Complaints

This profile includes complaints for Weidner Property Management LLC's headquarters and its corporate-owned locations. To view all corporate locations, see Find Local Branches.

close

Find a Location

Weidner Property Management LLC has 371 locations, listed below.

*This company may be headquartered in or have additional locations in another country. Please click on the country abbreviation in the search box below to change to a different country location.

BBB accredited

Near

Country

USUnited States

Please enter a valid location.

Filter

• 

  Weidner Property Management LLC

  9757 NE Juanita Dr Ste 300 Kirkland, WA 98034-4291

• 

  Golden Crest Apartment Homes

  3939 Tanglewood Ln Odessa, TX 79762-7116

• 

  Trinity Place Residences

  3600 N Midland Dr Ofc Midland, TX 79707-4651

• 

  Wildflower Apartment Homes

  4301 Raleigh Ct Midland, TX 79707-3117

• 

  Summertree Place Apartment Homes

  2220 E 52nd St Odessa, TX 79762-4787

The complaint text that is displayed might not represent all complaints filed with BBB. Some consumers may elect to not publish the details of their complaints, some complaints may not meet BBB's standards for publication, or BBB may display a portion of complaints when a high volume is received for a particular business.

• Initial Complaint

  Date:11/15/2024

  Type:Sales and Advertising Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Did not sign lease and backed out of renting, before the move in date and requested refund. As listed in the anchorage landlord tenant act we had a change in circumstances and backed out before moving in.

  Business Response

  Date: 11/25/2024

  To whom it may concern,

  We are happy to look into this further, but we are unable to verify which apartment complex this pertains to. If the complainant can provide the name of the community they applied at, we'd be happy to do more research. 

  As per the Anchorage Landlord Tenant Law, if an application is cancelled after being approved, the applicant is only charged for the number of days the apartment was held off the market, with any deposit remainder being refunded.

  Thank you.

• Initial Complaint

  Date:11/12/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  The Arpeggio property is fraudulent and withholding my security deposit without showing receipts or proof of the work they say they completed. I left that property in perfect condition, professionally cleaned. I never hung anything on the walls and these people are making up extremely expensive charges. Ive asked for receipts multiple times and one of their smart a** employees (happy to name), keeps saying that shes waiting on them. Its been over a month and I have not received the receipts for the work they are said to had professionally completed. This is also known as fraud. I would like my deposit fully refunded ASAP

  Business Response

  Date: 11/18/2024

  To whom it may concern,

  Please see the attached documents - resident's ledger and move out inspection.

  The resident provided a receipt showing a professional carpet cleaning was performed, therefore, the $100 carpet cleaning fee was credited back. We also reduced the cleaning fee by $35 after the resident expressed concerns over that charge.

  A minimal charge ($85) for painting will remain, as some painting and blending was needed in the apartment after this resident moved out (see inspection photos).

  Thank you.

  Customer Answer

  Date: 11/18/2024

   
  Complaint: 22548415
  
  I am rejecting this response because:

  Again, theyve refused to provide proof of the charges and the work being done. *** requested these receipts for well over a month and Ive been refused any form of proof of work. The charges are far from market competitive. The apartment was left in spotless condition yet Im being charged a partial clean fee (without receipt of the work being done). A charge of $85 for a small spot to be touched up with paint is also not market competitive and again, not proof of the work ever being completed. So much for normal wear and tear from this company.
  
  Sincerely,
  
  ****** ***********

  Business Response

  Date: 12/02/2024

  To whom it may concern,

  Please see attached the following documents:

  - Apartment Cleaning Invoice from vendor

  - Copy of Resident's lease

  In the lease, you will find the "Refurbishment Charges" page. This lists all estimated move-out charges. We use our own painter, and as you can see, the painting charge assessed for touch up paint is in line with, and actually lower than, the Refurbishment Charges sheet.

  Thank you.

• Initial Complaint

  Date:11/01/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  There is mold growing everywhere and the maintenance people just keep painting over it. This mold has started making my family ill and its like Arbor Ridge doesnt care.

  Business Response

  Date: 11/05/2024

  To whom it may concern,

  We are unfortunately not able to locate this resident in our system given the information provided in the complaint. We do not have a name that matches what is given here, and with the lack of address provided, we are unable to verify residency. Please confirm the resident's address and name as it appears on the lease so we may research further.

  Thank you!

• Initial Complaint

  Date:10/21/2024

  Type:Billing Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  This company charges all tenants at move out $ 350 dollars to have the apartment professional cleaned. I agreed and I also cleaned my apartment and I did not leave any trash in the apartment. I paid a deposit of $1550 when I moved in. After I gave my sixty day notice I called and visited the office to make sure that my account was up to date. This company started charging me a utility bill from day one of my lease. How can you at over $600 dollars for utilities for a one bedroom apartment? When you ask questions no one could answer your question. The manager (black male) is rude and the only thing he says is per lease. They refuse to test my apartment for mold. This company is charging outraged prices just because they feel like the can. If I paid to clean the apartment and clean it out paid for valet trash for the whole month, turn my keys in two days before move out, they charged me for 2 more days of rent. This company is charging high rates for an apartment that the call Luxury but the swimming pool was not in working order all summer and ever summer since I lived there. This place should be closed because they refuse to correct the mold problems in Building 1.

  Business Response

  Date: 10/22/2024

  To whom it may concern,

  The $350 Express Cleaning is something that we offer our residents upon moving out, however, it was not charged in this case due to the carpet necessitating a replacement, of which the resident was charged at a rate of 80%, per the terms of the lease. The estimated $600 utility charges mentioned here are for about 3 months of utility charges, as they are billed in arrears. When moving out, your final bill usually equals 2-3 month's worth of utilities, just due to the billing cycle. Rent is charged through the final date of the lease, and since keys were turned in 2 days early, a credit was applied, and then a re-charge to balance out the ledger. Rent through the lease expiration date is still the resident's responsibility, even if keys are returned a day or two early. We do not have current record of moisture or growth problems, but we welcome any resident to contact us should they need assistance with remediation efforts.

  Thank you.

• Initial Complaint

  Date:10/12/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  First it took them 6 months to finish cleaning the mold from my entry after an A/H leak.Last winter, 7-8 months ago they cut big holes in my wall and ceiling to repair a busted pipe from a freeze, and still have not finished the ****** took them over a week to clean my dryer vent, I even went to the office on that Friday and begged them not to let me go all weekend, without being able to do laundry, nothing, took them another 3 or 4 days. I was told they had to take care of emergencies like A/C's not working. Hum, I reported my A/C not working last night and haven't seen a maintenance person yet. I guess A/C's not working is only an emergency for certain apartments. I hope it's not an ethnic thing.

  Business Response

  Date: 10/14/2024

  To whom it may concern,

  Please see the following timeline and details pertaining to the A/C request:

  10/11 10:40pm - Resident called the Emergency Maintenance line, no AC. Temp outside was 77, the call was not dispatched because temp was too low to be considered emergency.

  
  10/12 8:48am - Resident called the Emergency Maintenance, no ac. Temp 66, too low to be considered emergency

  
  10/12 12:23pm Resident called the Emergency Maintenance, no ac. Temp 85, considered emergency. Maintenance technician was able to service his AC within the hour. Tech found out that the float switch and AC panel was full of water, drained line and AC came on. Resident was present at this time.

  
  10/12 12:52pm Resident called the Emergency Maintenance, no ac and mentioned the tech was there but ac went out again.

  
  Our Service Manager will double check and service Resident's AC today to make sure its working properly.

  Thank you

  Customer Answer

  Date: 10/14/2024

   
  Complaint: 22414295
  
  I am rejecting this response because:

  Lol, so telling me things I already know doesn't solve anything. 

  Not to mention the 6 months to clean up the mold in my entry after an A/H leak. What about that?

  what about over a week to clean my dryer vent, your response was no help there either.

  What about 7 to 8 months to repair holes cut in my wall and ceiling? 

  I don't need to see your maintenance supervisor, I'm guessing he's your problem. 

  
  Sincerely,
  
  ******* *******

  Business Response

  Date: 10/22/2024

  To whom it may concern,

  We do apologize if there was any delay in work orders being completed. There are sometimes outside factors that extend a repair timeline, but we understand the inconvenience this can cause to the resident. At this time, all open work orders have been completed and our records show no outstanding issues. We welcome the resident to submit a new work order through their resident portal if there are further maintenance needs. 

  Thank you.

  Customer Answer

  Date: 10/22/2024

   
  Complaint: 22414295
  
  I am rejecting this response because:

  Since the moment the sprinkler *** told me he informed the maintained manager that they had cut the holes, I've had to call the office at every stage. First after a couple of months to start the repair, they only fixed the ceiling. I was told they were getting 12"12" grills to go over the hole in the wall. I can't remember how l9ng before I asked if they needed me to run to ********** to get the grill. When the tech came to install the grill, all he installed was the grill, no insulation 8n a hole much larger than necessary for a 3/4" pipe. He said he would be back to paint the ceiling and install the insulation.  Don't ask me how long it's been but neither was done and I'm tried of calling. 

  So what you are saying is, the problem is me, because i won't do your job.

  Let's just forget about it, my lease is up in March so I'm looking for someplace else to live. 
  
  Sincerely,
  
  ******* *******

• Initial Complaint

  Date:10/07/2024

  Type:Customer Service Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  Weidner Apartment Homes (I believe is a DBA for Weidner Property Management) has repeated rent payment issues and assesses late fees to residents as a result of their issues.- Switched payment portals they use without reasonable communication to residents and assessed late charges- Received authorization for payments on 5th of the month, processed rent payments on the 30th of the prior month, and assessed late fees / *** fees when funds were not available prior to the authorized date- Did not process rent payments at all for October 2024 rent despite "auto payments on" per the payment portal, and assessed late feesThey have routinely pushed their own payment processing shortcomings onto residents in the form of late fees.

  Customer Answer

  Date: 10/16/2024

  Requested resolution is that late fee refunds are applied to my account and all consumer accounts that were affected by the software malfunction as that software is owned and maintained by the landlord, and the landlord is the sole responsible party for its performance (or its malfunction).

  Business Response

  Date: 10/29/2024

  To whom it may concern,

  There was a service interruption that affected the resident portal; however, this issue was resolved by the 2nd of the month, before any late fees would have accrued. Any resident account that was erroneously charged late fees has been resolved. In this case, rent was not paid until 10/19/2024, which is beyond the ***** period of 5 days, resulting in a late fee. Resident should reach out to their leasing office for assistance with setting up auto payment.

  Thank you.

• Initial Complaint

  Date:10/05/2024

  Type:Order Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I rented from Skylight Loft and everything renting from them was a complete disaster and a lie all of the electricity stuff in there overheated my stuff as well as it was filthy and dirty and nasty I submitted a report after I moved in but when I first moved in they had me signed a report before I could even fill it out before I would even move in my son was a witness of that I filled that report videotaped it as well as in the copy then later on after I moved out and I went through a walkthrough and videotaped to prove that there were no damages or any issues later on they tried to site me with $276 worth of charges what were fraudulent I explained to them I would not be paying these charges and then I prove they proceeded to report me to a rental company and now it's preventing me from renting at all any place when I in fact have them back credit I have warned them and disputed this in writing and said to them that the manager reported false documentation and it was not the correct information that was submitted and I even showed him proof and he still in turn submitted false information if this information isn't resolved I will be taking legal action I also provided my attorney information when I left the property and they have not dealt with my attorney but yet reported me to an rental agency or company for not paying my rent which is completely false again I want this resolved or to Legal actual will be taking against the company for them doing retaliatory act on me for no reason other than having ***** their manager doing this to God knows how many people but this man is untrustworthy dishonest and did everything he could to make my life there a living h***

  Business Response

  Date: 10/11/2024

  To whom it may concern,

  Please see attached a copy of the resident's move out statement, breaking down all move-out charges. All charges assessed are in line with the terms of the lease and estimated refurbishment charges, also listed in the lease. Due to the lease being terminated early, the concession that was given was required to be paid back, as well as a lease termination fee. The lease agreement again goes into details about this. 

  Thank you.

  Customer Answer

  Date: 10/16/2024

   
  Complaint: 22386167
  
  I am rejecting this response because: this is complete fraud I have a video stamped and the video of the actual yellow form that was received the first 7 days when I moved in the form you're looking at is the form a force the sign with a witness before I even moved into the property the same day I was forced to sign that I stated you're going to make me sign paper a piece of paper before I can even evaluate the property they said you have seven days as you see you don't see the yellow copy is the correct copy go to the ************************* and on to a lawsuit again they're committing fraud this is going to the ************************* and a request will be made where's the yellow copy because I have a video time step showing when it was received and given to ***** on the property but the sheet of ***** fraudulently submit it to a collection agency infected my A+ rated credit knowing that **** ***** has a video stating to him that this was not the correct paperwork I have proof and I would submit it to ************************* they calling on video said he would submit the correct form so he knew about it he is committing fraud and sent it to a collection agency knowing that it would affect my credit and prevented me from moving to a properly recently this is ridiculous and illegal
  
  Sincerely,
  
  ****** *****

  Business Response

  Date: 11/01/2024

  To whom it may concern,

  Please see attached a copy of the yellow inspection sheet, along with a copy of the move out documents, showing that the charges assessed at move out are in line with the items on the inspection report. A majority of this resident's balance due consisted of a lease termination fee, as opposed to damage charges related to the apartment. It is stated in the lease that it is the resident's responsibility to have the carpets professionally cleaned upon moving out, hence the $175 carpet cleaning charge.

  Thank you.

  Customer Answer

  Date: 11/05/2024

   
  Complaint: 22386167
  
  I am rejecting This response, you can clearly see the form that I submitted to you is a yellow form that shows how I went through the apartment on that date.And showed and submitted it to ***** The white sheet is only when they went through the apartment before. I was there as well as when I moved out. Did the walk through only their Writing, none of that is my writing except for on the yellow form. They failed to show the yellow sheet. Is when I went through the apartment and submitted? They are not submitting that paperwork and trying to continue. Submit the same fraudulent paperwork that only shows them filling out the paperwork. None of my response at all. They are not the same form and anybody can see this. When I file a complaint and follow lawsuit that judge will clearly see that this is fraud. You can look at the yellow sheet. That is me filling out what is wrong with the apartment. None of that is on the white form, because they.  They are not submitting that to the Better Business Bureau and trying to trick the Better Business Bureau and to believeing the forms are the same. And in fact they are not, you can clearly see. They are different. I reject this fraud. And I will continue to move forward with the ************************* and take in the appropriate action. Because this is not acceptable, this is clear fraud and know that you're standing by the fraud, which shows that you're clearly a fraudulent company. You can clearly see on the form. There was nothing wrong with the carpet. There were already spots on the carpet when I moved in and I had pictures. And video and proof that it will all be submitted to the ****************'s office that the company clearly doesn't have for a reason. So I can prove that you're doubling down on your lies and your fraud. All this will be brought out to the news. The ************************* and then on to a class action lawsuit and a bunch of people are going to get involved and I'm sure there's a lot of other information from AA lot. Other people that can prove the fraud that your company has been committing. You're not gonna get away with this. You committed fraud. And action will be taken you will see.
  
  ****** *****

• Initial Complaint

  Date:10/04/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  After living at ******** for a year lease. They required a 750$ deposit. After getting official cleaning and handling all repairs and making it as good or even better then when I moved in. They decided they arent refunding any of my deposit. We have had a full argument as to why I havent been able to get any reimbursement. They stated they had lost my initial apartment damage inspection form. They also stated that the damages (which I have proof that the damages they are reporting are previous damages with photos date stamped) they are not reimbursing any of my deposit. After months and months of talking to a ****** in the front office. Nothing was done. Just kept going in circles stating that they do not have a copy of my inspection form I turned into them. They are charging me for damages that were in the unit before I moved in. Its just unprofessional and this team in the front office and Weidner as a whole operation is just unprofessional and useless. They need some serious work and I am still messaging from 6 months ago till this date requesting my refund.

  Business Response

  Date: 10/07/2024

  To whom it may concern,

  Please see the attached documents:

  - Move in inspection form signed by residents

  - Move out statement

  The move in inspection form does not detail and issues or damages within the unit, therefore, damage charges were assessed upon move out. However, an additional $50 was refunded due to it being determined that some damage in the bathroom existed previously. We are happy to review any information or documents that the resident has from the move in period; but without any additional information, the attached documents will be considered valid and final.

  Thank you.

• Initial Complaint

  Date:10/01/2024

  Type:Service or Repair Issues
  Status:

  AnsweredMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  We just recently moved out of the vue at *************. It was the worst experience we have ever had. They charged us a termination fee twice to break the lease early and we still have not been refunded the second charge. We were told to move out at noon and they charged us for that entire day without disclosing. They added fees that were not disclosed. We have been trying to get our money back for months and the office shows no care or sympathy and says its not their issue. We are beyond frustrated and have been taken advantage of.

  Business Response

  Date: 10/02/2024

  To whom it may concern,

  Please see below the text from an email sent to this resident on 9/27/2024, explaining the process when a payment is contested:

  "...when a payment is reversed/disputed, it can take up to 45 days for the dispute to be processed and resolved. What happens is that our payment processor and your card issuer work on the backend to resolve the dispute and then notify you once resolved. A teller at your bank itself may not have the most up to date information, so at this time, I would advise contacting the *************************** for your card issuer ****** Mastercard, etc.) for an update, but since it is still within the 45 day window from when they payment was disputed, there may not be any additional information at this time. I do apologize for the inconvenience caused by the delay, but please know it is still in process."

  Please also see attached a copy of this resident's lease, which outlines any expected fees, including parking and utilities.

  At this time, any inquiries regarding the contested payment and subsequent refund should be directed to the resident's card issuer for the most up to date information.

  Thank you.

  Customer Answer

  Date: 11/13/2024

  We have been moved out of the Vue for a little over a month now. We are still waiting on a refund from a double charge for a termination fee. We have contacted the vue property management and lease agents numerous times. They keep finding excuses to not refund us. This is beyond frustrating and horrible customer service. We followed all procedures, sent in paper work and contacted numerous people that work for Weidner. We do not want to take legal action, but it is getting to the point where we may not have an option. This is our last attempt to settle this.

  Business Response

  Date: 12/05/2024

  To whom it may concern,

  This resident submitted a payment of $1577 through their resident portal, then subsequently disputed/cancelled that payment with their bank, and delivered a cashier's check directly to the office for the same amount. Due to the initial payment being cancelled by the resident, we, the company, are not in possession of the $1577 payment. The resident should contact their bank and their credit card company for further assistance. Regarding "undisclosed" fees, all rental terms are explained in the lease and states that rent is charged through the day of move-out.

  Thank you.

  Customer Answer

  Date: 01/14/2025

   

  This is my last and final attempt to get my money back from this apartment complex. They owe us $1577 for double charging for a termination fee, and refuse to give us our money back. We moved out back in October and they still have not resolved this issue. Give us our money back. You guys have caused us much stress and I dont even understand how they are in business still.

  
  

  Desired Resolution:

  Refund

• Initial Complaint

  Date:09/27/2024

  Type:Service or Repair Issues
  Status:

  ResolvedMore info

  Complaint statuses

  Resolved:

  The complainant verified the issue was resolved to their satisfaction.

  Unresolved:

  The business responded to the dispute but failed to make a good faith effort to resolve it.

  Answered:

  The business addressed the issues within the complaint, but the consumer either a) did not accept the response, OR b) did not notify BBB as to their satisfaction.

  Unanswered:

  The business failed to respond to the dispute.

  Unpursuable:

  BBB is unable to locate the business.

  I unfortunately need to report a safety concern with one of your landscaping workers. I was driving home through the parking lot and one of your workers walked directly in front of my car way too fast, causing me to have to slam on the brakes. Not only did he continue to not pay attention and have no idea my car was there, he proceeded to walk very slowly down the center of the road not only completely oblivious to the fact I was there, but also that he almost got hit by a car because he was distracted by his headphones. I'm sorry to have to report this but it is a serious safety concern.

  Business Response

  Date: 09/27/2024

  To whom it may concern,

  We thank you for bringing this concern to our attention. We definitely don't want our residents having negative interactions with any of our vendors. Thank you for your feedback. Please feel free to contact the ****************** directly in the future to report instances such as these, That way, they will be able to follow up directly with the vendor in question.

  Apologies again for any stress or frustration you felt, and thank you for your time.

  Customer Answer

  Date: 09/27/2024

   
  Better Business Bureau:
  
  I have reviewed the response made by the business in reference to complaint ID ********, and find that this resolution is satisfactory to me. However, I did try to contact the office to no avail. 
  
  Sincerely,
  
  ****** ******