Wednesday 7 June 2023

Making sense of the numbers in the Housing Fund

 

Making sense of the numbers in the Housing Fund

One of the proposals in the Finance Bill 2023/2024 is one to introduce a 3% housing levy chargeable to salary earning employees. The charge is on the basic pay and the employee is obligated to match it. It is to be capped at KSh. 2,500 for an employee and employer. The Government intends to use the funds as a guarantee to ensure the offtake of affordable houses that are to be constructed. The houses are targeted to be owned by the low-income earners.

The Government estimates that it will collect KSh. 9 billion as collections to the fund every month. This is both mandatory and voluntary contributions. This pool is what will form a guarantee to the selected developers/investors upon handover of the completed units to the Government. This projection is not certain since Government entities are known to not remit the statutory deductions. We will, however, work with their estimates.

The housing fund will offer a guarantee to the investors for their contracts. Since the investors are business entities who the Government has informed the public were competitively selected, then we will interrogate the average construction costs in relation to the planned houses. The AHP (Affordable Housing Project) proposes to do housing units ranging from 30, 40, and 60 Square Meters for a 1-, 2-, and 3-bedroom houses. In context, the Government will “Purchase the houses” from the developers, then allocate them to the selected members of the public. One must be a contributor to the fund to benefit. Should you not get a house in 7 years, one can withdraw their contribution to the fund leaving the employers portion to keep the fund running. There will be a fund manager, whose running cost will come from the fund.

The Ministry of Lands, Department of Housing provided the breakdown of the cost as follows. Land Costs – 23.4%, Infrastructure Costs – 14.5 %, Compliance Costs – 2.2%, Cost of Construction – 41.4%, Other Development Costs – 18.5%. the source document does not provide the actual average cost of construction for each unit (AHP, P. 8).

The Costs, legal issues, and the headwinds

Sampling commercial builders, the average quoted cost per square meter is between KSh. 34,650 to KSh. 50,000. The average cost per square meter by the Institute of Quantity Surveyors estimate for 2022 is KSh. 35,900 per Square Meter for simple finishings. A 3-bedroom house will take KSh. 2,154,000 using the IQS estimates.

The Houses will be built on lands donated by the Government. Essentially prime Government land. Upon allocation, and a mortgage registered, the property is conveyed to a new owner. The country has a law on sectional properties paving way for the transfers to multiple owners of property on the same land. The cost of the land or at least an apportioned cost for each unit will have to be factored in the cost of each sectional property. The legal basis for this land cost is that public land is being transferred to individuals. That transfer cannot be free.

Another cost of the is the infrastructure cost. The selling point is that everyone deserves a dignified living space. Aspects such as sanitation, access roads, parking space, common areas will have to be factored into the cost of the final unit. The Authorities have determined that the portion for this will be 14.5%. Compliance costs will be waived. There is an assumed service charge ranging between KSh. 1,000 – KSh. 3,000 depending on the unit chosen. There will be a conveyancing cost too at the point of transfer.

Working the numbers, we have determined from estimates that Construction Costs, 41.4%, Other developmental costs, 18.5%, and compliance costs, 2.2%, for each Square Meter is KSh. 35,000. For the envisaged 3 Bedroom apartment, the cost will be KSh.2,154,000 for 62.1%. The cost of land and infrastructure will thus be apportioned at KSh. 1,314,600 making a total of KSh. 3,468,600. Construction costs differ with location and finishings chosen.

On completion, the developer is paid from the fund and the houses transferred to the Government. The Government on its part is offering the houses at a 10% - 12.5% deposit on the price, and the balance as a 5% mortgage for a maximum of 30 years. It is unclear who the mortgage financier is as of the available information. There is a proposal to have partner banks who will finance at a single digit interest rate. The current market rate for mortgages is 15%.

Currently, the President has launched the construction of 36,092 units in various places (AHP. P. 41). There were 9,935 units that were launched or planned by the previous administration (AHP, P. 40). There is no indication of the completion stage they are at. There are 31,000 units lined up for launch as of June 6, 2023 (AHP, P. 42). Going by these numbers, the fund should be operational if it is to work as the presentations are made. No costing details for each project have been provided.

 

With the construction already happening, on completion the funds have to be paid to the contractors and the allocation transfers begin. The funds for these projects have to be raised if contracts have been entered into.

The realities

The Government is facing a trust deficit on this proposal. The mistrust arises from the funding model. From the findings of the Government proposal, the 5% mortgages are in doubt, there is no financier in place for the same. On the seven years lapse, a withdrawal of one’s contribution will be allowed. The lead contact for the project, the PS Housing said the payout will be considered at a 7% interest. Assuming they lend at 5%, where is the business case here if you payout at 7%? Not forgetting there will be administration costs (AHP, P. 24).

What can we deduce so far?

The Government has already launched construction of the houses based on a proposal and the hope that the fund will be enacted into law.

The number of houses launched for construction so far, 46,000 units, raises a liability that exceeds the resources that can be raised in this financial year.

There is no funding plan in place for the 5% mortgage loans and it would be wise to tread with caution on this issue. The KSh. 16,104 monthly payments for a 3-bedroom house anticipated KSh. 3 Million 30 year mortgage will not materialize. A 30 Square Meter one bedroom house at KSh. 5,000 too will not materialize. At market rate the payment would be KSh. 37,935 up from KSh. 16,104.

The employers are being taxed for their matching contribution, hence increasing their operational cost.

The fund is poorly thought out, the proposal document has data and projections made in 2015. For example, The Government settles on a KSh. 50,000 per square meter estimated cost without a breakdown of how they arrive at it. The cost should vary from one location to another.

With proposals on Capital Gains tax in the finance bill 2023/2024 and with knowledge that you cannot police enterprise, a beneficiary of a house can opt to sell it at a higher price, the Government is already conflicted, locking a beneficiary into ownership and at the same time requiring a tax incase of a sale.  

Assuming the numbers are to work out as presented by the Government, 46,000 houses and the estimate is that each unit will create 2-3 new jobs total 138,000 jobs. The marketing for the fund is that it will be a game changer.

The supply chains for the items to be used in construction are existing enterprises and dependent on the contractor choices for financial viability. They can import if that is what is viable for them, the supply chains cannot then be relied on for injecting funds into the related industries in the economy.

Funds are normally anchored in law as stand-alone acts of parliament. E.g., NHIF Act, NSSF Act, why not anchor the Housing fund as a stand-alone act? There are definitions, explanations and operational regulations required to settle the concerns the public has.

In conclusion, in a tax class you are taught that a tax is required, is imposed by an authority, and is not tied to a direct benefit to the taxpayer. The housing levy is said to be a saving but it is in a proposed finance bill, a tax bill. There is a direct benefit to a contributor who is selected and successfully owns a house.

Sources

AHP, Affordable Housing Plan, Ministry of Lands and Housing, Boma Yangu, Web, www.bomayangu.go.ke/media/20230523_Presentation_for_Boma_Yangu_-_Affordable_Housing_Agenda_-_Program_Overview-_Draft_v01.pdf, Accessed on June 7, 2023

Construction Cost Guideline 2022, Institute of Quantity Surveyors, Web, www. iqskenya.org/resources/downloads/, Accessed on June 7, 2023.      
  

 

Tuesday 14 December 2021

A Petition to Competition Authority of Kenya on practices by platform-based (Digital service) transport companies / Brands.

Platform based work, unfair practices and business engagements by digital taxi companies.

To:

The Competition Authority of Kenya

Kenya Railways Staff Retirement Benefit Scheme Block ‘D’ 1st Floor

info@cak.go.ke

December 5, 2021

Background

The Communication infrastructure in Kenya and more so the reliable connectivity in the major cities has come with opportunities for the economy. Investments in various sectors is aided by efficient and affordable internet connectivity. Use of internet data is on a growth trajectory as cited in annual reports from the Telco’s, the Government and even in global reports. Innovations that have come to play is internet platform-based business delivering or seeking services via an online engagement with players for a fee.

It is now commonplace for a student to be engaged in a data analysis project for someone in another part of the Globe, Consumers ordering for items online from their favourite vendors. Markets for all goods and services. This is encouraging since it is supporting and creating new jobs with varied amounts of investments required.

Platform based business engagements are equally supported by the Country’s efforts over the years to formalize data and encourage investors to come into the economy and innovate on how best to engage with the available data, infrastructure and the citizens in all levels of the economy for businesses. This is praiseworthy.  

It is now commonplace to premise any business or stakeholder engagement on a digital strategy and we must thus accept that platform anchoring is a mode of delivery of information, data collection and a business model. 

What I seek to engage the commission on is in the transport sector, The business case therein, the developments, engagements, practices, concerns and seek direction on a few observations.

Digital taxi work was introduced in Kenya in June 2015. Whereas the KNBS census in 2019 (Citation link 1) indicated that there were 12,000 persons earning a living in commercial driving, platforms like uber on separate instances have reported to having 5,000 Vehicles active on their platform.

Other operators joined the business as years followed, we assume that drivers are engaged on the platforms as they would desire since the requirements to enroll are similar. The platforms mode of operation is similar in many as it shall be demonstrated in this memo.

Platforms connect service providers to customers and charge a fee for the service. Others are engaged in direct marketing where a business offers its merchandise or services directly through a platform. Others are agency based and each must be looked at with the understanding of the market it is working in.

The business case and developments

Prior to the introduction of platform-based transport work, the traditional taxi was largely a market that was not exploited. It was a market charging a premium fee and available to the upper middle class of the economy. The industry was small and heavily regulated with not much a contribution to the economy.

The entry of platform-based taxi changed the tide and the numbers increased, the convenience that came with it and the competition in pricing has led to the growth of what we have today. These developments, however, has not been without controversy.

An investment in the industry is at two levels. Whereas the trading engagement is at the platform level, there is debate on where to group the platform providers. Innovation that leads to growth is encouraged in any economy and should not be overly regulated as such may inhibit its growth.

Two major players in the industry are foreign based companies while the third one is local. The business environment as I understand it is that for compliance it is prudent to trade within the law since other statutory requirements will be required. There is also an aspect of contracting parties involved and hence any investor (irrespective of origin) should operate within the law as a rule and to also be able to enjoy equal protection of the law should there be need to invoke rights.

Whereas there is a debate globally as to where to classify the platforms, as I have demonstrated above, they are a mode of convenient delivery of a service and have a legal entity behind them. Every software application has a developer behind it. The platforms whether they are applications or websites have entities that develop them. They should thus be seen as a good sold in the market which has a manufacturer behind it.

In our case, the digital transport apps are backed by entities with a legal standing behind them, they have a code, form, rules, brand and market positioning. Just as a company brands their product and distributes it, the platforms are marketed by firms which have proprietary rights. The issue here is to distinguish that the aspect we are handling is the business engagement between the platform providers (proprietors) could be different from a developer, the developer would be the application or website engineering lead who works for the proprietor’s interest. The developer makes or can make the platform but not own it.

In our case, the “brands” behind the platforms are known, and since they run operations like any other company does, we will assume that they comply with the laws of the land. They have registered a proprietary interest in the business as their key objective, they engage employees, they solicit for business within the economic opportunities in the country and in their convenient mode of reaching out to their clients they have deployed a platform, “an application” “app” accessible to their customers upon meeting their standards.

To that extent the providers behind the taxi applications “Uber”, “Bolt”, “Little” the three main platforms in Kenya have companies behind them. They run offices in town with employees, they contract drivers and service providers, they obtain licenses from the local authorities and hopefully comply with statutory requirements as is required of all persons. They are thus Taxi/Transport Companies engaged in app-based transport work and other businesses like food and parcel delivery.

The digital disruption that came with the app must thus be seen as a business delivery model that has contributed to the economy by creating jobs and is driving businesses and service delivery.

What the platform offers is a digital service and their providers are business concerns subject to the rule of fair play as should be applicable in all aspect of business conduct.

In this context the case is the business practices obtaining since 2016 onwards on the conduct and pricing. There is abuse of buyer power by the taxi companies at two levels, between themselves and down to one of their customer’s, the drivers.

Platforms have sold their app service to the public. Individual Kenyans have taken up the opportunity to enterprise and have acquired vehicles which are enrolled into the platforms. The vehicles offer the service to the requesting members of the public via the apps which link the two.

To the App Taxi companies, I will refer to them as “platforms” their customer is the partner driver who uses the driver app. The platforms charge a commission from the fares charged which forms their income. Notably the platforms do at times innovate to make other products like transit advertising, food delivery, among others.

The platforms make a customer service charter and do allow customers to give feedback and ratings of the service received. The partner drivers must meet the customer service standard set and expected by the platforms. That is not objectionable since it enhances enjoyment of a service.

The Business concerns and abusive processes.

As stated, the Platforms / Taxi companies make their revenues from commissions charged as a part of the fares paid by the riders using the platform. The commissions collected from drivers. They also make commissions from advertising and a sales charge from restaurants through which their apps have arrangements with for food orders and deliveries. It’s a value chain.

In the Kenyan market, we analyze the industry known practices of the three main players. Uber, Little and Bolt (Formerly Taxify). The three have offices in Nairobi as detailed below.

Uber, The Riverfront, Chiromo Lane, Nairobi

https://twitter.com/uber_kenya

 https://www.facebook.com/UberKenya

Phone: +254 733700500 +254 722205496

 

Bolt, Azure Towers, Lantana Road, Westlands, Nairobi

https://www.facebook.com/bolt

https://www.bolt.eu nairobi@bolt.eu

https://twitter.com/boltapp_ke

Phone: +254 7326 771 71

 

Little, Craft Silicon Campus Musa Gitau Road, Kangemi, Nairobi

https://twitter.com/littlerideke

https://web.facebook.com/LittleRideKE

support@little.bz 

Phone: +254 709 302 302

Uber and Bolt command the biggest market share. Uber parent company is America based while Bolt is from Estonia, Little is local.

The commissions charged on the trip fare are 25% for Uber, 20% for Bolt and 15% for Little. The fare price is based on the distance covered charged per kilometer, time taken and a base price subject to a minimum price. The various categories are detailed below.

Item

Vehicles below 1300CC
3 Passengers

Vehicles between 1301 - 1500CC
4 Passengers

Vehicles above 1500CC
7 Passengers

Uber ChapChap

Bolt Lite

Little Economy

Uber X

Bolt Base

Little Basic

Uber XL

Bolt XL

Little Comfort Plus

 Base fare - KShs.

80.00

55.00

100.00

85.00

80.00

100.00

N/A

100.00

100.00

Minimum Fare – KShs.

150.00

150.00

200.00

200.00

200.00

200.00

N/A

250.00

270.00

Per Minute – KShs.

4.00

4.00

4.00

5.00

5.00

4.00

N/A

4.00

4.00

Per Kilometer – KShs.

25.00

26.90

27.00

38.00

37.00

33.00

N/A

52.50

50.00

 

I make the case in two approaches, the Inter competition between the platforms leading to fixing prices. And vertical pricing that hurts the driver and goes against the stated terms. I will also comment on an unfavourable discounting policy adopted by one of the players and finally share findings on the operational environment.

Buyer power abuse and basic contract considerations

The Authority’s mandate as I understand it is to ensure there is fairness in every aspect of business between parties at a macroeconomic level.

The business structure is such that the platforms / Taxi app companies need the drivers to enroll as service providers in their database. The partner drivers are thus the “consumers” of the taxi app company “merchandise” the platform.

As stated earlier, the platforms set the service standards, work times, work zones and general housekeeping rules.

The Authority should investigate the practices on pricing of buyer power and market dominance abuse by Uber. As a leader in the market, they set the trend in the market, this is achieved by pricing. “Horizontal influence” should be appreciated by a careful look at how they have arrived at stirring up unfair competition is the use of market dominance to set prices. They will normally run a campaign with reduced fare pricing and at the end of it, the reduced prices become the dominant pricing. During the period, the competitors will not attract business and will be forced to follow. So stiff is the competition that there is innovation from the competing platform to manipulate prices to match the leader, an aspect Bolt uses of locking prices, “an upfront pricing” irrespective of what the trip will be. Time taken and route may change, the price is locked. This practice of upfront pricing is nothing else but “vertical abuse” I have attached a sample of screenshots with pricing, and they will demonstrate the fixed pricing.

Another price fixing evidence that hurts drivers is a recent introduction of dynamic pricing by Bolt. This was in response to drivers concerns on pricing. They informed the drivers to set their minimum price per Kilometer but that does not apply, they do state that Prices are in their control. An aspect a driver must consent to for continued use. (See attached screenshots) They demonstrate price manipulation.   

I present this as a challenge to the Authority to research on pricing the last three years, the marketing campaigns run and the eventual results. Drivers baited with reduced commissions, normally what follows the campaign and new low prices is a go slow by drivers but pressured by the day-to-day economic realities they give in to the changes since they are daily wage earners and must meet their upkeep and obligations. They do not enjoy the services of a trade union or guaranteed pay.

Business stirs the markets by offering customers discounts a practice that is meant to build the brand and cultivate royalty. The taxi app business is threefold as demonstrated. The customer to the platform is the driver and the passenger is a customer to the driver. The discounts are offered by the platforms, but the cost of that discount is met by the driver. The App decides on a discounted price and without consulting and agreeing with the drivers they apply it to the fares charged. Whereas the Platform was aware of the campaign and had made necessary adjustments to their operations in advance, the drivers will be caught unawares. The commissions payable still apply. Who bears the cost in this case? Reduced earnings by the driver. Open engagements would do in this case.

The economic discussion obtaining

2015 the introductory price was KShs. 60 per kilometer, Competition has expanded the market and the price has gone down on the account of the same to KShs. 25 today. Running costs are a factor that concerns all businesses. The trends seem not to match the economic cycles. Worth noting is that the driver partner has no say whatsoever on the price, it is left to the platform to set based on the “Prevailing market situation” see the prices below from official sources, EPRA and the Platforms official communications.

 Reference
Month

Jun-17

Jun-18

Jun-19

Nov-20

Nov-21

Price per Km - Uber

   30.00

        16.00

        30.00

        28.00

        25.00

Price per Km - Bolt/Taxify

   36.00

        18.00

        33.00

        30.00

        26.90

Price per Km - Little

   34.00

        35.00

        35.00

        30.00

        27.00

Petrol Price Per Liter

   97.10

      108.90

      114.50

      109.50

      129.72

 

Our vehicles are “New” after a 7-year use, Maintenance kicks in with continued use, other running costs besides fuel and maintenance is internet bundles and airtime to communicate with riders, lunch, licensing fees, insurance, tyres, car wash and regular service. Notably not all drivers own the vehicles, some lease them for a daily fee from the owners.  With the situation as it is, it is commonplace for a trip at the comfort of a clean vehicle the driver earning less than the cost of a Liter of fuel. Example a trip covering 3 Kilometers on Bolt lite or uber Chap Chap taking 10 minutes, less commission earns less than a liter of super petrol. This cannot be said to be fair remuneration.

It is not all gloom, “Little” has a forum to address drivers concerns and have remained competitive (as demonstrated in the pricing earlier) to the drivers, the only disadvantage is its market share. Years ago, Uber had a referral program for their good drivers to be funded to acquire their own vehicles and some benefited from it. Though these are private contracts and may not be credited to the app wholly since the driver is the principal borrower at market rates.

From an economic perspective, the passenger has the advantage of affording an alternative form of transportation and the jobs that have come with it.

It may be argued that there is free entry and exit in the business, whereas that is right in theory the issue of fairness is what this petition is all about. Demonstrated above and in the attached screenshots is that the driver has no say to the monetary aspect of the business. With obligations to meet the workers in the sector are cowed and, in a fix, to work out their next move. Unemployment is a challenge in Kenya and the ease to switch jobs is not common. The maxim of fair wage for an honest job is not met.

Platform based work is fast growing and any economy mindful of its people as a resource needs to evaluate the developments as they happen. Reason is, an unchecked practice becomes an impediment to fairness when the myriad of issues arise. In this matter the case of a level playing field is not at play. 6 years into the business in the Kenyan market, there is need to look at the concerns raised. It is no longer a new phenomenon.

Global scene

Platform based work is a global development as observed. There is no convergence on the regulatory framework of such business models. it is rightly observed by scholars that regulations can impede innovation. The basic rules of engagement on fairness however cannot be varied in business engagements.

There will be no global convergence on how to handle markets developments by different economies. After all every Country has its standards. Bothered by issue of pricing and earnings owing to the earning expectation created by Uber, The UK Supreme Court decision in the case of (Aslam v Uber BV) See citation link 2. The Court held that “drivers are employees deserving a minimum wage.” This is not the petition here, but it should support the issue of fair pricing.

Another controversy on price fixing that went into litigation, arbitration and litigation is (Meyer v Uber Tech.) 2014 at arbitration as (Meyer v Kalanic) 2015 and at Appeal (Meyer v Kalanik and Uber Tech) 2016-2017 The US Appeals Court for the second circuit 2017 (Citation link 3) where it was held that “consenting to terms and conditions is not a waiver to fair compensation in the prevailing market”. The platforms thus have no unilateral right to arbitrarily set prices.

I equally make a mention of the EU Court of Justice in Brussels ruling on November 26, 2021 which held that “the platform was a transport company and not a digital service, that regulations of fair play as applicable to other players in the business are applicable to Uber”, Notably the contention in this matter was on standardization towards licensing requirements for drivers under Uber compared to traditional players. This cited as ground for regulation. (See Reference link 4)

You will also find in my sources of Uber being banned in Colombia for violating their competition law.

Uber is a pioneer and a giant corporation that has footprints in many nations and hence the reason it is extensively cited. These are cases decided in commonwealth jurisdictions and we can borrow from them.

The introduction of Digital Service Tax in Kenya would place the platform-based work in the purview of taxation, when it finally gets clarified on its applicability, this is a cost to be met by the drivers, a cost. The platforms will be mandated to collect it, how that plays out amidst the infirmities in pricing will cause friction.  

Further observations

In an article titled Uber and Taxify in Africa: Good work or a race to the bottom? Dated November 18, 2018 for the Center for Global Development Julie Zollmann and Amolo Ng’weno (Nairobi Based Economic Researchers) explores the platform based work and the changing dynamics and rightly observe the use of pricing as the competing factor is hurting the business to a point of the new jobs not paying sufficiently for the input. (See citation link 5) The Authors too detail a calendar of events in the industry.

Appreciating that Taxi service is not a basic need, there should be a price to pay. To break even the driver partners need to have revenues enough to cover their running costs, have a return on investment and a take home. Inflation is a present-day reality among other changes in the economy. To let the situation, continue as it is, on the guise of the platform work being “a new development” is to fail to address the cry of citizen investors. Truth is the current pricing is making the taxi app business sweatshops on wheels.   

The industry workers are not in any union, these are independent contractors as described by the platforms. The aspect of a union to voice concerns though important is beside the point. The Kenya transport workers union is focused on freight workers in transit and air. The petition is on the practices adopted by the platforms.

The Authority has spoken on several occasions on the consumer rights in other issue related determinations. It has spoken too on transparency in disclosure and practices adopted, considering that digitization is the future, give guidance and direction in this petition. I cite media reports on your determinations and voice to bread packaging and labeling issues, the gas retailers matter and the recent information and notice to bank on disclosing charges in mortgage accounts.

Below is a summary of the reliefs sought.

Reliefs sought

·        Equity enforcements, the Pricing must match what is stated and upfront pricing stopped forthwith.

·        The Authority to commence an investigation into the issues raised and advise on the way forward. A Party that has violated the law to be surcharged.

·        The classification of the platforms as Transport / Taxi companies since they are such and thus to realize they are bound by the rules.

·        A notification to the platforms from the authority of the concern and need to fully engage the players involved for stability in the business.

Sources cited.

1.       2019 Kenya Population and Housing Census Volume IV: Distribution of Population by Socio-Economic Characteristics - Kenya National Bureau of Statistics (knbs.or.ke) 

2.       Uber BV and others (Appellants) v Aslam and others (Respondents) - Press Summary (supremecourt.uk)

3.       Meyer v. Uber Techs., Inc., 868 F.3d 66 | Casetext Search + Citator

4.       Uber Banned In Brussels—The Company’s Latest Legal Troubles Outside The U.S. (forbes.com)

5.       Are new jobs good jobs? | Julie Zollmann

Screen shots of pricing showing upfront pricing. The below shows that price is manipulated or preset. The distances covered and the expected charges do not match as per the tariff charge provided by Uber and Bolt. Little observes business ethics. There is an aspect of legitimate expectation created by the platform on pricing which they do not meet. Traffic situation is beyond control but change of route happens at a riders will. These changes are not paid for despite the comfort enjoyed by the rider.

Acknowledgement

I confirm that I did carry the research on the stated facts and have obtained the consent of the researchers to cite them in the petition. I’m a civic minded Kenyan, patriotic and wish every Kenyan earns an honest wage in whatever they do.

Ken Muiruri

kahugukenm@gmail.com

 

 

 

 

 

 

 

 

 

 

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