Ray Yuen, Realtor

Ray Yuen, Realtor MPA, BA (Hons), Realtor® - Don Cook Real Estate Ltd

10/25/2024

Here's an article from the Financial Post about mortgage/interest rates:

Variable mortgage rates are falling, but fixed rates aren’t ready to follow suit

Bond traders nailed Wednesday’s 50 basis point Bank of Canada rate cut like a Vegas bookie who knows the fix is in. Canada’s lowest nationally advertised variable rates are now down to 4.70 per cent (insured) and 5.10 per cent (uninsured).

Compare those to the lowest publicly quoted fixed rates, which are five-year terms at a so-so 4.09 per cent (insured) and 4.64 per cent (uninsured).

It’s questionable how much progress we’ll make on inflation in the next quarter or so. Job numbers have been crushing expectations and the more North America’s economy flexes its muscles, the less likely we’ll see the prime rate dip more than 50 basis points.

Fixed rates are a different animal, however, one not controlled directly by the Bank of Canada. In order for fixed rates to fall much more, markets need to believe inflation will substantially undershoot target and unemployment will spike. The jury’s out on those.

Meanwhile, even with the central bank playing Santa Claus with rates, it’s not getting any easier to qualify for a mortgage. The government’s stress test still requires borrowers to prove they can afford a rate in the six per cent range, depending on the home loan. For the real estate market to really take flight, it needs borrowers who can get approved for materially heftier loans. That would require a stress test rate down in the mid-fives or below.

R. McLister

10/08/2024

Thinking about whether or not you should sell your house in autumn? Here's an interesting article from David Elver:

The higher interest rates we’ve been experiencing in recent years have pushed many home buyers to the sidelines. But following another drop in the Bank of Canada’s benchmark interest rate on Sept. 4 (and more cuts expected to come later this year), some experts are predicting that a resurgence in demand can’t be far away. As a result, this fall could shape up to be a fantastic time to enter the real estate market, whether you’re a buyer or a seller.

If you’re thinking of listing your property this fall, there are a few simple things you can do to get your home ready, and help it sell faster, easier, and at the highest price possible.

The advantages of selling in the fall
Shaun Cathcart, Senior Economist with the Canadian Real Estate Association (CREA), said experts are now expecting rate cuts at every remaining Bank of Canada decision this year, with momentum carrying into next year.

“Combine that with a record amount of demand waiting in the wings, and the forecast for a rekindling of Canadian housing activity going into 2025 has just gone from a layup to a slam dunk,” Cathcart said.

This means that real estate activity this fall could start to ramp up as people begin to explore the market again.

“The question isn’t so much whether buyers will return, but when,” explains Brendan Powell, a REALTOR® and Broker of Record with the BREL Team at Bspoke Realty in Toronto, Ontario. “The reality is, buyers will come back when they feel conditions are favourable. All sellers can do is be ready for when that happens.”

Luckily, while most homeowners think of spring as the ideal time to sell, the fall is actually a great time to list your home. Just some of the benefits of selling in the fall include:

• typically there are less listings compared to spring, which helps your home stand out;
• late winter and early spring can be a mucky mess to get your home all spruced up, but late summer and early fall provide great opportunities; and
• more serious buyers who want to move in before the snow arrives, including people relocating for work or empty-nesters downsizing after their kids have left for school.
• “September and October have consistently been busy times. Yes, that can mean more competition, but with more eyeballs, your home will benefit from broader exposure than in deep summer, when many Canadians tune out to enjoy the warmer weather.”

How consumers are feeling heading into Fall 2024
According to the RE/MAX 2024 Fall Housing Market Outlook report, which was conducted just prior to the September 4 announcement, the declining interest rate is making around 16% of Canadians feel more comfortable about entering the real estate market—but only if the key interest rate falls by 1% before the end of 2024.

The interest rate cuts are also boosting the confidence of potential first-time home buyers in Canada, with younger Millennials and Gen Zs who are already actively saving feeling hopeful they’ll be able to enter the market soon. In general, however, home buying has taken a backseat for around 25% of Canadians. As expected, day-to-day expenses are taking top billing, while interestingly travel is considered the second most important expense for those Canadians.

Affordability still remains a concern for many Canadians when it comes to entering the market. The RE/MAX report indicates 14% of current homeowners may need to sell their home due to still-high interest rates, and 25% of Canadians are reconsidering their family plans due to housing affordability issues.

Nationally, RE/MAX brokers’ insights predicts approximately 33% of housing markets in Canada are expected to be sellers’ markets, though evolving market conditions continue to make this somewhat unpredictable.

Make a great first impression
Once you’ve decided to sell, work with your REALTOR® to put together a plan to make sure you put your home’s best foot forward. For example, if there are any reno projects you’ve been putting off, like replacing old door k***s, fixing that broken step on your deck, or giving the interior of your house a fresh coat of paint, now’s the perfect time to get them done.

To brighten up the shorter days and darker nights that come with fall, clean your windows and screens, add some decorative accent lamps to any dark corners in your home, and open all the blinds, curtains and window coverings during showings to let in as much light as possible.

You might also want to consider adding some seasonal touches to your indoor décor, like hanging a fall-foliage-inspired wreath on the front door, or adding some orange or red throw pillows or blankets. To prepare your home for showings, turn your fireplace on if you have one, or add a sweet seasonal scent to your home by baking some gingerbread cookies or a pumpkin pie.

Consult with your REALTOR® before doing any staging on your own because fall overkill can distract buyers or completely turn them off of your home.

Stay on top of cleaning and upkeep
While fall leaves may be pretty to look at, they can also make a mess out of your otherwise pristine yard. If you have a showing or open house coming up, double check to make sure no one’s been tracking in any mud or dirt. To really maximize your curb appeal, don’t forget to consider what’s outside your home as well.

“Fall means yards and gardens are approaching the end of their summer foliage,” Powell says. “So clear out any flowers and plants that dry up in the fall, and stay on top of all those leaves. If you’re listing late in fall, consider adding some decorative outdoor plants that stay beautiful well into the colder weather, like decorative cabbage or black-eyed Susans.”

Of course, the last thing you want to discover on a cool autumn evening right before a buyer is coming to see your home, is that your furnace is on the fritz! Since most of us don’t use our furnaces much in the summer, a fall listing can be a great occasion to have your HVAC system cleaned and inspected.

Put the latest technology to work for you
Between virtual and 3D tours, 360-degree views, and remote showings, the technology associated with selling a home has come a long way in the past few years. Your REALTOR® can help put those technologies to work for you.

“If you plan to sell later in the year, get some outdoor photos done now, before the snow comes and the cooler weather hits,” Powell says. “Even if you’re still prepping inside, it’s worth a little early effort to capture what the summer peak looks like.”

“While your own snapshots might be fine, ask your REALTOR® to bring in their professional photographer ahead of time,” he adds. “Have a rock-star backyard? It may be worth shooting some drone photography or video to really capture things before the cold hits.”

Do your research
Because there are usually fewer buyers in the fall, it’s essential to stay on top of what’s happening in the market. This means having your REALTOR® do research on things like comparable listings in your area, tracking where your local housing market is headed, and understanding what buyers are looking for in a home right now.

“Changing demand, buyer expectations and your competition will all impact your sale’s timing and strategy,” Powell explains. “The right strategy could change from one day to the next, but the most successful sellers are the ones who listen to what the market, and their REALTOR®, are telling them, and act swiftly.

“Don’t get so stuck on a strategy, price or timing that you aren’t able to change it up to take advantage of opportunities,” he adds. “Your REALTOR® will know when to jump and when to pivot. Listen to them.”

08/17/2024

Interesting article from the Financial Post:

Housing market tilts in buyers' favour as sales soften and new listings rise

New single family houses billed as estate cottages are seen in an aerial view, in Delta, B.C.
More interest rate cuts expected ahead, along with pent-up demand, should lead to a rekindling of the housing market next year, CREA said.

After showing early signs of renewed momentum in June, Canada’s housing market took a step back last month, according to recent data from the Canadian Real Estate Association (CREA).

After the Bank of Canada began cutting interest rates for the first time since 2020, there was optimism the real estate market was on the path to recovery. However, the latest figures suggest the resurgence may be slower than expected.

The seasonally adjusted national benchmark sale price was almost unchanged at $718,700 in July — a 0.2 per cent increase month over month but a decline of 4.2 per cent year over year. Home sales across the Canadian MLS systems edged down by 0.7 per cent, giving back a small portion of the gains made in June.

“With another rate cut announced on July 24, we’ve now seen two rate cuts in a row, and the expected pace of future policy easing has steepened considerably, with markets now anticipating rate cuts at every remaining Bank of Canada decision this year,” CREA’s senior economist Shaun Cathcart said in the Aug.15 report. “Combine that with a record amount of demand waiting in the wings, and the forecast for a rekindling of Canadian housing activity going into 2025 has just gone from a layup to a slam dunk.”

While the dip in sales may seem like a setback, some experts believe it’s just a temporary pause. The market has faced several headwinds over the past year, including high interest rates and affordability challenges, which have sidelined many potential buyers.

Phil Soper, chief executive of Royal LePage, pinpointed what he believes is one of the key issues stalling the real estate recovery: “It’s the missing first-time homebuyer. That’s really, really at the crux of why the real estate economy is sputtering, as opposed to spinning.”

He explained that existing homeowners, who are less impacted by interest rates due to the equity in their current homes, are returning to the market. However, first-time buyers, who rely heavily on financing, are still on the sidelines.

Soper expects this to change in the second half of the year, predicting that once first-time buyers re-enter the market, the entire real estate cycle will accelerate, including activity in more expensive, move-up homes.

As of the end of July, there were about 183,450 properties listed for sale on all Canadian MLS Systems, up 22.7 per cent from a year earlier but still about 10 per cent below historical averages for this time of year.

Regionally, the market showed mixed results. Calgary and the Greater Toronto Area (GTA) experienced declines, but these were offset by gains in other areas such as Edmonton and Hamilton-Burlington. The regional variations suggest that while some markets are cooling, others are beginning to see renewed interest from buyers.

“While it wasn’t apparent in the July housing data from across Canada, the stage is increasingly being set for the return of a more active housing market,” James Mabey, chair of CREA said. “At this point, many markets have a healthier amount of choice for buyers than has been the case in recent years, but the days of the slower and more relaxed house hunting experience may be somewhat numbered.”

- article by Shantaé Campbell

08/08/2024

Bank of Canada Announces Second Consecutive Policy Rate Cut
The Bank of Canada reduced its target once again for the overnight lending rate from 4.75% to 4.5%. The move was widely expected by financial markets and marked the Bank’s second rate reduction since the onset of the pandemic four years ago, bringing rates down to where they stood in April 2023.
In a scheduled announcement on July 24, 2024, the Bank noted that Canada’s economy picked up in the first half of 2024 but at a slower pace than population growth, while consumer spending and housing are currently showing signs of weakness. The Bank continues to note that employment has been rising at a slower pace than working age population growth, of which the latter is expected to grow at a stronger pace than previously expected.
According to the Bank, Canadian economic growth is forecast to pick up over the remainder of this year and over the course of 2025 “as borrowing costs ease”, implying a continued unwinding of tightness in monetary policy that should provide a boost to exports, household spending, and business and residential investment.

The Bank continues to focus on elevated shelter costs as a significant contributor to inflation. However, it also noted that both headline and core measures of inflation have moderated and are close to historical norms.

In its Monetary Policy Report, the Bank also made special note of several challenges impacting housing supply growth:
• municipal zoning restrictions;
• high development fees;
• time-consuming and expensive permitting processes; and
• shortages of skilled construction workers

Although excess supply in the economy is lowering inflation, the Bank is also monitoring shelter and services costs that are pushing inflation in the opposite direction. The Bank has stated that “monetary policy decisions will be guided by incoming information” and their assessment of its implications for the inflation outlook.

The Bank of Canada will make its next scheduled interest rate announcement on Wednesday, September 4, 2024, and will publish its full outlook for the economy and inflation in its next Monetary Policy Report on Wednesday, October 23, 2024.
..from the files of the Canadian Real Estate Association

08/06/2024

Interesting Article about the 30-year amortisation:

Craig Lord,
Global News

Some Canadians looking to break into the housing market are now able to get 30-year mortgages, a bid from the Liberal government to make owning a home feel more affordable. Anne Gaviola has more on why critics say this affordability measure doesn’t quite hit the mark.

Some Canadians looking to break into the housing market are now able to get 30-year mortgages, a bid from the Liberal government to make owning a home feel more affordable.

Experts who spoke to Global News say that while some homebuyers are likely to see their borrowing power increase because of the new regime, the overall impact on housing affordability is likely to be limited.

As of Thursday, some first-time homebuyers will be able to stretch the amortization, or the length it takes to pay back the entirety of the mortgage loan, to 30 years, up from the standard term of 25 years in Canada.

The idea here is that, for Canadians who can’t afford the monthly costs of a mortgage, paying back the full amount over a longer time period will help to reduce the size of regular payments.

Finance Minister and Deputy Prime Minister Chrystia Freeland announced these changes as part of the 2024 federal budget unveiled in April. Earlier this week, she told reporters that the change coming into effect Thursday is part of a suite of measures aimed at improving housing affordability for Canadians boxed out of the housing market.

Rules allowing for some 30-year mortgages kick in Aug. 1: Freeland
“That translates to lower monthly payments so more younger Canadians can afford to pay that monthly mortgage on a new home. This is just one of several measures that our government is taking to help younger Canadians save for that first down payment and afford a home of their own,” she said.

Victor Tran, mortgage and real estate expert with Ratesdotca, tells Global News that tacking an extra five years onto the mortgage will likely increase a homebuyer’s borrowing power by “roughly” five per cent, allowing would-be owners to potentially qualify for a larger mortgage.

Robert Kavcic, senior economist with BMO, says stretching out the lifetime of the loan is the equivalent of shaving 75-80 basis points off the mortgage rate when it comes to carrying costs.

“For those that are able to actually access this, it’s a pretty meaningful change from a monthly payment perspective,” he tells Global News.

There are a few criteria needed to qualify for a 30-year mortgage that Kavcic and Tran say are likely to diminish how many Canadians actually benefit from the proposal.

Who qualifies for 30-year mortgages?

You’ll only be able to secure a 30-year mortgage from a lender if at least one of the borrowers on the application meets one of the Canadian government’s definitions of first-time homebuyer.

The government lists never having bought a home before, not living in a home they or a spouse owned in the last four years or having recently had a marriage or common-law relationship fall apart as conditions that could label someone a first-time buyer.

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In addition, the home must be newly built and not have been occupied residentially.

Finally, the 30-year-amortization regime only applies to insured mortgages. A mortgage can be insured only if a buyer put less than 20 per cent down on the home upfront and if the purchase price of the property was less than $1 million.

Securing an insured mortgage on a newly built home might end up as the barrier that prevents many buyers in Canada’s most expensive housing markets from qualifying for a 30-year amortization, Tran says.

Many properties in Toronto or Vancouver, even at the entry level, are already priced at more than $1 million, which rules out getting mortgage insurance from an insurer like the Canada Mortgage and Housing Corp.

Tran adds that many builders of pre-construction units require a deposit of at least 20 per cent upfront as they’re in need of early cash flow to get shovels in the ground. But that down payment, too, rules out getting an insured mortgage on a new build, he notes.

“There’s actually not that many people across the country that are going to be able to take advantage of this new program,” Tran says.

Kavcic says many Canadians with families looking for housing right now will be unable to benefit from the longer amortizations.

Either they’ll be existing owners looking to upsize their homes, knocking them out of the first-time homebuyers qualification, or they’ll be renters eyeing a home with multiple bedrooms, likely putting them in the million-dollar-property price range in Canada’s biggest cities.

“At the end of the day, it’s a very small sliver of the home-buying population that this actually impacts,” he says.

Is a 30-year mortgage more affordable?

Critics of the 30-year-amortization plan also question whether it’s truly improving affordability in the market.

Tran notes that taking the extended amortization will see the CMHC add an “insurance surcharge” equal to another 20 basis points on top of the existing mortgage insurance premiums. In Ontario, there’s also tax that must be paid upfront on this insurance surcharge, hiking the closing costs on the property.

Tran crunched the numbers on a first-time buyer in Ontario with an annual gross income of $100,000 and a five-year fixed-rate mortgage of 5.0 per cent putting the minimum five per cent down when purchasing a home worth $405,000.

On a 25-year amortization, that would give the buyer a monthly payment of $2,327.

Extending that to 30 years could see the purchase price rise to roughly $428,000, which Tran calculates based on the increased borrowing power as well as the insurance surcharge and other taxes. That brings the monthly payments to $2,261 over that five-year term, a difference of $66 less a month.

How a Bank of Canada rate cut could affect your mortgage

While lower monthly carrying costs and increased buying power could help an initial wave of buyers who can qualify for the new regime, Kavcic questions the long-term benefits to affordability by extending amortizations.

When amortizations get stretched out, prices tend to rise to offset the increased demand, he says, with the knock-on effects seeing Canadians pay more for longer to own their homes.

Kavcic also notes that paying interest for an additional five years will cost Canadians more in the long run, too.

“You’re stretching your debt over a longer period of time, you’re debt-free later and you pay more interest over the course of your loan,” he says. “So Canadians basically taking on more debt for a longer period of time with no real affordability relief.

“At the end of the day, are Canadians better off? Probably not.”

Changes around the length of mortgages available in Canada come as borrowing costs are already declining thanks to the Bank of Canada’s back-to-back interest rate cuts in June and July.

Could more interest rate cuts come from Bank of Canada?

Tran says that despite the two interest rate cuts, housing remains unaffordable in Canada as home prices remain high. With expectations for additional interest rate cuts to come later this year, he says housing activity could pick up sometime this fall, but currently the market is stalled.

Kavcic agrees that overall affordability in the housing market will be dictated by market forces like the Bank of Canada’s policy rate, not the Liberals’ amortization changes.

He expects a slow easing cycle from the central bank will help to lower borrowing costs for Canadians, restoring some affordability for sidelined homebuyers in the coming year.

“It’s going to take some time. But we’re on a path towards better affordability through probably 2025 or so.”

07/14/2024

Thinking about a pool? Here's a nice article to read before heading out and shopping for a pool.

What to Think About When Buying a Home With a Pool

Article by: David Elver

Between soaring summer temperatures and record heat waves becoming more common in nearly every part of Canada, who hasn’t dreamed about having a big, beautiful pool right in their own backyard?

But while a pool can be a private oasis during those hot summer days, if you’re considering buying a home with a pool, there are a few things you may want to think about before you dive in.
The first question to ask yourself is this: is owning a pool a good fit for your lifestyle?

If you take extended vacations every summer, or spend your evenings and weekends taking the kids to softball practice, you might not use a pool often enough for it to be worth the time and expense. But if your family loves nothing more than spending warm summer days relaxing in the backyard, a pool might be a perfect fit.
“Owning a home with a pool can be a fantastic addition to your lifestyle,” says Jane Hoffman, President of Unison Jane Hoffman Realty and a REALTOR® in Kelowna, British Columbia. “Pools can be a perfect space for family recreation and bonding. If you enjoy swimming and outdoor activities, a pool can significantly enhance your living experience. Pools also add a beautiful ambiance to your backyard, creating an ideal space for entertaining.”

Next, decide if the pool that’s already there is the right size, style, and type for your family.

For example, is the existing pool large enough for your family and friends? Is it the shape you want? Is it located in the right part of the yard? Or does it have a traditional chlorine sanitization system, but you prefer a saltwater pool for easier maintenance and fewer harsh chemicals?

In most cases, it costs more to replace an existing pool than to build a new one. So if the existing pool isn’t big enough, isn’t the right type of pool or doesn’t have the features you want, it may make more sense to buy a home without a pool and have a new one installed instead—or to continue searching.

“Purchasing a house with a pool means you don’t have to live through the permit applications, the construction process, or the added [initial] expense,” explains Chris O’Donnell, Director of Marketing and Business Development at Pool Craft, a pool installation, renovation, and service company in Richmond Hill, Ontario.

“But you also don’t get to customize the space to your taste,” she adds. “Building a pool means you’re in control of the design, and you can get all the features exactly as you want.”

It’s also a good idea to find out everything you can about the condition of the pool. Is it in good shape? Are there any cracks or big-ticket repairs that need to be fixed in the next two, five, or 10 years? How many years does the pool have left in it?

If the pool is above-ground, the condition and longevity may not be as important, because it’s usually much easier to remove, repair or replace an above-ground pool than an in-ground model. But if the pool is a permanent, in-ground feature of the home, it’s almost certainly worth taking a little extra time to find out exactly what state it’s in before you make any final decisions.

According to O’Donnell, some problems, like rust or damage underneath the liner, can also be hard for anyone but an expert to spot. So if you aren’t sure what condition the pool is in, you may want to hire a pool inspector to take a closer look.

“If the opportunity exists to have the pool inspected prior to making an offer, it may be worth taking the time to have a professional look at it,” she says. “A tech will come out, examine the recirculation system and let you know what type of pool is in the ground.”

A pool inspection would be in addition to your home inspection—they’re separate professions. In fact, don’t be surprised if your home inspector includes a disclaimer that states they’re not liable if there ends up being any damage to the pool.
Here are some questions you can ask when you’re looking at a home with a pool, before you call in the pool inspector:

Is the pool builder’s warranty still in effect? If so, for how much longer?

Can the current owners provide a water utility bill from the previous summer to verify the water consumption?

How often was maintenance and upkeep performed on the filter?
What sanitation system is being used, when was it installed, and are there any issues with it?

How often was maintenance and upkeep performed on the entire pool?

Does the pool have a heating system that’s in working condition?
Is the pump working properly, including the timer?
How old is the pool?

Have there been issues with mold or other substances in the past?
Have you ever had to deal with cracks in the pool or damages to the lining?

The costs of owning a pool

Unfortunately, all the fun and freedom of owning a pool doesn’t come cheap.

Between cleaning, maintenance and repairs, the cost of opening and closing your pool each year, the inevitable bump in your homeowner’s insurance premiums, and all the equipment and accessories you’ll need to buy, owning a pool can cost anywhere from a few hundred to several thousand dollars a year.

“There are many variables when it comes to the cost of running a pool,” O’Donnell explains. “On the low end, a pool can cost $1,000 annually. On the high end, $8,000. Energy-efficient equipment lowers the cost, and staying on top of water chemistry can prevent unnecessary expenses. Pool use, size, equipment, and whether you maintain it yourself or hire a professional to manage it for you can also all add to the cost.”

Monthly costs can also vary considerably depending on the type of sanitization system the pool uses. While saltwater pools generally cost more upfront to install, for instance, they’re also usually much cheaper and easier to clean and maintain than a chlorinated pool.
On the plus side, while market trends vary and not every buyer wants a pool, a pool can often boost your home’s curb appeal and resale value when it’s time to sell. This is especially true if you live in an area with long, hot summers.

The other big factor to keep in mind is how much time you’ll have to spend maintaining your pool instead of simply enjoying it.
“There are lots of variables, depending on whether you do most of the cleaning and maintenance yourself, or hire a pool service company to do it for you,” O’Donnell says. But on average, most homeowners can expect to spend between a few hours a month to several hours a week depending on their pool’s size, condition and features.

This includes weekly chores like:
• skimming out dirt and debris;
• cleaning the strainer basket;
• scrubbing the pool floor and walls to prevent algae from building up;
• vacuuming the pool to clean everything the filter doesn’t catch; and
• testing the water to see if you need to add any chemicals or adjust the pH balance.

Safety first

Of course, when it comes to owning a pool, safety is always No. 1. As the homeowner, you’re liable for any accidents that occur in or around your pool. So it’s up to you to do everything you can to make sure that doesn’t happen.

“If you have children or pets, an automatic pool cover is essential,” Hoffman says. A manual, crank-operated cover can also be an effective (and less expensive) alternative. But just remember that manual covers usually take two people to operate safely, and many homeowners don’t relish the idea of hand-cranking their cover open and shut before and after every use.

“Pools also generally need to be in a fully fenced and gated yard,” Hoffman adds. While the regulations can vary from one province, municipality or even district to another, having a fence around your pool is always a good idea, and many jurisdictions make it mandatory for both in-ground and even most above-ground pools to be fully enclosed to reduce the chance of accidents.

Alarms, motion sensors and cameras can also all help keep those in and around the pool safe. The precise regulations, requirements and restrictions can be different for each province and municipality. So check your local regulations, or ask your REALTOR® for help.
In terms of maintenance, safety also means knowing when you can do it yourself, and when to call in the professionals.

“Opening and closing, weekly maintenance and water balancing can all be managed by savvy homeowners,” O’Donnell says. “Leak detection, equipment or liner replacement, and repairs in general should be handled by the pros.”

Whatever you choose, be sure to ask your REALTOR® for advice. An experienced REALTOR® can help you wade through the options, weigh the pros and cons, and make the best choice for your family.

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