تطور مهنة التقييم: من التقييم التقليدي إلى التقييم الحديث

الفصل الثامن: تطور مهنة التقييم❓: من التقييم التقليدي إلى التقييم الحديث

مقدمة

تشهد مهنة تقييم العقارات تحولاً مستمراً منذ نشأتها، مدفوعة بالتطورات التكنولوجية والتغيرات الاقتصادية والتشريعية. هذا الفصل يستعرض مسيرة هذه المهنة، بدءًا من الممارسات التقليدية وصولاً إلى الأساليب الحديثة التي تعتمد على❓ التكنولوجيا والبيانات الضخمة. نسعى إلى فهم❓ كيف أثرت هذه التغيرات على دور المقيم، والأساليب المستخدمة، وجودة التقييمات المقدمة.

أولاً: التقييم العقاري التقليدي: الحقبة “الذهبية” القديمة (الثمانينيات)

في أوائل ومنتصف الثمانينيات، كانت صورة مقيم العقارات نمطية: حافظة أوراق، أقلام رصاص، شريط قياس، وكاميرا. كانت حافظة الأوراق تحتوي على نسخة فارغة من نموذج التقييم السكني الموحد (URAR) المكون من صفحتين، بالإضافة إلى أوراق ملاحظات وورق رسم بياني لرسم مخطط للعقار قيد الفحص.

• المعدات والأدوات:

  • حافظة أوراق: تحتوي على نموذج URAR فارغ، أوراق ملاحظات، وورق رسم بياني.
  • أقلام رصاص: للأخذ الملاحظات وإعداد المسودات.
  • شريط قياس: لقياس أبعاد العقار.
  • كاميرا: بولارويد (لموظفي مؤسسات الادخار والقروض) أو كاميرا 35 ملم (للمقيمين المستقلين).

• نموذج العمل:

  1. اليوم الأول:
     • يصل المقيم إلى العقار، يلتقط صورًا أمامية وخلفية وصورة للشارع.
     • يقيس المنزل ويرسم مخططًا بالأبعاد على ورقة الرسم البياني.
     • يفحص الجزء الداخلي من المنزل ويدخل خطوط الجدران على الرسم.
     • يدخل المعلومات العامة المتعلقة بالمنزل على نموذج URAR فارغ.
     • يقضي من 10 دقائق إلى نصف ساعة في سؤال مالك المنزل عن الإصلاحات والتحسينات، ويدون ملاحظات في حالة الحاجة إلى إضافة هذه العناصر إلى التقرير النهائي.
     • يبحث في “دفاتر المقارنات” للعثور على عقارات مماثلة.
     • يلتقط صورًا للعقارات المماثلة التي تم اختيارها.
  2. اليوم الثاني:
     • يتم إرسال فيلم 35 ملم للتحميض والطباعة.
     • يتم نقل جميع المعلومات إلى نموذج URAR نظيف لكل وظيفة بالقلم الرصاص وإجراء التعديلات.
     • يتم رسم مخطط بالحبر النظيف على ورق رسم بياني ليتم تقديمه مع التقرير النهائي.
     • يتم إعطاء التقارير إلى السكرتير/كاتب الاختزال لكتابتها.
     • يتم إرجاع التقرير إلى المقيم لتدقيقه بحثًا عن الأخطاء.
     • عندما يتم استلام الصور (ثلاث نسخ من كل صورة) من معمل 24 ساعة، يتم لصقها على أوراق الصور.
     • أخيرًا، يتم تجميع التقارير وعمل نسخة لملفات المقيم (يتم الاحتفاظ بالملفات القديمة في مرفق تخزين) ثم تسليمها إلى العميل.

• الكفاءة والإنتاجية:

  • موظفو مؤسسات الادخار والقروض: وظيفة واحدة في اليوم، ما مجموعه خمس وظائف في الأسبوع.
  • المقيمون المستقلون: 3-5 عمليات تفتيش في اليوم، 10-15 تقييمًا في الأسبوع.

• التعليم والخبرة:

  • لم يكن هناك ترخيص تقييم ضروري.
  • كان التعليم ضئيلاً ويتكون من فصل أو فصلين من إحدى منظمات التقييم المعترف بها أو دروس في تقييم الأراضي في كلية المجتمع المحلية.
  • كان الشرط المهم حقًا هو الخبرة. تم اكتساب ذلك من خلال أن تصبح متدربًا لدى مقيمEstablishedEstablished establishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedEstablishedishedEstablishedISHEDestableasedEstablishedEstablishedEstablishedestablishedEstablishedEstablishedEstablishedISHED................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................