beauty and depth to our language and make communication a bit more fun.”
ENSORCELLED
Enchanted or bewitched. He was ensorcelled by her delicious twice-baked potatoes.
HONEYFUGGLE
To ingratiate or seek to ingratiate oneself to cheat or deceive. He honeyfuggled the judges, lavishing compliments until he walked away with the competition.
SHACKBAGGERLY
In a loose, disorderly manner. He woke up too late to shower or shave and appeared shackbaggerly at the morning meeting.
SONSY
Having an attractive and healthy appearance.
He returned from vacation vibrant and sonsy; the time outdoors had done him well.
SYZYGY
The nearly straight-line configuration of three celestial bodies in a gravitational system.
He stared at the lunar eclipse, a perfect syzygy of the sun, Earth and the moon.
As the vesper light faded, the sonsy travelers gathered for tiffin beneath the syzygy of the moon and stars, their laughter filling the air despite the shackbaggerly provisions they had packed. Among them, a scaramouch attempted to honeyfuggle his companions into sharing their richer fare, but they were too inured to his antics to be fooled. Meanwhile, the ensorcelled woods nearby seemed alive with whispers, urging the group to abandon their hurkle-durkle ways and press on through the night.
HURKLE-DURKLE
To lounge in bed long after it’s time to get up.
Even though he set four alarms, John still hurkle-durkled until his carpool driver knocked on his door.
INURE
Accustom (someone) to something, especially something unpleasant. He used to blush at the most PG-rated obscenity, but a decade of cable TV had inured him to profanity.
SCARAMOUCH
A cowardly buffoon. He talked a big game on social media, but the scaramouch was no help when it came time to put plans into action.
TIFFIN
A light meal, often lunch. He worked all day, breaking only to eat a meager tiffin at his computer before jumping back in.
VESPER
Evening.
He sat on the porch, took a deep breath and sat in the vesper light.
Write a paragraph including all of these words correctly: Ensorcelled, Honeyfuggle, Hurkle-durkle, Inure, Scaramouch, Shackbaggerly, Sonsy, Syzygy, Tiffin, Vesper. n
MARIST
THE OLD-COLLEGE-TRY LIST (CLASS OF 2028)
The mindseT LisT was created at Beloit College in 1998 to reflect the world view of entering first year college students. The list garnered national and international media attention. In 2019, the list moved to Marist and became the Marist Mindset List. It continued for four years and this year (its fifth year) it has been renamed to the name you see above. This is our 13th installment of the list—a glimpse of the cultural milestones which mold the lives of those who entered college in the fall of last year – the class of ’28.
They were born in 2006. They have never shared the planet with Betty Freidan, Shelley Winters, Kirby Puckett, Abu al-Zarqawi, or Peter Benchley. “Friend” has always been a verb, and “tweet” always a click. Barack Obama was elected …to the Senate. Terrorists thrived from India to Iraq. You could watch a video on your wrist. People were still going to Blockbuster stores. People made lists and put them in buckets. Tony Blair was becoming the incredible shrinking prime minister. A meal in the college dining room that cost five dollars — in the year they were born —costs about $7.79 today.
1. They are the first generation to avoid the inconvenience of appointment TV. 2. Google has always owned YouTube.
3. Iraqi WMDs have always failed to show up.
4. Comet dust has always been retrieved and brought to earth for us to study and admire.
5. There has always been a female mass murderer.
6. Hamas has always been winning elections in Gaza.
7. NASA has always been keeping a close eye on Pluto just in case.
8. Water has always been suspected on one of Saturn’s moons.
9. Folks have always been tweeting, and only later were they X-ing.
10. Iran has always had low-grade enriched uranium.
11. Knowledge of the human genome sequence has always been total.
12. Montenegro has always been an independent state.
15. Tony Blair’s political career has always been winding down.
16. Watches have always doubled as video players.
17. North Korea has always been doing nuclear tests.
18. Northern Ireland has always been devolving,
19. Saddam Hussein has always faced the noose and lost.
20. New English words have always included “bucket list” and “crowdfunding.”
13. The US Armed Forces have never been in Iceland.
14. Liquid explosives disguised as soft drinks have always been part of the terrorist tool kit.
21. “The Departed” has always been pronounced “the de-PAH-ted.”
22. A film about a dysfunctional family and child beauty pageant has
I would rather adjust my life to your absence than adjust my boundaries to accommodate your disrespect.
If we were meant to talk more than listen, we would have two mouths and one ear.
always earned 12 times what it cost to make.
23. George W. Bush did not begin to be popular again until they were ten years old.
24. American Idols have always needed two nights a week.
25. Housewives have always been desperate–and real.
26. The year they were born was the last when Mom and Dad were getting red-packaged movies in the mail.
27. “Friending” became a verb the year they were born.
28. Phones have always doubled as flippable Razrs.
34. Enron has always been in the courtroom deep doo-doo.
35. The Stoning of the Devil stampede in Saudi Arabia has always killed hundreds.
36. Shakira has always been of the humble opinion that Hips Don’t Lie.
37. Yet another Beatles break-up: Paul and Heather.
38. Hannibal Lecter has always been rising for the last time, thank goodness.
39. Cell phones have always turned us into mindless beasts, or so Stephen King would have us believe.
40. Da Vinci has always needed decoding by a symbologist.
41. A book about Lincoln’s cabinet has always given Barack Obama some ideas.
42. Since they’ve been born the cost of college has risen 55 percent. n
29. Web nerds have always been ecstatic over RSS.
30. You’ve always been able to generate your own brilliant internet content.
31. Blockbuster has always launched, too late, its online service.
32. As infants, they might have been scared by hoodies or oversized sunglasses but wouldn’t have noticed lowrise jeans or crop tops.
33. PlayStation 3 and Nintendo Wii awaited their maturity, which would come, per always, faster than their parents expected.
The Seven Wonders
of the Roman World
THE ROMAN FORUM, ITALY
The Roman Forum is a rectangular forum surrounded by the ruins of several important ancient government buildings at the center of Rome. Originally a marketplace, for centuries, the Forum was the center of day-to-day life in Rome: the site of triumphal processions and elections; the venue for public speeches, criminal trials and gladiatorial matches; and the nucleus of commercial affairs. Here statues and monuments commemorated the city's leaders. The heart of ancient Rome, it has been called the most celebrated meeting place in the world, and in all history. The Forum today is a sprawling ruin of architectural fragments and intermittent archaeological excavations attracting 4.5 million or more sightseers yearly.
Many of the oldest and most important structures of the ancient city were located on or near the Forum. The Roman Kingdom's earliest shrines and temples were located on the southeastern edge. These included the ancient former royal residence, the Regia (8th century BC), and the Temple of Vesta (7th century BC), as well as the surrounding complex of the Vestal Virgins, all of which were rebuilt after the rise of imperial Rome.
An important function of the Forum, during both Republican and Imperial times, was to serve as the culminating venue for the celebratory military processions known as Triumphs. Victorious generals entered the city by the western Triumphal Gate (Porta Triumphalis) and circumnavigated the Palatine Hill (counterclockwise) before proceeding from the Velian Hill down the Via Sacra and into the Forum.
THE PONT DU GARD, FRANCE
The Pont du Gard is an ancient Roman aqueduct bridge built in the first century AD to carry water to the Roman colony of Nîmes. It crosses the river Gardon near the town of Vers-Pont-du-Gard in southern France. It is one of the best preserved Roman aqueduct bridges, and was added to UNESCO's list of World Heritage sites in 1985 because of its exceptional preservation, historical importance, and architectural ingenuity.
The bridge has three tiers of limestone arches and stands 160 ft high. The aqueduct formerly carried an estimated 11,000,000 gallons of water a day over 31 miles to the fountains, baths and homes of the citizens of Nîmes. It may have been in use as late as the 6th century, with some parts used for significantly longer, but lack of maintenance after the 4th century led to clogging by mineral deposits and debris that eventually stopped the flow of water.
After the Roman Empire collapsed and the aqueduct fell into disuse, the Pont du Gard remained largely intact with a secondary function as a toll bridge. For centuries the local lords and bishops were responsible for its upkeep, with a right to levy tolls on travelers using it to cross the river. Over time, some of its stone blocks were looted, and serious damage was inflicted in the 17th century. It attracted increasing attention starting in the 18th century and became an important tourist destination. A series of renovations between the 18th and 21st centuries, commissioned by local authorities and the French state, culminated in 2000 with opening of a new visitor center and removal of traffic and buildings from the bridge and area immediately around it. Today it is one of France's most popular tourist attractions and has attracted the attention of a succession of literary and artistic visitors.
The definition of STUPID: knowing the truth, seeing evidence of the truth, but still believing the lie.
This is parT 4 of our series—200 Wonders!
é The Forum Romanum: view facing northeast from above the Portico Dii Consentes.
é The Pont du Gard is 151 feet high and now 902 feet long.
I miss the old days when you could actually have an opinion and not offend anyone.
THE RUINED CITIES OF POMPEII AND HERCULANEUM, ITALY
Pompeii and Herculaneum are the sites of ancient Roman cities that were buried by the eruption of Mount Vesuvius in 79 AD. Both are considered to be among the most important archaeological sites in the world. Pompeii was a large commercial town with Roman temples, baths, a forum, and an amphitheater. Herculaneum was a smaller seaside resort town with luxurious houses, including the Villa of the Papyri and boat houses.
The cities were forgotten for over a thousand years before being rediscovered in the 18th century. The volcanic ash that buried Pompeii preserved the city, including most of its buildings and everyday objects. A 83 foot layer of volcanic ash that fell on Herculaneum vacuum-sealed the city, preserving its frescoes, mosaics, and wooden structures.
Pompeii offers a unique snapshot of Roman life, frozen at the moment it was buried, as well as insight into ancient urban planning. It was a wealthy town of 10,000 to 20,000 residents at the time it was destroyed. It hosted many fine public buildings and luxurious private houses with lavish decorations, furnishings and artworks, which were the main attractions for early excavators; subsequent excavations have found hundreds of private homes and businesses reflecting various
architectural styles and social classes, as well as numerous public buildings. Organic remains, including wooden objects and human bodies, were interred in the ash; their eventual decay allowed archaeologists to create molds of figures in their final moments of life. The numerous graffiti carved on outside walls and inside rooms provide a wealth of examples of the largely lost Vulgar Latin spoken colloquially at the time, contrasting with the formal language of classical writers.
Pompeii’s sister city Herculaneum, buried in the same eruption but to a much greater depth than Pompeii, reveals far more detail of how the Romans lived. For many years the city appeared to have been abandoned, and it was assumed the inhabitants had managed to escape in the hours before Herculaneum was engulfed by the volcano. Then in the 1980s a macabre discovery was made. Archaeologists found hundreds of bodies huddled pitifully together.
Vesuvius is still active and is on course to erupt again. The lure of its rich volcanic soil and the delights of the Bay of Naples have attracted a far greater population than lived there in Roman times. And while civil servants at the Vesuvius observatory express confidence that there will be ample warning and time to evacuate the surrounding population, many geologists disagree. Evidence from an eruption in 4000 BC reveals that the volcano is capable of destroying Naples, a cataclysm far greater than that of 79 AD. If that were to happen today it could engulf 3 million people. On that scale, in an area where motorway traffic jams are a fact of daily life, present evacuation plans are completely inadequate.
THE COLOSSEUM OF ROME, ITALY
The Colosseum (from Ancient Greek word "kolossos" meaning a large statue or giant) is an elliptical amphitheater in the center of Rome, just east of Forum. It is the largest ancient amphitheater ever built and is still the largest standing amphitheater in the world, despite its age. Construction began under the Emperor Vespasian in 72 AD)and was completed in AD 80 under his successor and heir, Titus. Further modifications were made during the reign of Domitian (r. 81–96). The three emperors who were patrons of the work
é Ancient Roman city of Herculaneum.
é Theaters of Pompeii seen from above with a drone, with Mount Vesuvius in the background.
é The Colosseum.
are known as the Flavian dynasty, and the amphitheater was named the Flavian Amphitheater by later archaeologists for its association with their family name (Flavius).
The Colosseum is built of travertine limestone, tuff (volcanic rock), and brick-faced concrete. It could hold an estimated 50,000 to 80,000 spectators at various points in its history, having an average audience of around 65,000; it was used for gladiator contests and public spectacles including animal hunts, executions, re-enactments of famous battles, dramas based on Roman mythology, and briefly mock sea battles. The building ceased to be used for entertainment in the early medieval era. It was later reused for such purposes as housing, workshops, quarters for a religious order, a fortress, a quarry, and a Christian shrine.
Although substantially ruined by earthquakes and stone robbers taking spolia (stones taken from an old structure and repurposed for new construction or decorative purposes), the Colosseum is still a renowned symbol of Imperial Rome and was listed as one of the New 7 Wonders of the World. It is one of Rome's most popular tourist attractions and has links to the Catholic Church, as each Good Friday the Pope leads a torchlit "Way of the Cross" procession that starts in the area around the Colosseum. The Colosseum is depicted on the Italian version of the 5 euro cent coin.
THE RUINS OF LEPTIS MAGNA, LIBYA
The ruins of Leptis Magna are located in Libya. They include a theater, amphitheater, basilica, and other monuments. Founded by the Phoenicians, Leptis or Lepcis Magna became a prominent city of the Carthaginian Empire and Roman Libya at the mouth of the Wadi Lebda in the Mediterranean. It is now a UNESCO World Heritage site.
THE PANTHEON OF ROME, ITALY
The Colosseum (from Ancient Greek word "kolossos" meaning a large statue or giant) is an elliptical amphitheater in the center of Rome, just east of Forum. It is the largest ancient amphitheater ever built and is still the largest standing amphitheater in the world, despite its age. Construction began under the Emperor Vespasian in 72 AD)and was completed in AD 80 under his successor and heir, Titus. Further modifications were made during the reign of Domitian
Established as a Punic settlement prior to 500 BC, the city experienced significant expansion under Roman Emperor Septimius Severus (193–211 AD), who was born there. The 3rd Augustan Legion was stationed here to defend the city against Berber incursions. After the legion's dissolution under Gordian III in 238, the city was increasingly open to raids in the later part of the 3rd century. Diocletian reinstated the city as provincial capital, and it grew again in prosperity until it fell to the Vandals in 439. It was reincorporated into the Eastern Empire in 533 but continued to be plagued by Berber raids and never recovered its former importance. It fell to the Muslim invasion in 647 and was subsequently abandoned.
After being abandoned, the city was remarkably preserved as it lay buried beneath layers of sand dunes. In the 1920s, it was unearthed by Italian archaeologists during Italy's occupation of Libya. Its ruins are within present-day Khoms, Libya (81 miles east of Tripoli) are among the best-preserved Roman sites in the Mediterranean.
When you're dead, you don't know that you're dead. All of the pain is felt by others. The same thing happens when you're stupid.
é The Front of the Pantheon and the Pantheon Obelisk.
é The Interior of the Pantheon.
JOEPYREK FROM RICHMOND, VA, USA , CC BY-SA
VIA WIKIMEDIA COMMONS
é Leptis Magna.
Saying ‘have a nice day’ to someone sounds friendly, but saying ‘enjoy your next 24 hours’ sounds threatening.
é The Peristil is the rectangular space at the center of Diocletian's Palace. On the left is the Cathedral of St Domnius and straight ahead is the Protiron intended to "frame" Emperor Diocletian as he emerged from his private apartments through the Vestibule ready to receive the adoring masses. The opening in the lower center is a stairway to the substructure (basement) of Diocletian's Palace.
é Reconstruction of Diocletian's Palace in its original appearance upon completion in AD 305.
DIOCLETIAN’S PALACE, CROATIA
Diocletian's Palace was built at the end of the third century AD as a residence for the Roman emperor Diocletian, and today forms about half of the old town of Split, Croatia. While it is referred to as a "palace" because of its intended use as the retirement residence of Diocletian, the term can be misleading as the structure is massive and more closely resembles a large fortress About half of it was for Diocletian's personal use, and the rest housed the military garrison.
The complex was built on a peninsula 3.7 miles southwest of Salona, the former capital of Dalmatia, one of the largest cities of the late empire with 60,000 people and the birthplace of Diocletian. The terrain around Salona slopes gently seaward Today the remains of the palace are part of the historic core of Split, which in 1979 was listed by UNESCO as a World Heritage Site. n
DENNIS G. JARVIS CC BY-SA 2.0, VIA WIKIMEDIA COMMONS
THE FACTOR
CLEVELAND CLINIC LOU RUVO CENTER FOR BRAIN HEALTH - LAS VEGAS
The CLeveLand CLiniC Lou Ruvo Center for Brain Health opened on May 21, 2010, in Las Vegas, Nevada. It is operated by the Cleveland Clinic and was designed by Frank Gehry.
The center operates as an outpatient treatment and research facility in downtown Las Vegas on land deeded to Keep Memory Alive, the fund raising arm of LRCBH, by the City of Las Vegas as part of its 61 acre Symphony Park. The center is approximately 65,000 sq ft and includes 13 examination rooms, offices for health care practitioners and researchers, a "Museum of the Mind", and a community auditorium. The center also serves as the headquarters for Keep Memory Alive, the Las Vegas Alzheimer's Association and the Las Vegas Parkinson's Disease Association. n
Larry Ruvo is one of the leaders in finding a cure for Alzheimer's Disease through the "Keep Memory Alive Foundation" & The Cleveland Clinic / Lou Ruvo Brain Institute, which he founded in memory of his father.
IN THE N WS
MICHAEL V. GEARY, CAE, APPOINTED AS PRESIDENT & CEO OF IFMA
The inTernaTionaL FaCiLiT y managemenT Association (IFMA) announced the appointment of Michael V. Geary, CAE, as its new President & CEO, effective February 10, 2025. With over thirty years of distinguished leadership in the association and nonprofit sectors, Mike is poised to propel IFMA into a future where it not only meets the global challenges of today but leads the innovations of tomorrow.
Most recently, Geary served as the CEO of the Society for Marketing Profes -
sional Services (SMPS) and the SMPS Foundation, where he supported over 7,400 professionals in the architecture, engineering, and construction industries. His career also includes pivotal roles at AmericanHort, the American Institute of Architecture Students, and the National Association of Home Builders, where he enhanced global engagement and cultivated inclusive, professional networks across continents. His “proven leadership skills and ability to connect with members and stakeholders globally will be beneficial as we work to extend IFMA’s reach
and influence in the built environment worldwide," said Lynn Baez, Chair of IFMA. "His strong association management experience and commitment to fostering an inclusive environment align well with IFMA's values and our strategic goals."
In his new role, Geary will leverage his extensive network within the association community and his profound expertise in strategic planning to enhance IFMA’s presence on the international stage. He is dedicated to building strong relationships and ensuring every member of our diverse community feels represented and valued. He holds a CAE designation from the American Society of Association Executives and a Certificate in Diversity & Inclusion from Cornell University. An active volunteer, he has served on multiple boards, including the Delta Chi Fraternity and America in Bloom. n
They said I could do anything, so I became a disappointment.
TRENDI G Climate Trends
The pasT year seT a new record as the hottest on record, marking a significant milestone in global climate change. According to five leading international climate organizations, it was the first year to exceed the temperature threshold established by the Paris Agreement, which aims to prevent the worst consequences of global warming.
struck in 2024, this vegetation dried out, becoming highly flammable and fueling the destructive fires.
The organizations that confirmed 2024 as the hottest year include the National Oceanic and Atmospheric Administration (NOAA), the National Aeronautics and
Global temperatures in 2024 were between 2.65 to 2.92 degrees Fahrenheit above preindustrial levels. The 2015 Paris Agreement, signed by over 190 countries, including the U.S., sought to keep warming 34.7 degrees Fahrenheit to minimize risks associated with climate change. Surpassing this limit heightens the likelihood of severe weather events, such as rising sea levels, extreme heat waves, floods, and wildfires. A clear example of this is the recent California wildfires, which have claimed at least 10 lives and destroyed over 9,000 homes in the Los Angeles area.
These devastating fires are linked to a phenomenon known as "hydroclimate whiplash"—a pattern of abrupt shifts between extreme wet and dry conditions A study published in the journal Nature Reviews highlights how record-breaking precipitation in California during the winter of 2022-23 spurred the growth of dense vegetation. When extreme heat and near-drought conditions
Space Administration (NASA), the European Union’s Copernicus Climate Change Service, the World Meteorological Organization, and Berkeley Earth, an independent research group based in California. The primary driver of this record-breaking heat was the continued accumulation of greenhouse gases in the atmosphere.
While the Paris Agreement's threshold has not been officially declared as breached— climate trends are typically assessed over longer periods, such as a decade—scientists anticipate continued warming. Major greenhouse gas emitters like China and the U.S. remain reliant on fossil fuels, further contributing to rising temperatures.
A Slight Cooldown
While 2025 is still expected to be one of the hottest years on record, it may rank third behind 2024 and 2023. A slight cooling effect is expected due to the global weather pattern known as La Niña, which is anticipated to persist until April.
Shifts in Citrus Production
Florida’s citrus industry is struggling to meet the demand for orange juice. Alico Inc., one of Florida’s largest citrus growers, recently announced its exit from the orange business due to hurricane damage and the effects of citrus greening disease, which has worsened with rising temperatures. Its production dropped by 73% due to disease and storms. As Florida’s output declines, juice producers such as Florida’s Natural and Tropicana are increasingly sourcing oranges from Mexico, Brazil, and California.
More Frequent Cold Snaps
Paradoxically, Arctic warming is expected to bring more deep freezes to North America, such as the recent extreme cold affecting the U.S. South. Scientists attribute this to disruptions in the polar vortex—a powerful atmospheric current. As the Arctic warms, these disruptions become more frequent, allowing frigid air to push southward. A recent study in Environmental Research: Climate supports this theory, noting an increase in these chilling events.
Increased Air Turbulence
With more energy in the atmosphere, high-altitude jet streams are strengthening, leading to greater occurrences of vertical wind shears. As a result, clear-air turbulence—difficult to predict or avoid— is expected to become more frequent. A 2024 study in the Journal of Geophysical Research: Atmospheres found that planes in the Northern Hemisphere currently encounter this type of turbulence about 1% of the time, while flights over East Asia face it around 7.5% of the time.
As climate change accelerates, these trends underscore the urgent need for action to mitigate its effects and adapt to an increasingly volatile environment. n
BY KATE ZABRISKIE
GO HOME, GO HOME, GO HOME NOW LET’S MAKE ‘COME BACK’ WORK
iF This TiTLe FeeLs like a lyric from a confusing song, that’s because the message has been just as mixed. For years, it was all “Go home, stay remote, stay safe”—a chorus sung on repeat. Now, the tune has flipped to “Come back, come back, come back,” and employees are understandably out of sync with the new rhythm.
Some are ready to march back to the office, happy to leave behind barking dogs and lawn equipment symphonies. Others are clutching their home setups like cherished vinyl records, unwilling to let go. It’s complicated, sure, but it’s far from impossible. With the right approach, this transition can hit all the right notes.
ACKNOWLEDGE THE WHIPLASH
First things first: The shift from “go away” to “come back” has created some emotional and logistical whiplash. Employees spent years adapting to remote work, building routines, and redefining their work-life balance. Asking them to switch gears again is no small ask.
To smooth the transition, leaders need to acknowledge this shift head-on:
• Validate the Journey: “We know this change comes after years of adapting to remote work, and we understand it’s a big adjustment.”
• Be Transparent About the Why: Explain why the return is happening. Is it about collaboration? Team culture? Improved innovation? People are more likely to embrace the shift if they understand its purpose.
BALANCE FLEXIBILITY WITH STRUCTURE
Flexibility was the hallmark of remote work, and employees aren’t going to give it up lightly. A rigid “butts-in-seats” policy won’t fly, but neither will a free-for-all. The sweet spot? A hybrid approach that offers structure with room to adapt.
Here are a few approaches:
• Hybrid Days with Intentional Overlaps: Let employees choose their in-office days but
schedule team overlaps for key collaboration days.
• Commuter-Friendly Schedules: For those with long commutes, consider three-day office weeks instead of five.
• Remote-First Roles Where It Makes Sense: Some positions don’t require constant face time. Be honest about which roles can stay remote and which need in-office presence.
Flexibility shows employees you respect their time and challenges, while structure keeps the team aligned and productive.
BRING BACK CONNECTION
For many, remote work was isolating but comfortable. Now, coming back to the office means re-learning how to connect in person—and rebuilding relationships that may have faded.
Make reconnecting a priority:
• Start with Social Moments: Host casual lunches, coffee chats, or team activities to ease the transition.
• Encourage Collaboration: Create spaces and opportunities for organic idea-sharing—think open workspaces, brainstorming sessions, or cross-departmental meetups.
• Celebrate the Return: Treat the transition as a fresh start. Celebrate milestones and acknowledge the team’s effort to adapt yet again.
When people feel connected, they’re more likely to embrace the change.
EXPECT RESISTANCE— AND HANDLE IT WITH EMPATHY
Not everyone will be on board with coming back to the office, and that’s okay. Some will push back because they’re anxious, burned out, or struggling to adjust.
Here’s how to navigate resistance:
• Listen First: “I understand this change is hard. What’s the biggest challenge you’re facing with coming back?”
• Address Real Barriers: If someone is overwhelmed by their commute, could they shift their hours to avoid rush hour?
• Stay Firm When Necessary: While empathy matters, clarity does too. “I hear your concerns, but in-office collaboration is essential for this team. Let’s talk about how we can make it work for you.”
Resistance isn’t the enemy—it’s an opportunity to find solutions and show employees you value their input.
REFRAME THE OFFICE AS A PLACE PEOPLE WANT TO BE
One reason employees resist returning to the office is that it doesn’t feel worth it. If they’re commuting just to sit in meetings they could attend virtually, who can blame them?
Shift the narrative by making the office a space that’s productive, engaging, and enjoyable:
• Make It Collaborative: Designate spaces for teamwork and brainstorming, not just rows of desks.
• Offer Perks: Provide things employees can’t get at home—like free coffee, quiet focus rooms, or tech support.
• Show Appreciation: Small gestures, like weekly treats or recognition shoutouts, go a long way in boosting morale.
The goal is to create a workplace where people feel excited to show up—not obligated.
BE READY TO ADJUST
This transition isn’t a “set it and forget it” scenario. It’s a process that requires regular evaluation and fine-tuning.
Here’s how to stay adaptable:
• Gather Feedback: Use surveys or team discussions to understand what’s working and what’s not.
• Adjust Policies as Needed: If commuting challenges are a major issue, could a two-day office week work instead?
• Keep Communicating: Transparency builds trust. Share updates on how the return-tooffice strategy is evolving and what’s driving decisions.
Flexibility and communication show employees that the organization is evolving with them— not against them.
ADJUSTING TO THE NEW TUNE
Switching from “go away” to “come back” is more than a logistical change—it’s a shift in rhythm that requires rebuilding trust, fostering connection, and redefining purpose in the workplace. Like any new song, it takes time for everyone to find their groove.
By harmonizing flexibility with structure, creating genuine opportunities for connection, and designing a workplace that feels worth the commute, leaders can transform this transition into a chance to grow stronger together.
The goal isn’t to drag people back to their desks—it’s to compose an environment where they feel inspired to return. When that happens, the entire team hits the right note. n
Kate Zabriskie is the president of Business Training Works, Inc., a Maryland-based talent development firm. czabriskie@businesstrainingworks.com
I learned today that ‘spite’ is not an appropriate answer to ‘what motivates you?’
You don't need a parachute to go skydiving. You need a parachute to go skydiving twice.
DIVERSI NS: WOMEN AS EXPLAINED BY (MALE) ENGINEERS
ARTCH TECTURE
JATI PUTRA TURNING THE WORLD ON ITS SIDE
“The hardest part is actually not from the editing part, but to find the images that fit with my ideas. Because first of all, to make them, I have to think of something and then go looking for the images that are quite exactly the same as my ideas. After I found the right one, the rest is the easiest part.”
Jati Putra Pratama is a student and graphic designer from The Jakarta, Indonesia who turns landscape photos into surreal works of art by contorting the scenes to include unusual angles—in effect, by warping time and space. And his physics-defying scenes aren’t his only style. His artistry in photo manipulation spans the gamut of surrealism.
Turning oceans on their sides and beaches into stadiums, he distorts images through a process of digital bending and layering that disorients as to what is up or down. Working
with mountains, oceans, forests (i.e., large-scale environments).
“The very first time that triggered me to create surreal landscape artworks was back in 2015, the one and only Christopher Nolan’s movie Inception inspired me to create them…. My basic style before I did the surreal landscape styles artwork was collage art, to assemble pieces of different images to be one artwork, and then the ideas to create surreal landscapes with the same basic technique, to crop the 'object' which is the land, or the sea, from the background, and then bend them, and put it back together to the background and do a little magic for finishing to make it more realistic and clean just like a photograph look.”
“Back in 2015-2016 when my artworks went viral, a lot of people reached out to me, they were amazed with my artwork. What amazed me was that there was one person who emailed me that he created an editing app for mobile, to create an image that blends just like my style, he told me that my artworks inspired him to create that mobile app.”
“I’m currently exploring AI, even though it’s quite amazing how it works, I still believe that nothing replaces a manual process. I tried also to create an artwork using AI, I posted a few of them. Quite interesting, but I don’t think I will go full with that AI stuff and keep to my style for now and in the future.” n
You can see more of the Jari Putra’s landbending digital images on his Instagram page: www.instagram.com/ jatiputra
WHY ARTCH TECTURE?
Great art is among the most sublime, meaningful, and redeeming creations of all civilization. Few endeavors can equal the power of great artwork to capture aesthetic beauty, to move and inspire, to change perceptions, and to communicate the nature of human experience. Great art is also complex, mysterious, and challenging. Filled with symbolism, cultural and historical references, and often visionary imagery, great artworks oblige us to reckon with their many meanings.
Architects and designers (many of our readers) have a lot of influence on the way we perceive the world. A structure often plays a significant part in how we experience a place. (Think of a restaurant, a museum, an arena, a stadium... even an office building - virtually anywhere!) The interior design impacts our sensory perception, our comfort, and our physical connection and there is also artistry in the exterior design. (That’s why we call it artchitecture.)
BY SUSAN ROBERTSON
every year, amy B., a buyer for a large retail chain store, hosts an Easter egg decorating teambuilding party, where she and a bunch of her suppliers spend an entire afternoon coloring and bedazzling boiled eggs. None of them bring kids—they do this for the sheer pleasure of out-of-the office bonding, creating interesting and attractive objects. The group is always amazed at the creativity of the resulting eggs. (And in case you’re wondering, no, none of them are artists.)
So why, as adults, don’t people exercise their inner child-like creativity more often? And what is it about the Easter egg party that allows them to so freely generate and express such range and diversity of ideas? There are several factors—all of which also apply to innovation.
1. EACH EGG REPRESENTS A VERY LOW COMMITMENT
It is cheap in both time and materials to try any idea they think of, so they try lots of ideas. If one doesn’t work, it doesn’t matter—it’s just one egg.
Similarly, in your innovation work, you need to consider and try out many ideas, to ensure that only the best ones move forward. As innovation projects proceed through a company, they get more expensive—in money, time, and labor—at each successive phase. Developing Learn Fast, Learn Cheap methodologies allows you to try out lots of ideas early on, while it’s still cheap.
2. THEY LEVERAGE NOT ONLY INDIVIDUAL CREATIVITY, BUT ALSO USE THE POWER OF THE GROUP
Someone will think of an idea to try, and then toss it out to the group. Then everyone contributes ideas for how best to accomplish it. No one ever says, “Yes, but that won’t work.” Everyone just
WHY INNOVATION SHOULD BE MORE LIKE EASTER EGGS
thinks of ways to help make it better. The resulting final solutions are nearly always significantly better than what the person would have tried originally.
In many companies, the “Yes, But” phenomenon is all too common, and can be very damaging to creativity and innovation. Most ideas aren’t perfect when they’re first conceived, but teams act like they should be. They point out all the problems in an emerging idea before they ever attempt to find out if there’s anything good about it. For innovation and creative problem solving to thrive, it’s critical to create an environment that nurtures ideas rather than stifles them, so you get the benefit of the best thinking of the entire team.
3. THEY ARE WILLING TO START OVER WHEN SOMETHING CLEARLY ISN’T WORKING
Once she reframed the problem from coloring eggs to decorating eggs, everyone else also began creating the most innovative and unusual eggs of all.
One woman brought eggs that were not naturally white; instead, they were brown. It wasn’t clear that dyeing them would work very well, if at all. And, in fact, the first few attempts didn’t work. So, she scraped off all the color on her unsuccessful eggs several times. But when she chose red, yellow, and orange colors and left them in the dye bath long enough, she got some of the most uniquely rich and vividly colored eggs anyone had ever seen.
Unfortunately, in large organizations, too many innovation projects that aren’t quite hitting the mark proceed too far. It’s important to recognize when an idea isn’t working, and then be willing to start again when you need to.
4. REFRAMING THE GOAL RESULTS IN MORE DIVERGENT IDEAS
The woman with the brown eggs also tried other methods of decorating the eggs, not just coloring them with dye.
This reframing of the problem is a critical step in effective problem-solving and innovation. This is because the way a problem is stated affects the potential solutions you will think of. So when addressing any obstacle, it’s a good idea to question the way the challenge or problem is worded, to see if you can reframe it to get to different and better solutions.
So the next time you find yourself with eggs to decorate—or a challenge to meet—keep these tips in mind to help you think more creatively and come up with more innovative solutions.
• Learn fast, learn cheap. Test many possible ideas.
• Leverage individual and group creativity; “Yes, and” instead of “Yes, but”.
• Be willing to start over when the idea isn’t working.
• Reframe the opportunity to expand your thinking. n
Susan Robertson empowers individuals, teams, and organizations to more nimbly adapt to change, by transforming thinking from “why we can’t” to “how might we?” She is a creative thinking expert with over 20 years of experience speaking and coaching in Fortune 500 companies. As an instructor on applied creativity at Harvard, Susan brings a scientific foundation to enhancing human creativity. To learn more, please go to: SusanRobertsonSpeaker.com
My dog was licking his balls, and my friend said, “Boy I wish I could do that.” I told him he'd better pet him first because he's kind of mean.
Yesterday
I ate 2 pieces of string. Today they came out tied together! I shit you knot!
Senior Housing
senior housing, onCe a disappointment for commercial real estate investors, is poised for a significant shift. With millions of aging baby boomers reaching their senior years, demand for senior living facilities is set to surge. The oldest baby boomers are now nearing 80, and by 2030, the U.S. population aged 80 and older is expected to grow by more than four million, reaching 18.8 million.
Historically, many seniors at this stage of life decide that living at home is no longer safe or comfortable, prompting them to seek senior housing. However, many will face long waitlists as the sector transitions from an oversupply to a shortage. The pandemic nearly halted senior housing development, and the pace has not recovered. By 2030, an estimated 560,000 new units will be needed to meet demand, yet current development rates suggest only 191,000 units will be added, according to NIC MAP data.
“We’ve never had a population pyramid that looks like this,” said Arick Morton, CEO of NIC MAP. “The senior housing industry would need to develop twice as many units annually as it has in any previous year just to keep up.”
This shortage is likely to result in higher costs, particularly affecting seniors with fixed incomes who may struggle to afford housing in desirable locations. Developers are hesitant to build due to high interest rates and soaring construction costs.
Most developers have stepped back due to economic challenges. Instead of new construction, major industry players like Welltower and Ventas are focusing on acquisitions. Welltower, the largest senior housing owner in the U.S., spent $6.2 billion on acquisitions in the first three quarters of 2024, surpassing its total spending from 2023. Ventas also emphasized acquisitions as its primary capital allocation strategy. Purchasing existing communities
TRENDI G
remains more cost-effective than building new ones, with prices 20% to 30% below 2019 levels.
Wall Street has responded favorably to this approach. Ventas and Welltower outperformed the all-equity REIT index by an average of 28 percentage points in 2024, according to real estate analytics firm Green Street.
The senior housing sector suffered major setbacks during the pandemic, with demand plummeting due to high infection rates, loss of life, and social-distancing restrictions. Rising labor costs and mortgage defaults due to spiking interest rates further strained the industry. Though occupancy rates have now returned to pre-pandemic levels and rent growth has resumed, developers remain wary.
One key challenge is affordability. Green Street reports that roughly half of seniors cannot afford private senior housing, which typically requires outof-pocket payments without thirdparty reimbursements. Monthly rents average $4,100 for independent living units and $6,400 for assisted living facilities with additional care.
Despite this, baby boomers remain the wealthiest generation in U.S. history. Many own homes that have significantly appreciated in value, and over 40% can afford senior housing based
on income alone—up more than 10 percentage points since 2017, according to Green Street. However, about 35% of those who can afford senior housing still choose to age in place, preferring to stay near family and friends, aided by advancements in home design and technology.
The industry has also experienced past overexpansion. A decade ago, developers, anticipating baby-boomer demand, built aggressively under favorable financial conditions, leading to a glut and lower occupancy rates before the pandemic.
Many new projects will cater to the wealthiest seniors, featuring high-end amenities such as luxury dining, spas, and educational programs. Developers are targeting affluent seniors because they are more capable of absorbing inflation-driven cost increases and labor shortages. These high-income residents are also more willing to accept future rent hikes, making them a desirable demographic for senior housing investors.
While the industry faces challenges, the growing senior population presents a compelling long-term opportunity. The next few years will determine whether the sector can meet the demand or leave many seniors struggling to find adequate housing options. n
é Morris Heights - Bronx, New York.
The Impact of Tariffs On Real Estate
presidenT donaLd Trump's reCenT imposition of tariffs—25% on imports from Canada and Mexico, and 10% on imports from China—has significant implications for various segments of the U.S. real estate industry.
INDUSTRIAL REAL ESTATE
According to reuters.com: The tariffs are expected to disrupt supply chains, leading companies to reconsider their logistics and distribution strategies. This may increase demand for warehouse and distribution spaces as businesses seek to stockpile goods to mitigate potential shortages and cost increases. Conversely, higher import costs could suppress the volume of goods moving through these facilities, potentially reducing demand in the long term.
RETAIL REAL ESTATE
According to nypost.com: Retailers are likely to face higher costs for imported goods, including electronics, clothing, and food products. These increased costs may be passed on to consumers, potentially reducing consumer spending and affecting retailers' profitability. As a result, demand for retail spaces could decline, and vacancy rates may rise, particularly in markets heavily reliant on imported goods.
OFFICE REAL ESTATE
According to marketwatch.com: Companies facing increased operational costs due to tariffs might delay expansion plans or downsize to control expenses. This cautious approach could lead to reduced demand for office spaces, affecting occupancy rates and rental growth, especially in markets with a high concentration of businesses dependent on international trade.
TRENDI G
MULTIFAMILY RESIDENTIAL REAL ESTATE
According to barrons.com:
The construction of multifamily housing is anticipated to become more expensive as tariffs drive up the costs of building materials like lumber and steel. These increased costs could slow the development of new housing projects, exacerbating housing shortages in some areas and potentially leading to higher rents.
HOSPITALITY REAL ESTATE:
The hospitality sector may experience mixed effects. On one hand, increased costs and economic uncertainty could reduce business travel and tourism, leading to lower occupancy rates in hotels. On the other hand, domestic tourism might see a boost if international travel becomes more expensive or less appealing due to trade tensions.
RESIDENTIAL REAL ESTATE
Tariffs have become a critical issue - affecting home prices, construction costs, and overall market stability. One of the most immediate effects of tariffs is the increased price of construction materials. For instance, tariffs on Canadian lumber—one of the largest sources of wood for U.S. homebuilders—have significantly driven up costs. The National Association of Home Builders estimates that tariffs on lumber alone have added thousands of dollars to the price of a new home. Similarly, tariffs on steel and aluminum impact everything from framing to appliances, further inflating costs.
These higher costs are often passed on to homebuyers, reducing affordability, particularly for first-time buyers. The supply chain disruptions caused by tariffs also slow down construction, leading to delays in housing projects and exacerbating the existing shortage of homes in many areas.
Tariffs can also create uncertainty in the real estate market. Developers may hesitate to start new projects if they anticipate further increases in material costs. Investors, in turn, may pull back from residential real estate, reducing capital flow into the sector.
The resale market also feels the impact. Higher new home prices make existing homes more attractive to buyers. However, if tariffs continue to drive up overall housing costs, fewer people may be able to afford to buy, potentially leading to stagnation in certain market segments.
While some proponents argue that tariffs protect domestic manufacturing and create jobs, the residential real estate sector faces considerable challenges as a result. accessible and that the market remains stable in the face of shifting trade policies.
In summary, while the full impact of the tariffs will unfold over time, the real estate industry should prepare for potential challenges across various sectors, including increased construction costs, shifts in space demand, and broader economic uncertainties. n
My boss told me to have a good day, so i went home.
TRENDI G
Best State Capitals to Live In
1
47
BY ADAM MCCANN
sTaTe CapiTaLs aren’T jusT for lawmaking and memorization. Often, they’re thriving cities with a lot of economic and cultural value. In fact, they can be some of the best places to live in America. However, not all state capitals are created equal. For example, nearly 27% of the population of Hartford, CT
lives in poverty, compared to 11.1% of the entire United States.
In order to determine which state capitals make the best homes, WalletHub compared all 50 across 48 key indicators of affordability, economic well-being, quality of life, education and health care. Their data set ranges from the cost of living to the quality of K–12 school systems to the crime rate.
To view the full report, an explanation of the methodology used, expert commentary, and an interactive map, click <HERE>. n
Adam McCann is a personal finance writer for WalletHub.
REAL ESTATE F THE FU URE
THE EDGE: A GLIMPSE INTO THE FUTURE OF REAL ESTATE
The gLoBaL reaL esTaTe industry is undergoing a radical transformation. Technological advancements, sustainability concerns, and shifting workplace dynamics are shaping the buildings of tomorrow. One structure that stands as a beacon of futuristic real estate is The Edge in Amsterdam, an architectural masterpiece that seamlessly blends cutting-edge technology, energy efficiency, and human-centric design.
This 430,600-square-feet office building, designed by PLP Architecture and completed in 2015, has redefined what it means to be an intelligent workspace. Housing Deloitte’s Netherlands headquarters, The Edge is more than just an office building—it’s a self-sustaining ecosystem that maximizes efficiency, comfort, and connectivity.
THE WORLD’S SMARTEST OFFICE
What makes The Edge truly futuristic is its smart building technology. Every aspect of the office experience is meticulously optimized using an advanced Internet of Things (IoT) infrastructure.
SMARTPHONE-CONTROLLED WORK ENVIRONMENT:
Employees do not have assigned desks. Instead, a dedicated smartphone app assigns them workspaces dynamically based on their schedules, preferences, and tasks for the day. This adaptive system promotes flexibility and collaboration while ensuring optimal space utilization.
PERSONALIZED LIGHTING
& TEMPERATURE:
Sensors embedded throughout the building track occupancy and adjust lighting and climate control accordingly. Employees can fine-tune their workspace’s lighting and temperature through the app, ensuring an environment tailored to individual comfort and productivity.
DATA-DRIVEN EFFICIENCY:
The Edge collects real-time data on energy usage, space occupancy, and air quality. This information is continuously analyzed to optimize performance, ensuring that no resource is wasted.
This level of automation transforms the traditional office into a dynamic and
responsive workplace that enhances employee well-being while minimizing operational costs.
SUSTAINABILITY AT ITS CORE
One of the defining characteristics of futuristic real estate is sustainability, and The Edge sets a global benchmark in this regard. With an outstanding BREEAM (Building Research Establishment Environmental Assessment Method) score of 98.36%, it is one of the most sustainable buildings in the world.
SOLAR POWER & ENERGY EFFICIENCY:
The building is covered in solar panels, with additional panels installed on nearby buildings to supplement energy needs. These systems generate more
A: That it's impossible to lose weight by eating green grass and salads and walking.
Q: What do we learn from cows, buffaloes and elephants?
Amsterdam at Night
I felt uncomfortable driving into the cemetery after the GPS blurted out ‘you have reached your final destination.’
energy than The Edge consumes, making it an energy-positive structure.
The building collects rainwater for reuse in toilets and irrigation, significantly reducing water consumption. Additionally, it utilizes natural ventilation and high-performance insulation to regulate indoor climate efficiently.
LED LIGHTING SYSTEM:
The entire building is illuminated by Power-over-Ethernet (PoE) LED lighting, which is 80% more energy-efficient than traditional office lighting. Philips designed these smart LEDs to integrate with the building’s IoT system, adjusting brightness based on occupancy and daylight levels.
Through these innovations, The Edge demonstrates that future real estate can balance human comfort with environmental responsibility, proving that green architecture is both practical and profitable.
REVOLUTIONIZING THE OFFICE EXPERIENCE
While many futuristic buildings focus solely on aesthetics, The Edge excels in human-centric design. It is not only energy-efficient and technologically advanced but also prioritizes the well-being of its occupants.
BIOPHILIC DESIGN ELEMENTS:
Studies show that exposure to nature enhances mood and productivity. The Edge integrates green walls, indoor gardens, and abundant natural light, creating a healthier workspace that fosters creativity and focus.
WELLNESS-ORIENTED SPACES:
The building features an in-house gym, relaxation areas, and a variety of work settings, from open collaboration zones to private booths. This diverse range of environments allows employees to choose workspaces that best suit their needs at any given moment.
SUSTAINABLE COMMUTING SOLUTIONS:
The building promotes green transportation, offering extensive bicycle
parking and electric vehicle charging stations. Employees are encouraged to use public transit, walk, or bike to work, reducing carbon emissions.
By prioritizing employee health and engagement, The Edge sets a new standard for workplaces that not only look futuristic but feel futuristic.
LESSONS FROM THE EDGE
The Edge serves as an inspiration for developers, architects, and city planners worldwide. It is a living testament to the power of innovation, proving that the workplaces of the future can be smarter, greener, and more adaptable than ever before. It is not just a building; it’s a proof of concept for what real estate can—and should— be in the future. It highlights several key trends shaping the industry. The buildings of tomorrow will be datadriven, with AI and IoT optimizing energy consumption, security, and comfort in real time. Future buildings will embrace carbon-neutral strategies, renewable energy, and eco-conscious materials to meet climate goals. Static offices will become obsolete, giving way to dynamic, user-centric environments that prioritize flexibility and productivity.
As cities expand and global challenges like climate change and urbanization accelerate, the principles embodied by The Edge will become essential. The real estate of the future is already here—and it is intelligent, sustainable, and human-centered. n
Studies and Reports
BY MARIA GATEA
a souThern migraTion has been steadily unfolding across the U.S., driven by the search for more relaxed housing markets. In 2023, 46% of net interstate migration flowed into the South, with another 25% heading west, according to StorageCafe’s study based on the latest U.S. Census data. The study also explores what the net migration winners have to offer to recent transplants, examines the migration hotspots with the highest per capita rates and analyzes generational shifts.
TRENDI G U.S. Migration Trends
Amongst its key findings: Housing affordability is shaping migration trends. Home prices in nine of the top 10 states attracting new residents are 9% to 59% lower than those in their primary source states — an important factor, as nearly four in 10 movers achieve homeownership within a year of relocating.
The top states gaining residents — Texas, Florida, the Carolinas and Georgia — welcomed a combined net influx of over 500,000 people in 2023. California and New York, while still leading in departures, saw slower outflows compared to previous years.
In per capita terms, smaller states like the Carolinas and North Dakota feel the effects of domestic migration more intensely. North Carolina, for example, welcomed over 13 newcomers per 1,000 residents, fueling a 10% home price increase over the past year. Over the past five years prices have increased by 60%.
Emilia Man, the lead analyst behind the story, said
“Interstate and regional migration are undergoing significant shifts, driven by the pursuit of affordability and better living conditions. Residents are increasingly relocating to areas with lower housing costs and less competition, often where active construction meets demand, offering diverse housing options for both buyers and renters.
Within booming metro areas, there’s a growing trend of moves from core cities to fast-growing outer suburbs. These areas offer more space, attainable pricing and vibrant communities while keeping residents connected to the economic opportunities of larger metros. These trends are reshaping housing markets and driving the evolution of cities and suburbs to better serve their growing populations.”
I went by the house I grew up in, and i asked if I could go in and look around. They said’ ‘no and slammed the door. My parents can be so rude.
Did you hear about the blonde that got an AM radio? It took her a month to realize she could also listen to it in the afternoon.
Gen Z is quickly catching up to millennials as a key driver of state-to-state relocations, with both generations accounting for nearly 30% of relocations in 2023. While Gen Z is drawn to states like the Carolinas, Indiana and North Dakota for their laid-back lifestyles, they’re also heading to job hubs like Washington, D.C. and Colorado.
As remote work continues to reshape the workforce, it is increasingly contributing to interstate migration, with 20% of long-distance movers working remotely— significantly higher than the 14% of the general population.
Homebuying remains a priority for long-distance movers: In 2023, 39% of those who moved to a new state became homeowners within their first year.
The top destinations for remote workers: Connecticut, Colorado, Vermont and Maine and Washington, D.C.
See the entire study, including methodology, interactive maps and expert commentary <HERE>. n
Maria Gatea is a real estate and lifestyle editor for StorageCafe.
THE EVOLUTION OF SHOPPING MALLS
HOW RETAIL SPACES ARE REINVENTING THEMSELVES
The shopping maLL, onCe the heart of suburban consumer culture, has undergone a significant transformation over the past few decades. What began as a collection of department stores and retail outlets has evolved into a dynamic, multifunctional space that goes beyond traditional shopping. As e-commerce reshapes consumer behavior and experiences become a driving force in retail, shopping malls are reinventing themselves to stay relevant in an increasingly digital world.
THE RISE AND FALL OF TRADITIONAL SHOPPING MALLS
Shopping malls first gained popularity in the mid-20th century, offering a one-stop destination for shopping, dining, and entertainment. By the 1980s and 1990s, they had become a staple of suburban life, featuring anchor stores, food courts, and movie theaters. However, with the rapid rise of e-commerce giants like Amazon, changing consumer preferences, and the decline of traditional department stores, many malls have struggled to maintain foot traffic.
The COVID-19 pandemic further accelerated the decline of traditional malls, forcing retailers to rethink their strategies. Many malls faced closures, with vacant storefronts becoming common sights. This shift, however, has paved the way for a new era of mall transformation—one that prioritizes experiences, innovation, and community engagement.
THE NEW FACE OF SHOPPING MALLS: REINVENTION THROUGH EXPERIENCE
To remain relevant, malls are no longer just about shopping; they are transforming into lifestyle destinations. Shoppers today seek rather than just products. Malls are incorporating pop-up stores and interactive brand experiences, where shoppers can test products before purchasing online, Aug-
mented Reality (AR) and Virtual Reality (VR) stores, allowing customers to visualize products in real time, and themed entertainment hubs, including escape rooms, virtual gaming arenas, and experiential retail spaces like Apple and Tesla showrooms.
One example is the American Dream Mall in New Jersey, which combines shopping with an indoor ski slope, an amusement park, and an aquarium—turning the mall into a fullday entertainment destination. Modern malls are evolving into multi-purpose hubs that integrate retail, dining, office spaces, hotels, and even residential units. Live-Work-Play environments make malls a central part of urban living, where people can shop, dine, work, and socialize all in one place. And co-working spaces within malls (like those by WeWork) provide remote workers with a vibrant, social setting. Also, residential and hotel integrations in malls allow people to live right where the action is, creating a steady flow of visitors.
An example of this is The Grove in Los Angeles, which combines outdoor shopping with residences and entertainment spaces, creating a more walkable, open-air experience. Food courts are evolving into gourmet food halls, featuring highend restaurants, craft breweries, and unique culinary experiences, and celebrity chef restaurants and food festivals are now key attractions in malls. Local and sustainable food markets cater to eco-conscious consumers and interactive dining experiences, like robot-served meals and DIY cooking stations, are gaining traction. Malls like Time Out Market in Lisbon and Hudson Yards in New York have redefined food destinations, drawing visitors beyond shopping.
Two things that never get old: dark humor and kids that aren't vaccinated.
é American Dream Mall in East Rutherford, NJ.
Brain cells die, skin cells die, even hair cells die. But fat cells must have accepted Jesus Christ as their Lord and Savior because they seem to have an eternal life.
To cater to a more health-conscious generation, malls are including luxury fitness centers and wellness spas (turning shopping trips into self-care experience.), medical clinics, dental offices, and wellness centers (making malls convenient for healthcare needs), and boutique fitness studios and indoor sports facilities, such as climbing walls and yoga
centers. For example, Westfield London integrates a luxury gym, beauty salons, and medical clinics, transforming the mall into a lifestyle and wellness hub.
Future malls are prioritizing sustainability and technology to enhance the shopping experience. Eco-friendly designs, such as green roofs, solar panels, and rainwater harvesting, reduce the mall’s environmental footprint. AI-powered personalization tailors shopping recommendations for visitors. And seamless checkout experiences using contactless payment, smart mirrors, and cashier-less stores like Amazon Go. Dubai’s Mall of the Future, currently in development, promises an AI-driven shopping experience with selfnavigating robots and smart fitting rooms.
The evolution of shopping malls is a testament to how retail is constantly adapting to new consumer expectations. No longer just a place to shop, malls are becoming community hubs, integrating experiences, technology, and sustainability to redefine modern retail. Malls that embrace change and innovate will thrive in this new era, offering shoppers not just a destination, but an experience worth visiting. n
é Time Out Market in Lisbon, Portugal.
é Westfield Shopping Centre.
é The Grove in Los Angeles.
BY BRIGADIER GENERAL (RET) T.J. EDWARDS
as The Trump adminisTraTion continues its efforts to reduce the federal government and workforce, the ripple effects are likely to extend far beyond Washington D.C. and its surrounding areas. For many federal employees facing layoffs, the reality is that they may need to relocate in search of new employment opportunities, especially given the high cost of living in the D.C. metropolitan area. Washington D.C. and its surrounding regions, including parts of Virginia and Maryland (known as the DMV), are home to some of the most expensive and sought-after real estate in the country. These changes in the federal workforce, driven by efforts to shrink the government and streamline operations, present both challenges and opportunities for those involved in the real estate market.
The shift in the federal workforce, particularly the mass layoffs that have already begun, will undoubtedly affect both residential and commercial real estate in this area Federal workers have long been one of the largest sectors of employment in Washington D.C. The potential for a reduction in the number of highly paid government workers could cause shifts in the demand for both housing and office spaces, resulting in a potentially volatile market. For real estate professionals and investors, the ongoing reductions could present opportunities to capitalize on the changing dynamics.
LARGE-SCALE REDUCTIONS IN THE FEDERAL WORKFORCE
As reported by USA Today, by Valentine’s Day 2025, the Trump administration had already laid off over 10,000 federal workers across multiple agencies, marking the beginning of what could be a much larger wave of job cuts. The Trump administration, in conjunction with its self-appointed
THINKING OUT LOUD CAPITAL OPPORTUNITY?
Department of Government Efficiency (DOGE) leader Elon Musk, has been actively seeking to cut budgets across various government agencies. These layoffs and budget reductions have been part of an ongoing effort to reduce government spending and streamline operations.
The reduction efforts primarily targeted employees in their first year of
service, as these workers typically lack the ability to appeal their terminations. The overall reductions, when combined with the approximately 75,000 workers who took voluntary buyouts under the Trump administration’s initiative, represent nearly 4% of the federal government’s total workforce of approximately 2.3 million employees. This unprecedented shift in federal employment will undoubtedly create challenges for many of the impacted workers. In a region already burdened by high living costs, it’s likely that a significant portion of these workers will struggle to maintain their current
I lost along the way. Maybe a career as a tour guide was not the right choice.
I get older, I remember all the people
As
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My grandfather said my generation relies too much on the latest technology, so I unplugged his life support.
living arrangements. Given the high cost of housing in the Washington D.C. metropolitan area, many will be forced to either downsize, relocate to more affordable areas, or rent rather than own property. This could lead to a shift in the local housing market, potentially altering demand for residential properties in certain parts of the region.
For real estate professionals, this situation presents a unique set of challenges and opportunities. On the one hand, there may be an oversupply of vacant properties as employees move out of the area or downsize. On the other hand, savvy investors may find opportunities to acquire properties at lower prices, especially in commercial real estate, where federal agency offices may remain vacant or underutilized.
IMPACT ON COMMERCIAL REAL ESTATE
One of the immediate impacts of these large-scale layoffs is the potential surplus of commercial office space in Washington D.C. and the surrounding areas. The federal government occupies a significant amount of office space in the region, especially within the District itself and in nearby Virginia and Maryland. As agencies reduce their staffing levels, there could be a corresponding decline in demand for office space, leaving many commercial buildings vacant.
This could lead to a drop in rental prices for commercial spaces, which would be a significant shift for an area that has long been a highly competitive real estate market. If this trend continues, office buildings in the District could become prime targets for real estate investors looking to acquire properties at a discounted price. Furthermore, as federal employees are laid off, there may be opportunities for businesses to take over federal office space at reduced rental rates, making it an attractive proposition for both startups and established companies looking to secure cost-effective office locations.
The agencies affected by the cuts, such as the Department of Energy and the United States Agency for International
Development (USAID), may find themselves with large, underutilized office spaces. These vacant spaces could become available for lease or sale, providing opportunities for commercial real estate investors to capitalize on the changing landscape. For building owners and landlords, however, the adjustment to the new demand dynamics could be challenging, as they may need to lower rental rates or repurpose office spaces for new tenants.
RESIDENTIAL REAL ESTATE MARKET SHIFTS
The residential real estate market in Washington D.C. could also see shifts as federal employees face job uncertainty. Many government workers who own homes in the area may be forced to sell their properties or downsize to more affordable options in response to job loss or reduced income. Given the historically high cost of owning residential property in the D.C. region, many employees who have worked for the federal government for years may find themselves unable to afford mortgage payments, property taxes, or maintenance costs on their current homes.
In the immediate future, this could result in an increase in the supply of available homes on the market, especially in areas surrounding Washington D.C. such as Arlington, Alexandria, and Bethesda. As the inventory of available homes rises, buyers may have more options to choose from, potentially driving down home prices in certain areas. This could be especially beneficial for first-time homebuyers or investors looking to purchase real estate at a reduced cost.
However, the full impact on residential real estate will depend on the pace and scale of the federal workforce reductions. If the layoffs continue in large numbers, it could lead to a broader shift in the housing market. In addition, some federal employees may decide to
relocate to areas with more affordable housing markets, further impacting demand for residential properties in the D.C. area.
THE ROLE OF REAL ESTATE PROFESSIONALS
For real estate professionals, these changes present an opportunity to assist clients navigating a rapidly changing market. With so many federal workers facing job loss and housing uncertainty, it is essential for real estate agents to stay informed about the shifting dynamics in both residential and commercial real estate. By understanding the trends and recognizing opportunities, real estate agents can better guide their clients and help them make informed decisions.
Moreover, real estate professionals can play a key role in supporting the local community during this transition. Many of the federal employees affected by these layoffs may need assistance with finding affordable housing or relocating to other areas for work. Real estate professionals with a deep understanding of the local market and a commitment to helping people can help ease the burden on those affected by these changes.
INVEST IN WASHINGTON D.C.
If you have the capital to invest, the Washington, D.C. area presents a strong opportunity for both residential and commercial investments. As the nation's capital, D.C. holds enduring significance, making it a stable and attractive location for long-term growth. Regardless of the political landscape or which party occupies the White House, D.C.'s role as a political hub, a magnet for tourists, and a central point for government employees ensures its continued appeal. Whether you're looking to invest in residential properties for the steady demand or commercial spaces with a guaranteed flow of professionals and visitors, D.C. remains a unique and valuable market for those seeking security and growth in their investments. n
T. J. Edwards retired from the U.S. Army after 30 years of service. He is a Contributing Editor of tjedwardsjr23@gmail.com
BY ANDRA HOPULELE
THE HOUSES THAT RENTERS NEVER WANT TO LEAVE
3-BEDROOM HOUSES FOR RENT — THE GOLDILOCKS OF HOUSING
renTers are seTTLing in for the long haul. As soaring home prices and tight inventory keep many on the sidelines, renters in need of more space and privacy are making house rentals their long-term homes. That’s why a new trend is picking up speed: Increasingly, renters are choosing to stay for 10 years or more in a house for rent. And, when it comes to house renters’ ideal space, three-bedroom homes are the clear favorite.
Moving after less than 1 year is becoming less appealing. Compared to 2017, the number of house renters who spend less than 12 months in a home before moving fell 4.5% and decreased in 70 of the 75 metropolitan areas we reviewed. Longterm renting is gaining ground: More and
more house renters are slowly but surely making the single-family home rental they currently occupy into what may be their forever home.
As renters are being priced out of homeownership, they’re turning to single-family homes for rent to satisfy their space and comfort needs. And although Millennials transitioned from renter-majority to owner-majority in 2022, nearly half of America’s largest generation still has yet to cross their biggest milestones off the list while living in a rental: They need to start a family in a rental, work from home—a rental—and build the life they want in a rental. That’s one of the main reasons single-family homes for rent are taking off.
Space is no longer a preference, but a necessity. Nearly half of single-family renters (47%) gravitate toward spacious three-bedroom homes, making them the top pick for those seeking extra room to rent, according to the latest Census data on house renter tenure. If Gen Z renters, young, single Millennials and downsizing Baby Boomers can make do with smaller homes, they're not the majority. Most renters of single-family homes prefer the larger, three-bedroom houses for rent: Nearly half (47%) of all house renters opted for a roomy three-bedroom, whereas less than 10% went for a onebedroom house for rent. Net numbers are equally telling: Nearly 7 million renters live in three-bedroom houses, followed
SHARES OF RENTERS BY NUMBER OF BEDROOMS IN THE 10 LARGEST METROPOLITAN AREAS
at a distance by the 4 million who choose a two-bedroom rental. That’s because single-family homes for rent cater to a very specific demographic — renters who are kept on the sidelines, unable to buy a home big enough for their changing needs.
Of the 45,646,491 renter households in the country, 14,227,371 are single-family renter households. And they’re increasingly going the distance: According to Point2Homes‘ most recent analysis of Census data, renters who spend five to nine and 10+ years in their rental before moving increased by 2 and 2.7 percentage points, respectively. On the other hand, the number of renters who move after just 12 months fell 4.5 percentage points compared to five years ago.
The trend holds for the 15 largest U.S. metros, as well, with all of them boasting the largest numbers of renters opting for this type of single-family home for rent. Los Angeles has the largest number of three-bedroom home renters, followed by Dallas and Philadelphia.
Of course, the most populous cities were the ones that experienced the greatest exodus of people who decided to abandon busy hubs in favor of suburbs, smaller cities and towns and even rural areas during and after the pandemic. That’s why, aside from family formation, remote work could also be a big driver when it comes to demand for larger homes.
See the remaining 60 metropolitan areas and see the entire Point2Homes study <HERE>. n
Do you ever feel the urge to tell someone to shut up even when they're not talking?
Andra Hopulele us a Senior Research Write at Point2,
I merely talked my way out of a speeding ticket by telling the policewoman that she looked stunning. Then I screwed it up by saying, ‘and that's not the drink talking either.’
Born george Bryan BrummeLL in 1778, ‘Beau’ Brummell was an English fashion icon whose influence on men's style endures to this day. As the quintessential dandy of Regency England, Brummell revolutionized men’s fashion, transforming it from the extravagant, ornate styles of the 18th century into the sleek, tailored, and understated elegance that would define the modern gentleman. His impeccable taste, unwavering confidence, and close relationship with the Prince Regent (later King George IV) cemented his status as an arbiter of taste. Despite his tragic downfall, Brummell's legacy remains integral to contemporary fashion and the philosophy of refined masculinity.
EARLY LIFE AND RISE TO PROMINENCE
Born in London to a prosperous but not aristocratic family, Brummell was educated at Eton College, where he quickly gained a reputation for wit and elegance. He later attended Oriel College, Oxford, but left theuniversity to join the 10th Royal Hussars, an elite cavalry regiment commanded by the Prince of Wales. His charm and flair for fashion caught the attention of the prince, who became his close friend and patron.
By the age of 21, he had left the military and fully immersed himself in the social circles of London’s elite. He quickly became a leader of fashion, setting the tone for the refined, minimalist aesthetic that would define men’s attire for centuries. At a time when powdered wigs, lace cuffs, and flamboyant colors were still prevalent, Brummell championed simplicity, precision tailoring, and immaculate grooming.
BEAU BRUMMELL
THE ARBITER OF FASHION AND THE BIRTH OF MODERN DANDYISM
THE BRUMMELL LOOK: A REVOLUTION IN MEN'S FASHION
Brummell’s approach to fashion was radical for his time. He eschewed the extravagant embellishments of the previous era in favor of perfectly tailored, well-fitted garments. The hallmarks of his style included: Dark, well-cut coats [He popularized the navy-blue, single-breasted coat, which later evolved into the modern suit jacket.]; Crisp white linen shirts [A meticulously ironed, high-quality shirt became the foundation of his ensemble.]; Elaborate neckwear [Brummell was famous for his cravats, which he tied with meticulous precision, sometimes requiring hours to perfect.]; Fitted trousers [He replaced knee-breeches with full-length, tailored trousers—an innovation that helped shape modern menswear.]; Polished boots [He emphasized impeccable footwear, often using champagne to clean his boots.]; and Immaculate hygiene [At a time when regular bathing was rare, Brummell championed daily washing, shaving, and grooming.]
His look was not about opulence but about perfection. His philosophy dictated that a gentleman’s appearance should be effortless, clean, and sophisticated—an approach that laid the groundwork for the modern suit and tie.
INFLUENCE ON SOCIETY AND FASHION
Brummell's influence on fashion extended far beyond his own wardrobe. He dictated trends among the British elite, and his standards of dress and grooming became the gold standard for aristocratic men. His presence at Almack’s, London’s most exclusive social club, solidified his status as a tastemaker. Even the Prince Regent took fashion cues from him, further elevating his influence.
His emphasis on personal grooming and minimalism laid the foundation for the dandy movement, which idealized elegance, wit, and composure. The principles he championed continued to shape men’s fashion throughout the 19th and 20th centuries, eventually leading to the modern suit-and-tie ensemble that remains a staple of professional and formal wear today.
FALL FROM GRACE AND EXILE
Despite his immense influence, Brummell’s downfall was swift and dramatic. His extravagant lifestyle, gambling habits, and increasing arrogance led to his financial ruin. His close friendship with the Prince Regent soured, possibly due to Brummell’s sharp wit and refusal to flatter the future king. The final straw came when Brummell publicly insulted the prince at a social event, allegedly quipping, "Alvanley, who’s your fat friend?" —a remark that effectively severed his royal patronage.
Drowning in debt, Brummell fled to France in 1816 to escape
his creditors. He lived in exile in Calais and later in Caen, where he struggled with declining health and poverty. He briefly held a diplomatic post but was soon imprisoned for debt. His once-glamorous life had been reduced to squalor, and he died in a French asylum in 1840 at the age of 61.
LEGACY AND CULTURAL IMPACT
Though his personal fortunes declined, Brummell's influence on fashion and the concept of the modern gentleman never faded. His emphasis on tailoring, grooming, and restraint reshaped men’s fashion, and his legacy continues in contemporary style. The term “dandy” remains associated with his ideals, and his name is still synonymous with elegance and refinement.
He has been immortalized in literature, film, and popular culture and appears in works by authors such as William Makepeace Thackeray and Virginia Woolf. Films and television adaptations continue to portray him as the epitome of wit and style. His legacy endures in Savile Row tailoring, the meticulous dress codes of British aristocracy, and even in modern movements like the “metrosexual” trend of the early 2000s, which emphasized grooming and attention to detail in men’s fashion.
Beau Brummell was more than a mere fashion icon; he was a revolutionary who changed the way men dressed and viewed personal style. His influence persists in the modern suit, the culture of tailored clothing, and the ideals of effortless elegance. While his life ended in tragedy, his aesthetic principles and sartorial standards live on. To this day, any man who values sophistication, grooming, and an impeccably tailored suit owes a debt to the original dandy—Beau Brummell. n
BY ROXANA TOFAN
when ryan's Therapy progress stalled, his mother, Tina, faced a difficult decision. "The facility where I was taking Ryan told us they were going to discharge him because he wasn’t making any progress," she shared. Ryan, at just five years old, was in therapy, but Tina was frustrated when they told her that insurance might not approve more sessions. "They said, 'Insurance is probably going to deny any more therapy,' and I felt like they were giving up." Tina insisted on maintaining his twice-weekly therapy until insurance intervened, but she knew deep down Ryan needed something more. So, she reached out to TEAMability, a decision that would change everything.
TEAMability’s approach was exactly what Tina had been searching for. Unlike other places that made Ryan feel limited, they recognized his potential and tailored their approach to suit him. "Ryan had never stood before. When we arrived at TEAMability, they put him in a harness, and he was standing. He even made walking motions and stepped over obstacles," Tina recalled. It was a breakthrough moment, and Ryan’s small victories felt monumental. "He walked over to me and put his head on my shoulder. My heart just melted," she said, overwhelmed with emotion.
TEAMability wasn’t just a therapy center—it became a place where Ryan could thrive. Tina marveled at how the therapists celebrated even the smallest achievements, moments that might have been overlooked elsewhere. "They celebrate things that I hadn't even noticed, and they’re genuinely happy about them. It’s a joyful place," Tina said.
"TEAMability goes above and beyond for these kids," Tina continued. "The therapists don’t just go through the motions; they see the potential in every child and truly care. They set goals together before each session and create a personalized treatment plan." Tina appreciated how the team adapted their methods to Ryan's unique motivations, making each session feel meaningful. "It doesn’t feel like your child is broken when you go there. It feels like my child can do so many things," she said.
One of Tina’s favorite memories was roller skating with Ryan at TEAMability. "They put on music, had disco lights, and we roller-skated together. It was so much fun!" Tina laughed. Ryan, who loves movement, was also given the chance to experience a sensation of running,
TEAMABILITY EMPOWERING CHILDREN WITH DISABILITIES TO REACH THEIR FULL POTENTIAL
thanks to machines designed to simulate running through an obstacle course.
The sense of community at TEAMability played a crucial role in Tina’s experience. "It’s not just about the therapy; it’s about the support from other parents who understand. I can talk to other parents who get it," Tina said. The culture of support extended to families, creating a space for parents to share experiences and find comfort.
TEAMability's unwavering support for both Ryan and Tina has been transformative, making it not just a therapy center, but a community that understands and celebrates their journey.
WHAT IS TEAMABILITY?
Founded 22 years ago by Barbara Goldman, TEAMability is a nonprofit providing specialized care for children with severe and complex disabilities. It has grown into a critical resource in South Texas, offering integrated occupational, physical, and speech therapy. What began in the trunk of Goldman’s car has grown into a vital resource, helping children across San Antonio and South Texas reach their full potential through a multidisciplinary approach that integrates occupational therapy, physical therapy, and speech therapy.
BY BRIGADIER GENERAL (RET) T.J. EDWARDS
companies in 2005, Hartman and his wife, Maggie, founded the Gordon Hartman Family Foundation, inspired by their daughter Morgan, who has special needs.
In 2022, TEAMability moved to Morgan’s Multi-Assistance Center (MAC), a $54 million, 165,000-square-foot facility. This relocation solidified TEAMability’s role as a vital community resource. The center, founded by Gordon Hartman, is home to organizations like TEAMability, the Children’s Hospital of San Antonio, and CommuniCare Health Centers. It serves as a one-stop destination for individuals with cognitive and physical special needs.
“We at Morgan’s are delighted that TEAMability is one of the key players at Morgan’s MAC (Multi-Assistance Center) in San Antonio, which brings together more than 30 organizations to provide coordinated medical and non-medical solutions to problems faced by children and adults with special needs. TEAMability not only delivers valuable services to those it serves but also helps us shine the spotlight on the special-needs community and how that community merits robust, year-round public support. We’re truly proud to team up with TEAMability in our collective efforts to create a more-inclusive world for individuals of all abilities.” said Gordan Hartman.
Goldman’s passion for advocating for children with disabilities began after witnessing a blind student’s struggles. Earning a degree in special education, she taught children with various disabilities and saw the limits of isolated care. Realizing the need for a team-based approach, she founded TEAMability in 2003, which has since expanded to serve children with complex and rare disorders.
In 2006, philanthropist Gordon Hartman’s support transformed TEAMability by helping establish a dedicated center. After selling his
TEAMability’s success is reflected in its impressive growth, with its budget increasing from $800,000 to more than $3 million, enabling it to support over 150 families. Barbara Goldman’s philosophy at TEAMability revolves around recognizing the inherent human potential in every individual, especially those with disabilities. In a society that often overlooks or dismisses their abilities, Goldman and her team foster a culture of empowerment and discovery. “Looking ahead, I envision extending TEAMability’s services to include additional adult clients, recognizing their unique challenges as they transition into adulthood. All children and adults deserve the opportunity to reach their potential,” Barbara often says.
Many individuals with complex disabilities struggle to access proper care due to insufficient facilities, equipment, and trained personnel. Medical centers often lack resources for those
The
é Jakob walks with Help.
I've gotten in touch with my inner self today. That's the last time I'll buy one-ply toilet paper at the dollar store.
with physical, mental, or combined disabilities, leading to subpar care. Families also face financial burdens. People with physical disabilities receive lower-quality care, as standard equipment is inadequate, and healthcare professionals are typically trained for one type of disability. Despite laws ensuring access to healthcare, responsibility shifts between entities, leaving care gaps. TEAMability fills these gaps in South Central Texas with trained staff and a supportive environment, regardless of income.
TEAMability trains future healthcare professionals as an outpatient clinical site for the University of the Incarnate Word’s Physical Therapy Pediatric Residency and offers clinical rotations for graduate students from Our Lady of the Lake University in occupational therapy, speech therapy, and social work. The organization also provides observation hours and fieldwork, ensuring the continuous development of skilled professionals.
sharply with her past experiences in healthcare. “The therapists, the staff, and even the other children know each other’s names,” she said. “There’s just so much love and care.”
With the support of TEAMability, Jakob began to regain the skills lost after the stroke. Although he had to relearn how to walk, his progress has been remarkable. Julie remembers the overwhelming pride she felt the day Jakob took his first steps after the stroke, a moment of triumph shared by both Jakob and his dedicated therapists. “He was so proud of himself,” Julie reflected, “and so were the therapists. They’re emotionally invested in his progress.”
Today, Jakob is not only standing again, but he is also able to contribute to his daily routine—an achievement Julie never imagined possible just a few months ago. TEAMability’s holistic and personalized care has truly made a difference in Jakob’s life, providing hope and progress where it was once uncertain.
Yet, for them, this is only the beginning. Their commitment to excellence continues as they prioritize inclusivity, not just for the individuals they serve, but for the families and communities surrounding them.
CHALLENGES AHEAD
Nonprofits like TEAMability, which support individuals with disabilities, face challenges securing consistent funding and navigating complex insurance policies. With limited resources, reliance on volunteers, and the need for ongoing donations, these barriers make it hard to provide consistent services. Restrictive insurance often limits access to essential therapies. Despite these hurdles, TEAMability remains resilient, meeting community needs and expanding services.
San Antonio Mayor Ron Nirenberg acknowledges TEAMability’s impact: “For over two decades, TEAMability has been changing the lives of children with complex special needs, providing opportunities for meaningful participation. In 2024, they provided over 12,000 hours of therapy, helping families face extraordinary challenges.”
In our toughest moments, we are reminded that the children and families with severe disabilities face challenges far greater than our own, and their resilience is truly inspiring.
Julie B. is the devoted mother of three autistic boys, each with their own unique challenges and strengths. Julie’s family includes her sons Joshua (24), Jakob (16), and Jared (15), all of whom have autism and other developmental conditions. Jakob's journey has been especially challenging. Born prematurely with congenital hypotonia and global developmental delays, he struggled with milestones like walking and communication. Julie remembers the emotional moment when Jakob took his first steps after years of therapy.
As Jakob got older, his challenges deepened. By age eight, he was still nonverbal and relied on a communication device. Then, an epilepsy diagnosis brought more medical crises, including frequent seizures. In 2020, his behavior changed dramatically, and a neurologist diagnosed him with hydrocephalus, a dangerous increase in brain pressure. Despite treatments, the pressure led to a stroke in 2023, leaving Jakob with left-side weakness and a setback in his progress. Julie shared, “We had come so far with therapy, and now we were back at square one.”
During this challenging time, Julie and Jakob discovered TEAMability, a decision that would transform their journey. Unsure of what to expect, Julie found a warm, family-like environment at the center—one that contrasted
Ryan and Jakob's stories are far from unique— TEAMability’s impact reaches many families facing similar challenges. The organization provides comprehensive services, including physical therapy, speech therapy, occupational therapy, a cortical visual impairment program, family education, assistive technology assessments, and independent student assessments for school districts and parents.
The milestones achieved by TEAMability’s clients reflect the dedication and transformative power of the services provided. Danny, after surgery, was unable to walk. His goal was to walk again with his friends at school, and today, he walks to every class, backpack in hand. Ashley, who couldn’t sit or walk, now props herself up with her arms and takes independent steps with her gait trainer. Penny, who hadn’t been able to eat or drink by mouth for two years, surprised her parents by using her speech-generating device with eye gaze to request "eat" and "drink." After months of therapy, Tim took his first steps in more than two years. Lorena, with support from the Andago system, walked 316 feet confidently through The MAC’s west wing. The Andago is a body-weight support system that helps patients regain walking ability with full support and safety.
If you are a family caring for a special needs individual, it’s important to remember that you are not alone in your journey. There are organizations like TEAMability that deeply believe in the potential of every child, no matter their challenges. These organizations work tirelessly to provide the support, resources, and therapies that make a profound difference in the lives of children with disabilities. They are a lifeline to families, offering not just services but a community that understands the unique needs and aspirations of your child. These organizations rely heavily on the generosity of others to continue their vital work. If you are someone who can support such organizations whether through donations, volunteering, or spreading awareness—your contribution is crucial to create inclusive community where every child has the chance to reach their full potential. Your support can truly make a world of difference—so act today! n
é Barbara Goldman and
Client.
Roxana Tofan is a commercial real estate and business broker and the founder and owner of Clear Integrity Group in San Antonio. She is also a Contributing Editor of roxana@clearintegritygroup.com
In just 20 years, TEAMability has achieved what many organizations can only dream of.
T. J. Edwards retired from the U.S. Army after 30 years of service. He is a Contributing Editor of tjedwardsjr23@gmail.com
é Ryan and Tina at TEAMability.
BY MERRICK (MAX) HAYASHI
LESSOR BEWARE!
NAVIGATING CAVEAT EMPTOR IN THE CONTEXT OF COMMERCIAL LEASING
aCross The uniTed sTaTes, businesses ranging from sole proprietorships to complex corporations routinely encounter—and must overcome—a plethora of operational challenges. For some, this could involve replacing employees or improving outdated policies and systems; For others, this may involve graver situations like defending against class-action lawsuits or navigating the floor-dropping effect of a suspended license. In any case, running a business is not easy—and savvy business owners must understand the scope of risks behind their decisions in order to survive, particularly those that are at once costly, early in the life of a business, and critical to serving a business’s most basic needs.
For businesses that rent property, whether voluntarily or necessitated by factors like size, zoning, or proximity to consumers, fewer decisions incorporate the above criteria better than choosing where to physically house and operate the business. Renting the right property and negotiating an airtight lease agreement are actions that serve as both a stabilizing force for a business and a hedge against uncertainty. However, as discussed in this article, when a business rents a property that is physically or legally deficient and without a proper agreement in place to disclaim financial or legal responsibility, it can jeopardize a business before it gets off the ground. This article serves as a wide-lens overview of the legal principle “caveat emptor”, Latin for “buyer beware”, in the
EGAL VIEW
American commercial leasing context while offering practical tips and considerations for businesses to consider. Since the scope and application of caveat emptor varies by state via case law and statute, this article serves as a general starting point.
CAVEAT EMPTOR, GENERALLY
Caveat emptor is a legal principle that shifts responsibility for examining a property before purchase to the buyer. In effect, the buyer “assumes the risk” of any defects or issues, known or unknown alike, unless the seller expressly claims responsibility or agrees to certain carveouts or conditions. The underlying rationale behind caveat emptor encourages that, when parties deal at arm's length, buyers are expected to practice due diligence under their own volition.
Historically, caveat emptor is rooted in sixteenth century English common law and applied to the sale of tangible goods (e.g., livestock, produce). However, by the early seventeenth century, the doctrine was also being applied to the purchase and sale of real property. Today, this principle has been substantially expanded and adapted to meet modern needs, particularly in consumer protection laws pertaining to leverage imbalances or fraud.
For our purposes, in the context of U.S. commercial leasing, the doctrine of caveat emptor means that tenants take the property as they find it and assume all risks associated with its condition, to the ultimate benefit of landlords. In other words, caveat emptor places responsibility on a tenant to thoroughly inspect the leased property before signing a lease agreement and, in the absence of a lease provision explicitly shifting legal or financial responsibility
to Landlord (or a third-party) for repairing any problems identified with the property, means a tenant will be held liable for addressing those problems. This is the baseline, common law rule in practically every U.S. state, with the only consistent exceptions to its application being when a landlord either hides defects or intentionally misrepresents the condition of the property (a.k.a. fraud).
Although hidden or unknown defects are typically minor, i.e. when a door fails to lock or the HVAC system needs a tune-up, others can jeopardize the existence of a business.
As an illustrative example, in the Texas case Denson v. Wilcox, 298 S.W. 534, Tenant sued Landlord to recover compensatory damages caused by the toppling of a wall in a building occupied by Tenant’s restaurant business. The jury found that (1) the wall fell due to poor initial construction of the building and (2) Tenant was not liable in any regard for the wall’s deterioration and eventual collapse. Nonetheless, the court held that, under caveat emptor, Tenant took the property as they found it while assuming all risks incidental to the property's actual condition. In ruling for Landlord, the court further explained that (1) nothing verbally or in the lease agreement contained any warranty or representation by Landlord that the building was safe, (2) there was no covenant or agreement on Landlord’s part to repair any issues with the property, and (3) that Landlord had no actual knowledge of the building’s significant structural issues.
Similarly, in the Florida case Haskell Co. v. Lane Co., 612 So. 2d 669, Tenant sued Landlord to recover damages incurred from the collapsed roof of a building used for Tenant’s merchandising business. Tenant alleged that Landlord’s contractor negligently constructed the building and that landlord itself negligently failed to disclose to Tenant that the roof drainage system was inadequate, "or to see that [the] inadequacies were corrected." At trial and on appeal, although it was undisput-
I used to be a banker, but then
I lost interest.
ed that Tenant in no way contributed to the roof’s collapse, the court ruled in favor of Landlord because (1) there was no express agreement between Tenant and Landlord assigning responsibility to landlord for any latent defects and (2) there was no evidence, nor was it ever plead, that Landlord misrepresented or otherwise intentionally concealed from Tenant any issues with the building’s roof. Additionally, there was no evidence that Landlord knew or reasonably should have known about the roof issues.
On review of Denson and Haskell Co., a reasonable business owner might question whether caveat emptor serves any purpose other than to foist springing burdens on unsuspecting tenants. The answer is decidedly no, given that front-end diligence is a common sense and critical act, particularly in transactions that consume a large portion of overhead costs. In practically every instance where a tenant is left “holding the bag” (so to speak) due to the manifestation of latent property defects, the tenant victim failed to properly inspect the property or, in the absence of an inspection, ensure an airtight lease agreement containing proper warranties, representations, and positive covenants by their landlord.
Of course, in many cases timing, cost concerns or disparities in bargaining power leave tenants little to no choice but to accept a premises on-sight or without securing a thoroughly protective lease. In any case, here are some concrete tips that prospective tenants can implement to eliminate the risk that latent property issues will gut their business.
1. PROPERTY INSPECTIONS
The first, most obvious step that a tenant should perform when weighing whether to rent a property is to inspect the property for any defects or issues that may affect their business operations. It's critical to inspect not only the visible aspects of the property
(e.g., walls, floors, windows) but also systems such as plumbing, HVAC, electrical, roofing, and structural components. If the inspection identifies any defects or issues, this bolsters a tenant’s leverage on important lease matters like rent, TI allowance, indemnity, etc. Inspection reports also serve as excellent backing for a tenant in the event that their landlord misrepresents the state of the property or asserts that a condition was known or obvious to the tenant at the time the lease was executed. Naturally, if a landlord refuses to humor any sort of inspection prior to signing of the lease, tread carefully.
2. REPRESENTATIONS, WARRANTIES, AND COVENANTS TO REPAIR
The ideal commercial lease agreement always contains representations and warranties as to the condition of the property, as well as covenants to repair on the part of Landlord. In the latter case, it is common for a Lease to partition responsibility for repairs between Landlord and Tenant, with Tenant generally responsible for maintenance of the inside of the premises, including systems like plumbing and HVAC, and Landlord generally responsible for structural elements like the roof, exterior walls, foundation, etc. Thus, when a landlord refuses to entertain any reps or warranties or capriciously disclaims responsibility for repairs, then the landlord typically (1) has substantially more bargaining power than a tenant, (2) lacks knowledge about the current or historical state of the property, and or (3) is double-dealing. In any event, and assuming there is no alternative option, it is critical that a tenant’s initial property inspection is thorough, and that the lease’s indemnity provision (if any) protects them from any legal or financial liability arising from defects that existed before the lease was signed.
Additionally, across several jurisdictions, landlords often must disclose known defects or conditions that may affect the safety, habitability, or use of the premises (e.g., mold, water damage, pest infestations, etc.). Although most of these laws apply exclusively in the residential context, tenants should still request a disclosure statement from the landlord that outlines any known issues with the property. If the
jurisdiction doesn’t require this, it’s still beneficial for the tenant to ask the landlord to provide such a statement. A jurisdiction’s health and safety code is a good initial resource to consult in this regard.
3. LEASE TERMINATION PROVISIONS
Of course, tenants should always strive to include a termination clause in their lease if possible. Many standard commercial leases do provide tenants with early termination rights, although these rights are usually limited to instances where a landlord has breached some nuanced, poorly defined lease obligation beyond any applicable notice and cure period. To this end, in instances where a property’s condition is unknown or where Landlord refuses to entertain reps, warranties, or repairs, tenants should negotiate for the right to terminate the lease if defects cause the premises to be uninhabitable, in violation of applicable laws, or otherwise unfit for its intended purpose. In addition to any inspections, a property’s construction, repair and maintenance history is a key resource to consult in this regard.
CAVEAT EMPTOR, IN CONCLUSION
Many consider caveat emptor an indifferent axe of public policy falling on unsuspecting buyers and tenants of real property. While consumer protection laws have largely lifted the specter of caveat emptor for residential tenancies and transactions involving tangible goods, it still retains its power over the U.S. commercial real estate industry. To this end, businesses must tread carefully when renting a location or negotiating lease terms. Although bargaining power, time, and cost concerns may prevent businesses from fully protecting themselves against a property's defects, the tips and guidance in this article will nonetheless assist commercial tenants in bolstering their bottom line.
1 Coke upon Littleton 102a (15th ed. London 1794) (1st ed. London 1628) ("Note, that by the civill law every man is bound to warrant the thing that he selleth or conveyeth, albeit there be no expresse warranty; but the common law bindeth him not, unlesse there be a warranty, either in deed or in law; for caveat emptor."). n
Max Hayashi is an Associate at Kessler Collins P.C., a full-service law firm in Dallas, TX. mhayashi@kesslercollins.com
THE GE GRAPHY PAGE
THE GAZA STRIP
The ownership and control of the Gaza Strip have been subjects of contention for decades, reflecting the broader Israeli-Palestinian conflict. The territory, located along the eastern coast of the Mediterranean Sea, is home to approximately 2.3 million Palestinians and is a focal point of geopolitical tensions.
Before the mid-20th century, the Gaza Strip was part of the British Mandate of Palestine. Following the Arab-Israeli War of 1948, Egypt took control of the territory. In the 1967 Six-Day War, Israel seized Gaza from Egypt and maintained military occupation. In 1993, the Oslo Accords led to the establishment of the Palestinian Authority (PA), which was granted limited self-governance over parts of the West Bank and Gaza. However, following Israel’s unilateral disengagement from Gaza in 2005—where it withdrew settlers and military forces—control of the territory became a point of internal Palestinian conflict.
In 2006, Hamas, a Palestinian militant and political organization, won legislative elections in the Palestinian territories. A year later, in 2007, Hamas forcibly took control of Gaza from the Palestinian Authority, leading to a split in Palestinian governance—Hamas controlling Gaza and the PA maintaining administrative control over parts of the West Bank. Today, the Gaza Strip is governed by Hamas, though it is not internationally recognized as an independent state. Israel maintains a blockade on Gaza, controlling its airspace, coastline, and most of its border crossings. Egypt also controls the Rafah border crossing and regulates movement into and out of Gaza. Today, the Gaza Strip is enduring severe humanitarian challenges, exacerbated by ongoing conflict and longstanding blockades.
HUMANITARIAN CRISIS
The ceasefire agreement, set to expire on March 1, 2025, has facilitated the release of some hostages and detainees. However, discussions for a more extended ceasefire are delayed. Hamas has expressed willingness to relinquish power in Gaza, provided certain conditions are met, including the integration of its employees and the preservation of armed resistance. Israeli Prime Minister Benjamin Netanyahu has conditioned further agreements on the complete removal of Hamas from Gaza and has opposed the establishment of Palestinian Authority rule in the region.
The international community remains deeply concerned about the situation in Gaza. Amnesty International has accused Israel of committing genocide against Palestinians in Gaza, citing the imposition of life-threatening conditions leading to malnutrition, disease, and death. Arab leaders are convening to discuss alternatives to controversial reconstruction plans, emphasizing the need for sustainable solutions that address both the humanitarian crisis and the political complexities of the region.
President Donald Trump's recent proposal for the United States to "take over and own the Gaza Strip" has ignited significant debate regarding its legality and feasibility. The Gaza Strip is internationally recognized as occupied territory, with the International Court of Justice deeming the occupation illegal under international law. For the U.S. to assume control over Gaza legally, it would require the explicit consent of the sovereign authority, namely the Palestinian people and their representatives. Without such consent, any unilateral action would violate fundamental principles of international law, including the prohibition of acquiring territory by force.
The recent escalation in hostilities since October 2023 has led to catastrophic damage to Gaza's infrastructure and economy. The United Nations reported that over 48,000 Palestinians, predominantly civilians, have lost their lives, and approximately 90% of the population has been displaced. The blockade has resulted in a 90% reduction in electricity availability, severely impacting hospitals, sewage treatment facilities, and desalination plants essential for clean water. Consequently, 70% of Gaza's critical water infrastructure has been damaged or destroyed, leading to acute shortages of clean water. This has precipitated the rapid spread of infectious diseases, including vomiting, diarrhea, hepatitis, and acute respiratory infections, particularly in overcrowded shelters. The World Health Organization reported that 27 out of 35 hospitals in Gaza were shut down by November 2023 due to power outages and shortages of medical supplies. Additionally, the World Food Program stated that 97% of households had inadequate food consumption, with 83% in southern Gaza resorting to extreme measures to secure food. The United Nations estimated that nine out of ten residents were not eating daily, and UNICEF warned of an increasing threat of famine in the region.
Additionally, the forced displacement of Palestinians, as implied in the proposal, would contravene international statutes against forced population transfers and could be classified as ethnic cleansing. The United Nations' top investigator on human rights in Palestine has stated that such a plan "amounts to ethnic cleansing" and is illegal under international law. The practical implementation of this proposal faces substantial challenges. Experts highlight that the plan would necessitate extensive U.S. military and economic involvement, potentially spanning over a decade for reconstruction efforts. The ambiguity surrounding the deployment of U.S. troops and the financial burden raises questions about the sustainability and political will for such a long-term commitment.
The Gaza Strip is facing an unprecedented humanitarian disaster, with critical shortages of essential services and ongoing political turmoil. The path to recovery and stability necessitates immediate international intervention, comprehensive ceasefire agreements, and long-term political resolutions that consider the needs and rights of the Palestinian people. President Trump's proposal concerning the Gaza Strip faces significant legal obstacles under international law and appears to have a low probability of successful implementation, given the political, military, and economic complexities involved. n
farted; she left. Gone with the wind.
RESIDENTIAL RENTAL WATCH: 2025
For many, 2024 has been a year of transformations— driven by shifting job markets, lifestyle changes
and emerging trends in urban development. As these changes unfold, 2025 is poised to be an exciting year for rental activity.
RentCafe took a closer look at the online engagement
rates on RentCafe.com to find out which urban areas are set to become hotspots for new residents, thriving businesses and fresh opportunities. After analyzing the most popular rental markets
RentCafe.com is a nationwide apartment search website that enables renters to easily find apartments and houses for rent throughout the U.S. Its research team analyzed rental listing data across the 150 largest cities by population in the contiguous U.S. and with a relevant listing inventory sample. The regions are defined according to the U.S. Census Bureau.
BY ADINA DRAGOS
each month during the past year, they compiled the data to provide a comprehensive view of the last 12 months and get a sense of what’s ahead. (See the complete report <HERE>.) n
é Minneapolis.
é Atlanta.
é Cleveland.
é Detroit.
é Philadelphia.
é Cincinnati.
Studies and Reports
The era oF FaLLing apartment rents looks to be nearly over.
A surge in rents during the early years of the pandemic sparked a historic apartment construction boom in 2023 and 2024. That crush of new inventory, especially in hot Sunbelt markets like Austin, Texas, and Phoenix, led to oversupply and caused rents to fall in much of the country.
But more people are renting longer as mortgage rates stay high and the costs of homeownership remain unaffordable for many Americans. Landlords say the new construction pipeline should be mostly drained by year-end, setting the stage for rents to rise nationwide later this year.
“The relationship is going to very quickly flip from a renter-friendly environment to a landlord-friendly environment,” said Lee Everett, the head of research and strategy at multifamily giant Cortland.
Rising rents would complicate the inflation picture and likely give the Federal Reserve another reason to pause on future rate cuts. Shelter costs account for roughly a third of the consumer-price index, which means a significant portion of the overall inflation measure is attributed to housing costs.
“It will be very hard for the headline inflation number to reach the Fed’s 2% goal without a slowdown in housing costs,” said Lisa Sturtevant, chief economist at Bright MLS.
Shelter costs rose 4.4% in January from last year. That was the smallest annual uptick since January 2022, and well below the peak period of 2023, according to the Bureau of Labor Statistics.
Now, the looming prospect of higher rents could reverse that progress. Rents have already been on a steady climb in certain parts of the country where new supply has been more muted, such as the Midwest, Northeast and parts of the West Coast.
By the end of this year, every major metropolitan market is expected to see positive rent growth, said Jay Lybik, national director of multifamily analytics at CoStar.
President Trump’s policy mix, meanwhile, might slow the pace of new construction even further.
Rents Are Poised to Rise, Muddling Inflation Fight
Migrant deportations and threats to hit Canada and Mexico with tariffs would likely boost the cost of construction labor and materials as well as delay building timelines.
The U.S. depends on Canada and Mexico for roughly 25% of its building material imports, according to the National Association of Home Builders. And undocumented workers make up about 13% of the construction workforce.
In a January letter, the NAHB asked Trump to “consider the effects of tariffs on Americans struggling to afford housing” and to “exempt critical construction materials from such actions.”
New apartment construction is already starting to taper off. The number of multifamily building permits issued in the South over the past year is 4 percentage points below its prepandemic 2019 average, according to Bank of America’s analysis of Census Bureau data.
And demand for rentals is rising steadily. The multifamily vacancy rate is now below its longterm average for the first time in about two years.
More tenants are in heated battles for vacant space. Last year, an average of nine prospective renters were competing for every open apartment unit on the market, according to RentCafe.
Amber Melhouse, a longtime Brooklyn renter, looked for a New York apartment last March
after her landlord raised the rent on her twobedroom unit to $5,600 from $4,250.
The 50-year-old small-business owner submitted roughly 60 inquiries to open apartment listings. Often, she found herself waiting behind a dozen other prospective renters. The longer she searched, the higher rent prices rose.
In December, she settled for renting out a spare room, done with the endless search for her own apartment. “It’s just a sport I don’t have an appetite for anymore,” she said.
Multifamily asking rents are still trending relatively flat nationally, but they are headed upward. On average, apartments were three dollars more expensive nationwide in January, the first increase in six months, according to property data firm Yardi Matrix.
Apartment absorption, a metric of rental demand that measures the change in how many units are leased, was higher last quarter than any other fourth quarter since at least 1985, according to realestate firm CBRE.
Apartment investors are placing bets on the Sunbelt’s 2025 rebound. Equity Residential, a publicly traded multifamily landlord, paid more than $274 million in the fourth quarter for three properties in Atlanta and Denver.
While both cities experienced negative annual rent growth in the fourth quarter, Equity Residential said it intends to invest even more in those regions. CBRE projects that both cities will be back to positive rent growth this year.
Some investors that previously exited the Sunbelt market are returning. After selling all of its Sunbelt properties three years ago, Gaia Real Estate, a national real-estate investment and management firm, told The Wall Street Journal that it launched a new Sunbeltspecific acquisition arm with Raymond James as its investment bank. The new REIT has already bought three Sunbelt properties.
“We assume that the second half of 2025 [into] 2026 will be back to rent growth,” said Gaia CEO Danny Fishman. “We are playing the wave.” n
My wife has been missing for a week now. The police said to prepare for the worst, so i went down to Goodwill to get all of her clothes back.
EMO PHILLIPS
emo phiLips (Born phiL soLTanek) is an American entertainer and comedian. Much of his standup comedy stems from the use of paraprosdokians* and garden path sentences spoken in a wandering falsetto tone of voice and a confused, childlike delivery of his material to produce the intended comic timing in a manner invoking the 'wisdom of children' or the idiot savant.
I discovered my wife in bed with another man, and I was crushed. So I said, 'Get off me, you two!'
A computer once beat me at chess, but it was no match for me at kick boxing.
You don't appreciate a lot of stuff in school until you get older. Little things like being spanked every day by a middle-aged woman: Stuff you pay good money for in later life.
I always remember the last words of my grandfather, who said: 'A truck!'
I was with this girl the other night and from the way she was responding to my skillful caresses, you would have sworn that she was conscious from the top of her head to the tag on her toes.
IN OUR SCHOOL YOU WERE SEARCHED FOR GUNS AND KNIVES ON THE WAY IN AND IF YOU DIDN'T HAVE ANY, THEY GAVE YOU SOME.
I was the kid next door's imaginary friend.
(My dad) taught me never to smile, which helps me when I visit disaster sites.
Probably the worst time in a person's life is when they have to kill a family member because they are the devil…but otherwise it's been a pretty good day.
People come up to me... concerned... that I'll reproduce.
The way I understand it, the Russians are sort of a combination of evil and incompetence... sort of like the Post Office with tanks.
I once had a large gay following, but I ducked into an alleyway and lost him.
I'M A GREAT LOVER, I'LL BET.
When I was a kid, I used to pray every night for a new bicycle. Then I realized that the Lord doesn't work that way, so I stole one and asked Him to forgive me.
You know what I hate? Indian givers... no, I take that back.
I GOT IN A FIGHT ONE TIME WITH A REALLY BIG GUY, AND HE SAID, 'I'M GOING TO MOP THE FLOOR WITH YOUR FACE.' I SAID, 'YOU'LL BE SORRY.' HE SAID, 'OH, YEAH? WHY?' I SAID, 'WELL, YOU WON'T BE ABLE TO GET INTO THE CORNERS VERY WELL.'
Women: You can't live with them, and you can't get them to dress up in a skimpy little Nazi costume and beat you with a warm squash or something.
My classmates would copulate with anything that moved, but I never saw any reason to limit myself.
At my lemonade stand I used to give the first glass away free and charge five dollars for the second glass. The refill contained the antidote.
I was in a bar the other night, hopping from barstool to barstool, trying to get lucky, but there wasn't any gum under any of them.
England is better only because I stand out there as 'unusual'.
(*) A paraprosdokian is a figure of speech in which the latter part of a sentence or phrase is surprising or unexpected in a way that causes the reader or listener to reframe or reinterpret the first part.
I once heard two ladies going on and on about the pains of childbirth and how men don't seem to know what real pain is. I asked if either of them ever got themselves caught in a zipper.
How many people here have telekenetic powers? Raise my hand.
I WAS AT A BAR NURSING A BEER. MY NIPPLE WAS GETTING QUITE SOGGY.
Actually, my CD was released in 1985, in return for two German missionaries and a Dutch urologist.
Some mornings, it's just not worth chewing through the leather straps.
I was walking down fifth avenue today and I found a wallet, and I was gonna keep it, rather than return it, but I thought: well, if I lost a hundred and fifty dollars, how would I feel? And I realized I would want to be taught a lesson.
I got some new underwear the other day. Well, new to me.
I ran five miles today. Then, finally, I said, 'Here, lady... take your purse.'
I love to go to the playground and watch the children jumping up and down. They don't know I'm only firing blanks.
You know, at parties, people always ask, 'Where were you when Kennedy was shot?' Well, I don't have an alibi!
I WAS SLEEPING THE OTHER NIGHT, ALONE, THANKS TO THE EXTERMINATOR.
samueL Langhorne CLemens (1835 – 1910), known by the pen name Mark Twain, was an American writer, humorist, and essayist. He was praised as the "greatest humorist the United States has produced," with William Faulkner calling him "the father of American literature." Twain's novels include The Adventures of Tom Sawyer and its sequel, Adventures of Huckleberry Finn, with the latter often called the "Great American Novel." He also wrote A Connecticut Yankee in King Arthur's Court and Pudd'nhead Wilson and cowrote The Gilded Age: A Tale of Today with Charles Dudley Warner. Ernest Hemingway claimed that "All modern American literature comes from one book by Mark Twain called Huckleberry Finn."
Age is an issue of mind over matter. If you don’t mind, it doesn’t matter.
A HALF-TRUTH IS THE MOST COWARDLY OF LIES.
The secret of getting ahead is getting started.
The world owes you nothing. It was here first.
Don’t wait. The time will never be just right.
Golf is a good walk spoiled.
The report of my death was an exaggeration.
It is wiser to find out than suppose.
A clear conscience is the sure sign of a bad memory.
The more I learn about people, the more I like my dog.
Never tell the truth to people who are not worthy of it.
CONTINUOUS IMPROVEMENT IS BETTER THAN DELAYED PERFECTION.
Out of all the things I have lost, I miss my mind the most.
A man cannot be comfortable without his own approval.
Action speaks louder than words but not nearly as often.
The reports of my death have been greatly exaggerated.
Do the thing you fear most and the death of fear is certain.
Any emotion, if it is sincere, is involuntary.
NEVER PUT OFF TILL TOMORROW WHAT MAY BE DONE DAY AFTER TOMORROW JUST AS WELL.
I make it a rule never to smoke while I’m sleeping.
Give every day the chance to become the most beautiful of your life.
Mark Twain
We are all in the gutter, but some of us are looking at the stars.
Do the right thing. It will gratify some people and astonish the rest.
WHEN ANGRY, COUNT TO FOUR; WHEN VERY ANGRY, SWEAR.
WHEN YOU FISH FOR LOVE, BAIT WITH YOUR HEART, NOT YOUR BRAIN.
You can’t depend on your eyes when your imagination is out of focus.
Man is the only animal that blushes. Or needs to.
If you tell the truth, you don’t have to remember anything.
All you need in this life is ignorance and confidence, and then success is sure.
I can live for two months on a good compliment.
Nothing so needs reforming as other people’s habits.
Courage is resistance to fear, mastery of fear, not absence of fear.
It’s not the size of the dog in the fight, it’s the size of the fight in the dog.
Thunder is good, thunder is impressive, but it is lightning that does the work.
The trouble is not in dying for a friend, but in finding a friend worth dying for.
Man was made at the end of the week’s work when God was tired.
A LIE CAN TRAVEL HALFWAY AROUND THE WORLD WHILE THE TRUTH IS PUTTING ON ITS SHOES.
Many a small thing has been made large by the right kind of advertising.
Thousands of geniuses live and die undiscovered – either by themselves or by others.
Only one thing is impossible for God: To find any sense in any copyright law on the planet.
Forgiveness is the fragrance that the violet sheds on the heel that has crushed it.
The best way to cheer yourself up is to try to cheer somebody else up.
Work is a necessary evil to be avoided.
The more you explain it, the more I don’t understand it.
It is better to deserve honors and not have them than to have them and not deserve them.
THERE’S ONE WAY TO FIND OUT IF A MAN IS HONEST: ASK HIM; IF HE SAYS YES, YOU KNOW HE’S CROOKED.
Wisdom is the reward you get for a lifetime of listening when you would rather have talked.
I was gratified to be able to answer promptly, and I did. I said I didn’t know.
To get the full value of joy you must have someone to divide it with.
Good friends, good books and a sleepy conscience: this is the ideal life.
I don’t like to commit myself about heaven and hell – you see, I have friends in both places.
THE TWO MOST IMPORTANT DAYS IN YOUR LIFE ARE THE DAY YOU ARE BORN AND THE DAY YOU FIND OUT WHY.
Clothes make the man. Naked people have little or no influence on society.
Principles have no real force except when one is well-fed.
If you don’t read the newspaper, you’re uninformed. If you read the newspaper, you’re misinformed.
Kindness is the language which the deaf can hear and the blind can see.
The man who is a pessimist before 48 knows too much; if he is an optimist after it, he knows too little.
When we remember we are all mad, the mysteries disappear, and life stands explained.
THE FINEST CLOTHING MADE IS A PERSON’S OWN SKIN, BUT, OF COURSE, SOCIETY DEMANDS SOMETHING MORE THAN THIS.
Get your facts first, and then you can distort them as much as you please.
The most interesting information comes from children, for they tell all they know and then stop.
I have never taken any exercise, except sleeping and resting, and I never intend to take any.
Let us endeavor so to live so that when we come to die even the undertaker will be sorry.
Never allow someone to be your priority while allowing yourself to be their option.
Books are for people who wish they were somewhere else.
WHENEVER YOU FIND YOURSELF ON THE SIDE OF THE MAJORITY, IT’S TIME TO PAUSE AND REFLECT.
Always do what is right. It will gratify half of mankind and astound the other.
It is better to deserve honors and not have them than to have them and not deserve them.
I am an old man and have known a great many troubles, but most of them never happened.
The fear of death follows from the fear of life. A man who lives fully is prepared to die at any time.
Giving up smoking is the easiest thing in the world. I know because I’ve done it thousands of times.
WHENEVER YOU FIND YOURSELF ON THE SIDE OF THE MAJORITY, IT IS TIME TO PAUSE AND REFLECT.
With courage, you will dare to take risks, have the strength to be compassionate, and the wisdom to be humble. Courage is the foundation of integrity.
Who prays for Satan? Who, in 1,800 years, has had the common humanity to pray for the one sinner that needed it most?
Do something every day that you don’t want to do. This is the golden rule for acquiring the habit of doing your duty without pain.
A banker is a fellow who lends you his umbrella when the sun is shining but wants it back the minute it begins to rain.
It is the epitome of life. The first half of life consists of the capacity to enjoy without the chance; the last half consists of the chance without the capacity.
Life is short, break the rules. Forgive quickly, kiss slowly. Love truly. Laugh uncontrollably and never regret anything that makes you smile.
Every time you stop a school, you will have to build a jail. What you gain at one end you lose at the other. It’s like feeding a dog on his own tail. It won’t fatten the dog.
I do not fear death. I had been dead for billions and billions of years before I was born and had not suffered the slightest inconvenience from it.
Get your facts first, and then you can distort them as much as you please. Never argue with stupid people, they will drag you down to their level and then beat you with experience.
It is better to keep your mouth closed and let people think you are a fool than to open it and remove all doubt.
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JANITORIAL SERVICES
DIVERSI NS: PLAYING WITH PARENTHESIS
You’re only as young as (the woman) you feel. I’ll be going into the hospital for some (not so) minor surgery. The (26 year) old woman…. Our Lady of the (Large) Bazongas I’m totally (not) prepared. This looks like a healthy meal (for a raccoon).
THE NEWLYWEDS
A newly married couple are in bed and the man asks his new wife, “How many boyfriends have you had before we got married?” His new bride does not respond. The man asks again, “Just tell me, it's fine. How many men have you made love with?”
His wife, still in total silence, just stares at the ceiling. The man says, “I'm sorry. I didn't mean to upset you. I just thought we could trust each other.”
Still silence from his wife. The man, giving up, says “It's OK. Never mind. Please don't be upset.”
Since the woman is still silent the man starts hugging and kissing her, showing his affection. While he's doing this, his wife seems to come to her senses, stops looking at the ceiling, looks at him, and angrily says, “Damn it! You made me lose count!”
MEDICAL TERMS
Fester: Quicker than someone else.
Fibula: A small lie.
Genital: A non-Jewish person.
Impotent: Distinguished, well-known.
Labor Pain: Getting hurt at work.
Morbid: A higher offer than I bid.
Nitrates: Cheaper than day rates.
Outpatient: A person who has fainted.
Pelvis: Second cousin to Elvis.
Recovery Room: Place to do upholstery.
Rectum: Damn near killed him.
Secretion: Hiding something.
Seizure: Roman emperor.
Tablet: A small table.
Benign: What you be after you be eight.
Cat scan: Searching for kitty.
Cauterize: Made eye contact with her.
Cesarian Section: A neighborhood in Rome.
Colic: A sheep dog.
Dilate: You lived longer than expected.
Duct tape: Suture on a roll.
Enema: Not a friend.
ANGER MANAGEMENT
Terminal Illness: Getting sick at the airport.
Tumor: More than one.
Urine: Opposite of you’re out.
CAPTAIN'S LOG
Artery: The study of paintings. Bacteria: Back door to cafeteria. Barium: What the doctors do when patients die.
THE BACK PAGE
Basketball – If the ball or player touches the line, it is considered out of bounds.
Football – If the ball or player touches the line, it is considered out of bounds.
Soccer – the lines are part of the playing field. This means if the ball touches the line, it is still in play. The ball must wholly cross the boundary line to be considered out of play.
Tennis –The lines are part of the playing field. This means if the ball touches the line, it is still in play. The ball must wholly cross the boundary line to be considered out of play. Volleyball – The lines are part of the playing field. This means if the ball touches the line, it is still in play. The ball must wholly cross the boundary line to be considered out of play. Baseball/Softball – The lines are part of the playing field. This means if the ball touches the line, it is still in play. The ball must wholly cross the boundary line to be considered out of play.
Hockey – The puck must completely cross the line to be considered a goal or to enter the next zone, ensuring clarity in scoring and zone changes.
Golf – A ball on the line is in play, not out-of-bounds.
Lacrosse – If the ball or player touches the line, it is considered out of bounds. Track and Field: In the long jump, if an athlete’s foot touches the line, it’s a foul. In the javelin event, the javelin must land tip first within the landing sector. If it lands on the sector line, it is a foul. Likewise, the discus must land in the legal sector of the throwing area. If it lands on the sector line, it is a foul.
Badminton – A shuttle that lands on the line is considered in play, and the point goes to the opponent.
Bowling – If a bowler's foot touches the foul line, it is called a fault or a foul, and the number of pins knocked down does not count toward the bowler's score. If the foul happens on the first ball of a frame, the bowler gets a second ball at a new rack.
Cricket– If a ball lands on the boundary line, it is considered in play.
Gymnastics –If an athlete steps on the white tape on floor exercise, it is not out of bounds, but if any part of his/her foot goes over the tape then it is considered out and a .1 deduc-
DIVERSI NS
tion is taken.
Rugby –As long as any part of the ball is touching the line, it is considered in.
Handball – As long as any part of the ball is touching the line, it is considered in.
Croquet – As long as any part of the ball is touching the line, it is considered in.
Polo –As long as any part of the ball is touching the line, it is considered in.
Wrestling – “On the line" (meaning the wrestler’s body is touching the edge of the mat), is considered in bound" as long as at least two points of contact are on or inside the mat boundary. (Essentially, the line itself is considered part of the wrestling area.)
Lacrosse – As long as any part of the ball is touching the line, it is considered in. A player's feet and body can be outside the lines as long as the ball is inside the lines,
Pickleball – A ball that lands on a line is considered in, with the exception of the non-volley zone line on a serve.
C NTEST: CITY SLOGANS
City slogans and nicknames often reflect the unique character, history, or aspirations of a place. While not every city has an official slogan, many have adopted nicknames or mottos over time. Here is a list of the largest city by population in each U.S. state along with their slogans or nicknames. (The map behind the words shows the location of each city.) Can you match it to the list of slogans?
Scan or copy this page and send your entry to editor@thenetworkmagazine.org or fax it to 817.924.7116 on or before April 1st for a chance to win a valuable prize.
26. Montana – Billings
27. _________ Nebraska – Omaha
28. Nevada – Las Vegas
29. New Hampshire – Manchester
30. _________ New Jersey – Newark
31. New Mexico – Albuquerque
32. New York – New York City
33. North Carolina – Charlotte
34. _________ North Dakota – Fargo
35. Ohio – Columbus
36. Oklahoma – Oklahoma City
37. _________ Oregon – Portland
38. Pennsylvania – Philadelphia
39. Rhode Island – Providence
40. _________ South Carolina – Charleston
41. South Dakota – Sioux Falls
42. Tennessee – Nashville
A. "The Big Friendly"
B. "The City That Reads"
C. "Keep It Weird"
D. "A Place of Possibilities"
E. "The Bold New City of the South"
F. "Gateway to the West"
G. "Live, Work, Play"
H. "The Crossroads of America"
43. Texas – Houston
44. Utah – Salt Lake City
45. Vermont – Burlington
46. Virginia – Virginia Beach
47. _________ Washington – Seattle
48. West Virginia – Charleston
49. Wisconsin – Milwaukee
50. _________ Wyoming – Cheyenne
I. "The Magic City"
J. "America’s Comeback City"
K. "The Queen City"
L. "Always Turned On"
M. "The City Different"
N. "The City of Roses"
O. "It’s All Here"
P. "A Great Place on a Great Lake"
Q. "World-Class. Homegrown."
R. "Greatest City in America"
S. "The New American City"
T. "The Live Music Capital of the World"
U. "The Heart of Dixie"
V. "A City in a Forest"
W. "The City of Champions"
X. "Pioneer Spirit"
Y. "The Spirit of the River"
Z. "The 24-Hour City"
AA. "The Creative Capital"
BB. "Big Sky Country"
CC. "The Center of the Universe"
DD. "A City with a Future"
EE. "The Land of Enchantment"
FF. "The Hub of the Universe"
GG. "Where History Lives"
HH. "The Biggest Small Town in America"
II. "The Most Fun Small Town in America"
JJ. "A City on the Move"
KK. "Small Town Feel, Big City Appeal"
LL. "The First State’s First City"
MM. "A Good Place to Live"
NN. "The Best City in the World"
OO. "A City for All Seasons"
PP. "Where the Trail Begins"
QQ. "Always in Season"
RR. "The Sunniest Place on Earth"
SS. "A City on the Rise"
TT. "The Greatest Little City in America"
UU. "A Shore Thing"
VV. "A Breath of Fresh Air"
WW. "A Place of Innovation"
XX. "Forever West"
Some cities may have multiple nicknames or slogans. The ones listed here are among the most commonly recognized.
...BECAUSE SOMETIMES IT'S WHAT YOU KNOW
We Speak Real Estate
The Arsenal Companies are a diversified consulting, educational and publishing group, dedicated to service in the real estate industry. With national reach, regional strength and local sensibilities, we serve and service large and small companies as well as governmental entities in acquisitions, dispositions, leasing, licensing, contracting, procurement, insurance certificate tracking, educational program development, mediation services and collections.
Our Contracts and Procurement Services Division provides solutions and services that help real estate owners and companies effectively manage their contractual needs and commitments. We provide industry knowledge and we practice deal facilitation rather than obstruction. Whether you are a property, facility or asset manager, your functions are integrally related to real estate contracts. Quality management is all about contracts.
Leases are highly specialized documents. A few words can make a world of difference. Anyone with experience.
Leasing
Acquisitions, dispositions, renewals, surrenders, amendments, abstracting, administration, interpretation –our professionals are experienced in residential, commercial, industrial, professional and retail leasing issues of all kinds.
Don’t assume that problems won’t occur. Plan what you can do to avoid them. A small reduction in costs can be the equivalent of a substantial increase in value. We suggest ‘refinements’ to improve language and reduce direct and indirect costs. Our attorneys have successfully resolved leasing issues for both small and Fortune 100 corporations –effectuating $millions in savings.
Are the contracts for services and supplies which your organization uses prepared for your organization –or are they the vendor’s or contractor’s agreement forms? Wouldn’t you be better off if those agreements and purchase orders were revisited from your perspective? Isn’t it time you fortified your real estate related contracts?
Contract Negotiation and Drafting Services
Do you have contract issues that call out for review, interpretation and the advice of a specialist? Do you have a service contract which is about to expire and will need to be renewed or replaced? Do you have oversight of a real estate or facilities function which has been given savings targets? Have you considered ‘outsourcing’ this part of your real estate function but fear a loss of control?
We analyze the details of your proposed service contracts before they begin - while you still have leverage. Or, we can review your existing service contracts, help reveal cost efficiencies and/or savings opportunities. We look for pragmatic solutions that are sensitive to your business interests, anticipating issues that may arise, and we assist in minimizing those risks that cannot be avoided.
