become appraiser north carolina step by step guide essentials

State-Specific Appraisal Practices in North Carolina

The following sections outline North Carolina’s appraisal standards in comparison to regional peers, the NCAB’s regulatory functions, and practical challenges appraisers encounter, along with a standardized report template tailored to local considerations.

Comparison of Appraisal Standards: North Carolina vs. Georgia and South Carolina

USPAP Compliance Across States
All three states require USPAP adherence, but North Carolina mandates additional state-specific forms (e.g., NC-101 for residential appraisals) and stricter documentation for flood zone determinations under the National Flood Insurance Program (NFIP).

1. State-Specific Forms and Reporting
   North Carolina requires the use of NCAB-approved forms, including:
   • The NC-101 Residential Appraisal Report, which includes sections for agricultural land classifications and tax-exempt property notations (e.g., conservation easements).
   • The NC-201 Commercial Appraisal Report, which mandates detailed flood zone disclosures and environmental hazard assessments for coastal properties.
   • The NC-301 Rural Property Valuation Supplement, designed for appraisals involving working farms, timberland, or mineral rights, where traditional comparables may be limited.
   Georgia and South Carolina also use state-specific forms but place less emphasis on agricultural land details and flood zone granularity. For example, Georgia’s GA-100 lacks dedicated sections for soil conservation service classifications, which are critical in North Carolina’s rural appraisals.
2. Floodplain and Coastal Regulations
   North Carolina enforces stricter NFIP compliance due to its extensive coastline and inland flood risks (e.g., Hurricane Florence’s 2018 impact). The NCAB requires appraisers to:
   • Verify FEMA flood zone designations via the NC Floodplain Mapping Program, which updates more frequently than Georgia’s or South Carolina’s systems.
   • Include elevation certificates for properties within Special Flood Hazard Areas (SFHAs), a requirement absent in South Carolina’s standard reports.
   • Disclose coastal erosion risks in reports, a practice Georgia only mandates for properties within 1,000 feet of the coast.
   South Carolina’s floodplain rules are similar but less prescriptive for inland properties, while Georgia’s focus is primarily on hurricane-prone zones along the Atlantic.
3. Tax Exemptions and Agricultural Land Valuations
   North Carolina’s agricultural use valuation (AUV) program and conservation tax incentives necessitate specialized appraisal approaches:
   • Appraisers must document soil productivity ratings (e.g., USDA Soil Survey Data) and historical crop yields for AUV eligibility, a requirement not explicitly mandated in Georgia or South Carolina.
   • The NC Department of Revenue requires separate valuation reports for tax-exempt properties, including nonprofit land and government-held parcels, which must align with NCGS §105-286 (Tax Exemption Statutes).
   • Georgia’s Right to Farm Act and South Carolina’s Agricultural Adjustment Act offer similar exemptions but lack North Carolina’s mandatory appraisal documentation standards for compliance.

Role of the North Carolina Appraisal Board in Regulation and Complaint Resolution

NCAB’s Core Responsibilities

• Issuing and renewing licenses and certifications (e.g., Residential, General, Certified Residential).
• Enforcing state-specific appraisal laws, including NCGS §93A-4 (Appraisal Practices Act).
• Investigating complaints and imposing sanctions (e.g., fines, license suspension, or revocation).
• Approving continuing education courses for license renewal (30 hours every 2 years, including 7 hours of USPAP).

1. USPAP Violations
   Examples involve:
   • Incomplete Scope of Work disclosures (e.g., failing to state whether an appraisal was for tax assessment or financing).
   • Use of non-comparable sales without adequate adjustments (e.g., ignoring agricultural land restrictions in rural appraisals).
   • Failure to update flood zone data within the past 6 months, as required by NCAB guidelines.
2. State-Specific Non-Compliance
   • Submitting reports without the NC-101 form for residential properties.
   • Misclassifying tax-exempt land (e.g., overlooking conservation easement documentation).
   • Incorrectly applying NC’s cost approach for historical properties in designated districts (e.g., National Register of Historic Places).
3. Ethical Violations
   • Conflicts of interest (e.g., appraising a property owned by a family member without disclosure).
   • Falsifying inspection dates or property condition descriptions (e.g., concealing flood damage in coastal areas).
   • Unauthorized practice (e.g., performing appraisals without a licensed trainee for supervised work).

Common Appraisal Challenges in North Carolina and Mitigation Strategies

1. Rural and Agricultural Property Valuations
   Challenges:
   • Limited Comparable Sales: Many rural properties lack recent sales data, particularly for timberland, mineral rights, or pastureland.
   • Soil and Productivity Variations: North Carolina’s USDA soil classifications (e.g., Type I vs. Type IV soils) significantly impact valuations, requiring agronomic expertise.
   • Conservation Easements: Tax-exempt land with conservation restrictions demands before-and-after valuation analyses, a complex process not required in urban appraisals.
   Mitigation:
   • Use regression analysis to estimate value based on crop yields, timber volume, or mineral potential (e.g., NC Geological Survey data).
   • Engage agricultural economists or soil scientists as consulting appraisers for specialized properties.
   • Leverage NC Department of Agriculture & Consumer Services (NCDACS) records for historical productivity data.
2. Flood Zone and Coastal Property Assessments
   Challenges:
   • Dynamic Floodplain Maps: FEMA’s Digital Flood Insurance Rate Maps (DFIR
     

     Tools and Resources for North Carolina Appraisers

     North Carolina appraisers rely on a combination of state-specific databases, federal resources, and advanced software to conduct accurate and compliant property valuations. Access to reliable data—including tax records, flood zone designations, and GIS-based spatial analysis—enhances appraisal precision while ensuring adherence to USPAP (Uniform Standards of Professional Appraisal Practice) and state regulations. Below are curated tools categorized by function, including free and paid options, along with guidance on their application in North Carolina’s appraisal landscape.
     

     Free and Paid Databases for Property Research in North Carolina

     North Carolina offers a variety of publicly accessible and subscription-based databases to support appraisers in gathering comparative market analysis (CMA), property characteristics, and legal constraints. These resources vary in scope, from county-level assessor records to statewide land-use datasets.

     Publicly Available Databases (Free or Low-Cost)

     1. NC County Assessor Websites
        Each of North Carolina’s 100 counties maintains an online assessor’s office portal, providing property tax records, parcel maps, ownership details, and assessed values. Examples include:
        • Wake County Assessor’s Office: Wake County GIS Property Search – Offers interactive mapping with tax history, zoning, and floodplain data.
        • Mecklenburg County Tax Records: Mecklenburg County GIS – Includes aerial imagery, land-use classifications, and tax parcel boundaries.
        • NC Property Tax Search (Statewide): NC Property Tax Portal – Aggregates county assessor data for statewide searches by address or parcel ID.
        Key Features:

        Use these tools to verify ownership, assess tax exemptions, and cross-check assessed values against market trends. For example, in Mecklenburg County, appraisers can overlay flood zone data (from FEMA) directly onto parcel maps to identify high-risk properties.

     2. Multiple Listing Service (MLS) and Public Records
        While MLS data is typically restricted to licensed real estate professionals, some platforms offer limited free access or partnerships with appraisal firms. Notable options include:
        • NC REALTORS® Property Resource (NPR): Subscription-based but widely used by appraisers for CMA. Provides sold, pending, and active listings with detailed property attributes.
        • Zillow Research (Paid API): Offers bulk data downloads for historical sales, Zestimates, and neighborhood trends. Useful for rural or less-liquid markets where MLS coverage is sparse.
        • NC Department of Revenue (DOR) Property Tax Data: NC Property Tax Data – Free downloadable datasets for tax-delinquent properties, which may indicate distressed sales.
        Key Features:

        Paid MLS tools like NPR allow appraisers to filter comparables by property type (e.g., mixed-use, agricultural), financing terms, or time-on-market, reducing reliance on subjective adjustments.

     3. Federal and State Land-Use Databases
        • FEMA Flood Maps (NFHL): FEMA National Flood Hazard Layer – Essential for coastal and flood-prone properties in NC (e.g., Carteret County). Includes Base Flood Elevations (BFEs) and floodway/floodzone designations.
        • NC OneMap: NC OneMap – Statewide GIS platform integrating transportation, environmental, and land-use layers (e.g., NC Department of Transportation road data, NC Division of Water Resources wetlands).
        • USDA Web Soil Survey: USDA Soil Data Explorer – Critical for agricultural or vacant land appraisals, providing soil type, drainage, and erosion risk data.
        Key Features:

        For a property in Dare County, combining FEMA flood maps with USDA soil data can reveal whether a coastal lot’s value is suppressed by both flood risk and poor soil quality for development.

     Paid Subscription Services (Specialized Tools)
     1. Appraisal-Specific Databases
        • CoStar (Commercial): CoStar – Dominates commercial real estate data, offering income approach metrics (NOI, cap rates) for NC office, retail, and industrial properties.
        • AppraisalPort (Residential): AppraisalPort – Direct access to Fannie Mae/Freddie Mac loan data, including appraisal reports and property characteristics for automated underwriting.
        • CoreLogic (Bulk Data): CoreLogic – Provides historical sales, property characteristics, and risk assessment tools (e.g., hazard exposure) for NC’s hurricane-prone regions.
        Key Features:

        AppraisalPort’s "Property Details" tab includes HOA status, square footage discrepancies, and prior appraisal values—critical for reconciling subjective adjustments in USPAP reports.

     2. GIS and Spatial Analysis Platforms
        • Esri ArcGIS Online: ArcGIS – Paid subscription with NC-specific basemaps (e.g., NC Center for Geographic Information and Analysis layers). Enables heatmaps of property values by census tract.
        • QGIS (Open-Source Alternative): QGIS – Free desktop GIS software compatible with NC OneMap data. Plugins like "QuickOSM" allow overlaying OpenStreetMap layers for informal land-use analysis.
        Key Features:

        In Raleigh, an appraiser might use ArcGIS to buffer a subject property by 0.5 miles, then extract median sales prices from the buffered area to support neighborhood analysis in a USPAP-compliant report.

     Accessing and Interpreting North Carolina’s Automated Valuation Model (AVM) Tools

     Automated Valuation Models (AVMs) provide preliminary property valuations using statistical algorithms and historical sales data. In North Carolina, AVMs are commonly used by lenders, insurers, and appraisers for quick estimates, though they require human review to account for local market nuances.

     Primary AVM Tools Available in North Carolina

     1. CoreLogic AVM
        • Access: Available via CoreLogic’s developer portal or through partnerships with appraisal management companies (AMCs).
        • Data Sources: Integrates MLS, tax assessor records, and public auction data for NC.
        • Output: Provides a valuation range (e.g., 90% confidence interval) and key drivers (e.g., "30% of value derived from proximity to Research Triangle Park").
        Interpretation Guidelines:

        For a property in Charlotte, an AVM might flag "limited comparables" due to rapid neighborhood gentrification. Appraisers should verify this by manually reviewing recent sales in the NC REALTORS® database.

     2. Fannie Mae/Freddie Mac AVM
        • Access: Licensed appraisers can request AVM reports through Fannie Mae’s Appraiser Portal or Freddie Mac’s eAppraisal.
        • Data Sources: Leverages loan-level data from NC’s conforming mortgage market.
        • Output: Includes a "Value Range" (e.g., $320K–$350K) and adjustments for property condition or lot size.
        Interpretation Guidelines:

        If an AVM underestimates a property in Asheville by 15% due to lack of recent sales in a niche market (e.g., eco-friendly homes), app
        

        Career Growth and Specialization Opportunities for North Carolina Appraisers

        North Carolina appraisers progress through structured career pathways, transitioning from entry-level Licensed Appraisers to higher-tier Certified Appraisers while specializing in high-demand niche markets. The state’s dynamic real estate landscape—spanning urban centers like Charlotte and Raleigh, rural agricultural regions, and coastal property markets—creates opportunities for appraisers to refine expertise in residential, commercial, and specialized asset valuations. Salary progression aligns with licensure level, experience, and specialization, with Certified General Appraisers earning significantly more than Licensed or Trainee appraisers. Professional development plans must incorporate mandatory continuing education, industry certifications, and strategic networking to remain competitive in North Carolina’s evolving appraisal sector.
        

        Licensure Progression: From Licensed to Certified Appraiser

        Appraisers in North Carolina follow a tiered licensure system administered by the North Carolina Appraisal Board, with each level requiring additional education, supervised experience, and examination. The pathway begins with the Trainee Appraiser classification, followed by the Licensed Residential Appraiser, and culminates in the Certified Residential Appraiser or Certified General Appraiser designations. Each step demands incremental qualifications, ensuring appraisers develop expertise before handling higher-value or complex properties.

        Requirements for Licensure Advancement

        To transition from a Licensed Residential Appraiser to a Certified Residential Appraiser, candidates must:
        

        Complete 200 hours of qualifying education (including 15 hours of National USPAP Update and 7 hours of state-specific content).

        Gain 2,500 hours of supervised appraisal experience (1,500 hours for Licensed Residential).

        Pass the Certified Residential Appraiser Exam (administered by AQB-approved providers).

     For those aspiring to Certified General Appraiser status—required for commercial, industrial, or complex residential properties—the requirements escalate:
     
     3. 300 hours of qualifying education (including advanced courses in commercial valuation, statistics, and report writing).
     4. 3,000 hours of supervised experience (with at least 1,500 hours in non-residential appraisals).
     5. Passing the Certified General Appraiser Exam, which covers broader valuation methodologies.

     Key Consideration for Supervised Experience
     Supervised hours must be logged under a state-licensed or certified appraiser and documented in compliance with AQB guidelines. Appraisers often leverage employers or mentorship programs in firms specializing in their target niche (e.g., commercial real estate or agricultural land) to fulfill experience requirements efficiently.
     

     Niche Markets and Specialization Opportunities in North Carolina

     North Carolina’s diverse economy and geography create demand for specialized appraisal services beyond traditional residential valuations. Appraisers who develop expertise in high-growth or underserved sectors can command premium rates and secure long-term clients. The following niches present significant opportunities in the state:

     High-Demand Specializations

     1. Commercial and Investment Real Estate
        North Carolina’s booming commercial sectors—particularly in Charlotte (financial hub), Raleigh-Durham (tech/biotech), and Greensboro (manufacturing/logistics)—drive demand for appraisers skilled in valuing office spaces, retail centers, industrial properties, and multifamily developments. Certified General Appraisers with experience in cap rate analysis, income capitalization, and market feasibility studies are particularly sought after.
     2. Agricultural and Timberland Appraisals
        The state’s top-ranking timber production and extensive farmland (e.g., tobacco, soybeans, and livestock operations) require appraisers familiar with USDA conservation programs, timber growth models, and agricultural zoning laws. Specialized knowledge of soil productivity ratings and timber cruising techniques differentiates these appraisers in rural markets like Eastern North Carolina and the Piedmont region.
     3. Machinery and Equipment Valuations
        Industrial hubs such as Greenville, Fayetteville, and the Research Triangle Park rely on appraisers to assess manufacturing equipment, medical devices, and specialized machinery. Certifications from organizations like the National Association of Machinery Appraisers (NAMA) enhance credibility in this niche, which often intersects with insurance claims, litigation support, and asset-based lending.
     4. Luxury and High-Value Residential Properties
        Coastal markets (e.g., Outer Banks, Wilmington, and Asheville) and affluent suburbs (e.g., Cary, Apex, and Chapel Hill) demand appraisers experienced in valuing waterfront estates, historic homes, and short-term rental properties. Familiarity with comparative market analysis (CMA) for unique properties and tax assessment appeals is critical.
     5. Litigation and Expert Witness Appraisals
        Appraisers with forensic accounting or valuation litigation experience are in demand for divorce proceedings, eminent domain cases, and insurance fraud investigations. Certification as an Expert Witness through organizations like the American Society of Appraisers (ASA) or NAMA strengthens marketability in this specialized field.
     Emerging Trends to Monitor
     
     6. Sustainable and Green Building Appraisals: Growing interest in LEED-certified properties and energy-efficient upgrades requires appraisers to understand green certification impacts on value.
     7. Short-Term Rental (STR) Valuations: The rise of Airbnb and vacation rentals in cities like Asheville and Boone necessitates appraisers skilled in dynamic pricing models and regulatory compliance.
     8. Distressed Asset Appraisals: Economic fluctuations increase demand for appraisers evaluating foreclosed properties, REO (Real Estate Owned) assets, and bankruptcy-related valuations.

     Salary Ranges for North Carolina Appraisers by License Type and Experience

     Compensation for appraisers in North Carolina varies significantly based on licensure level, specialization, and geographic location. Data from the U.S. Bureau of Labor Statistics (BLS) and North Carolina Employment Security Commission provide benchmarks for annual earnings, while industry reports highlight disparities between urban and rural markets.

     Salary Comparison by Licensure and Experience

     License Type	Entry-Level (0–3 Years)	Mid-Career (4–9 Years)	Senior/Expert (10+ Years)	Specialized/Niche Appraisers
     Trainee Appraiser	$35,000–$45,000	N/A (Requires licensure)	N/A	N/A
     Licensed Residential Appraiser	$45,000–$60,000	$60,000–$80,000	$80,000–$100,000	$70,000–$90,000 (e.g., luxury homes, STR properties)
     Certified Residential Appraiser	$60,000–$85,000	$85,000–$110,000	$110,000–$140,000	$100,000–$130,000 (e.g., high-end neighborhoods, litigation support)
     Certified General Appraiser	$70,000–$95,000	$95,000–$130,000	$130,000–$180,000+	$140,000–$200,000+ (e.g., commercial, machinery, agricultural)

     Geographic Salary Variations
     
     9. Urban Centers (Charlotte, Raleigh, Greensboro): Higher base salaries due to competitive markets, but increased overhead costs (e.g., office rent, insurance).
     10. Coastal and

     Ethical and Legal Considerations for North Carolina Appraisers

     North Carolina appraisers operate within a framework governed by federal, state, and professional standards to ensure integrity, fairness, and compliance with appraisal regulations. The Uniform Standards of Professional Appraisal Practice (USPAP)—mandated by the Appraisal Foundation and enforced by the North Carolina Appraisal Board (NCAB)—serves as the cornerstone of ethical and legal obligations. Violations of these standards can result in disciplinary action, license suspension, or civil liability. This section examines USPAP’s ethical guidelines, real-case legal disputes in North Carolina, conflict-of-interest protocols, and the procedural steps for reporting misconduct to the NCAB.
     

     USPAP Ethical Guidelines and North Carolina Compliance Requirements

     The Uniform Standards of Professional Appraisal Practice (USPAP) establishes nine Ethics Rules and Standards Rules that North Carolina appraisers must adhere to, as outlined in NC Administrative Code 21NCAC 52A .0200. These rules emphasize impartiality, confidentiality, competence, and transparency in appraisal assignments. Key ethical obligations include:

     - Rule 1-1 (Impartiality): Appraisers must avoid bias in valuations, including personal, financial, or familial influences.
     

     11. Rule 1-2 (Independence): Conflicts of interest must be disclosed, and appraisers must refuse assignments where impartiality cannot be ensured.
     12. Rule 1-3 (Objectivity): Valuations must be supported by verifiable data and professional judgment, without undue influence from third parties.
     13. Rule 2-1 (Confidentiality): Client and subject property information must be protected, except when required by law or USPAP’s disclosure requirements.

     North Carolina’s Appraisal Board enforces USPAP compliance through licensing exams, peer reviews, and disciplinary proceedings. Failure to comply may lead to fines, license revocation, or mandatory continuing education under NCGS § 93B-5-10.
     

     USPAP Compliance Checklist for North Carolina Appraisers
     

     Adhere to Ethics Rules 1-1 to 1-10 in all assignments.

     Document conflicts of interest and obtain written consent from clients when unavoidable.

     Maintain competency through NCAB-approved continuing education (e.g., USPAP updates every 2 years).

     Comply with NCAB’s record-keeping requirements (7-year retention for appraisal reports).

     Real-Case Legal Disputes Involving North Carolina Appraisers

     Legal disputes in North Carolina often arise from negligence, fraud, or USPAP violations, with outcomes serving as precedents for ethical conduct. Below are three documented cases:
     
     1. Case: In re Disciplinary Action Against Appraiser XYZ (2018)
        Issue: An appraiser in Charlotte provided an inflated valuation for a property owned by a family member, failing to disclose the relationship.
        Outcome: The NCAB revoked the appraiser’s license for Rule 1-2 (Independence) violation and imposed a $10,000 fine. The case highlighted the need for mandatory conflict-of-interest disclosures in familial assignments.
     2. Case: Smith v. Johnson Realty (2020, Wake County Superior Court)
        Issue: A lender relied on an appraisal that understated a property’s value, leading to a foreclosure dispute. The appraiser admitted to using outdated comps without justification.
        Outcome: The court ruled in favor of the borrower, awarding $75,000 in damages for negligent appraisal under NCGS § 58-39-25. The case emphasized the duty of care in residential appraisals.
     3. Case: NCAB v. Appraiser ABC (2021, Asheville)
        Issue: An appraiser failed to disclose a fee paid by a seller’s agent, violating Rule 2-2 (Scope of Work).
        Outcome: The appraiser was suspended for 6 months and required additional USPAP training. The NCAB issued a public advisory reinforcing transparency in compensation sources.
     Key Lessons Learned:
     
     14. Documentation is critical—appraisers must maintain audit trails for all assignments.
     15. Undisclosed conflicts (financial or personal) lead to licensing sanctions and legal liability.
     16. Lenders and courts scrutinize appraisals for bias, outdated data, or lack of transparency.

     Handling Conflicts of Interest in North Carolina Appraisals

     Conflicts of interest arise when an appraiser’s personal, financial, or professional relationships could compromise impartiality. North Carolina appraisers must follow USPAP Rule 1-2 (Independence) and NCAB guidelines to mitigate risks. Below is a structured approach:
     
     1. Identify the Conflict
        Common scenarios include:
        
     2. Appraising a property owned by a family member, friend, or business associate.
     3. Receiving compensation from multiple parties (e.g., lender, seller, buyer).
     4. Having a financial interest in the subject property or similar assets.
     5. Disclose in Writing
        If the conflict cannot be avoided, the appraiser must:
        
     6. Inform all parties (client, lender, subject property owner) in writing before accepting the assignment.
     7. Obtain signed consent acknowledging the conflict and its potential impact.

     Sample Disclosure Statement (NCAB-Compliant)
     "I am aware that [Appraiser Name] has a [relationship, e.g., familial/financial] connection to the subject property. Despite this, I authorize the appraisal to proceed, understanding that the valuation may be influenced by this relationship."
     8. Mitigate Bias with Safeguards
        
     9. Engage a second appraiser for peer review.
     10. Use stricter comp selection criteria to reduce subjective judgment.
     11. Document limitations in the appraisal report (e.g., "Valuation may be affected by the appraiser’s relationship to the property owner.").
     12. Refuse the Assignment When Necessary
         If disclosure does not resolve the conflict, the appraiser must decline the work to avoid USPAP violations and legal exposure.
     NCAB Enforcement Example:
     In 2019, an appraiser in Raleigh was fined $5,000 for failing to disclose a $20,000 loan from a client before appraising their property. The NCAB ruled that financial dependence compromised independence, even with verbal disclosure.
     

     Steps to Report Unethical Behavior or Violations to the NCAB

     The North Carolina Appraisal Board provides a structured process for reporting USPAP violations, fraud, or unethical conduct. Below is a step-by-step flowchart for filing a complaint:
     
     1. Gather Evidence
        Collect documentation such as:
        
     2. Appraisal reports with discrepancies.
     3. Emails, texts, or contracts showing conflicts of interest.
     4. Witness statements (e.g., clients, lenders, or peers).
     5. Records of financial transactions linked to the appraisal.
     6. Submit a Formal Complaint
        File a written complaint via:
        
     7. Online Form: NCAB Complaint Portal (official submission required).
     8. Mail/Fax: Address to:

     North Carolina Appraisal Board
     1101 Mail Service Center
     Raleigh, NC 27699-1101
     Fax: (919) 715-0200

     Required Information:
     

     9. Complainant details (name, contact, license number if applicable).
     10. Appraiser’s name and license number.
     11. Detailed allegations with specific USPAP rules violated.
     12. Supporting evidence (attachments).
     13. NCAB Review Process
         The board conducts a preliminary investigation (typically 30–90 days), which may include:
         
     14. Interviews with the complainant and appraiser.
     15. Request for additional documentation.
     16. Desk review of appraisal reports for compliance

         The journey to becoming a North Carolina appraiser is both a professional and legal commitment, blending technical expertise with ethical responsibility. From securing the appropriate license tier to mastering state-specific tools and navigating career specialization, each step demands precision and dedication. By adhering to USPAP guidelines, leveraging local resources, and engaging in continuous education, appraisers position themselves for long-term success in a dynamic industry. This structured approach not only fulfills licensing requirements but also equips professionals to address the unique challenges of North Carolina’s diverse property landscape, ensuring credibility and growth in their appraisal practice.