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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  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| Facts                         for ConsumersPDF                                 Version
Buying a Janitorial Services                                       Franchise

***Produced jointly                                       with the Maryland Attorney General’s                                       Office.***

Contents

How                                       Janitorial Services Franchises Work

Problems                                       You May Face

The                                       FTC’s Franchise Rule

Protect                                       Yourself

For                                       More Information

Glossary                                       of Terms

f you're thinking                                       about starting your own business and have                                       only a small amount to invest, you may be                                       considering buying a janitorial services                                       franchise. For a fee, a janitorial service                                       company (the "franchisor") typically                                       provides you (the "franchisee")                                       with customers and marketing, billing and                                       collection services. 

Every franchisor has success                                       stories to share. Be cautious. While success                                       in the janitorial service industry is possible,                                       it's not a guarantee. 

A glossary of terms commonly                                       used in the franchise industry is included                                       at the end of this brochure. 

How Janitorial Services                                       Franchises Work 

In a typical janitorial                                       cleaning franchise, you pay the franchisor                                       a fee for a "package" of cleaning                                       accounts. The fee is based on the dollar                                       value of cleaning accounts that the franchisor                                       will make available. The fee usually is                                       about half the gross income the accounts                                       are supposed to generate in a year. For                                       example, for a fee of $10,000, you'll get                                       accounts worth $20,000; for a fee of $15,000,                                       you'll get accounts worth $30,000. You also                                       may have to pay ongoing royalty or management                                       fees. 

The franchisor may offer                                       you financing. This may sound especially                                       attractive if you have trouble getting credit                                       from traditional lenders. 

The franchisor is supposed                                       to offer you cleaning accounts that will                                       produce the level of income represented                                       in the package you purchased. However, several                                       factors can affect that level of income.                                       For example, if you don't accept an account,                                       the franchisor may not have to offer you                                       a substitute. Or, if you refuse an account                                       because you feel it's located too far away,                                       you may lose your right to that income.                                       Also, if you lose accounts because you did                                       a poor cleaning job, the franchisor doesn't                                       have to replace those accounts. 

Problems You May Face                                       

The Federal Trade Commission                                       and the Maryland Attorney General's Office                                       advise you to use caution when thinking                                       about buying a janitorial services franchise,                                       which often appeal to immigrants and others                                       who speak limited English. The franchise                                       agreement you'll receive from the franchisor                                       may be long and complex. It may be difficult                                       to understand your legal rights and obligations,                                       and the obligations of the franchisor. **Consider                                       getting professional advice.** Ask                                       a lawyer, accountant or business advisor                                       to review the franchise agreement. The money                                       and time you spend on professional help                                       may save you from a bad investment. 

Here are some of the problems                                       you may face: 
- Accounts offered versus accounts                                         received.  There may be a difference                                         between the accounts the franchisor promises                                         to offer you and the accounts you actually                                         receive, as well as the revenue that comes                                         with them. For example, the franchisor                                         may promise to offer you accounts generating                                         $1,000 in monthly billings for the first                                         year. To meet its obligations, the franchisor                                         may offer you more than one cleaning account.                                         But given time conflicts, distance issues                                         or other problems, you may not be able                                         to accept all the accounts the franchisor                                         offers. What's more, the franchisor may                                         offer the same accounts to several franchisees                                         on a first-come, first-served basis. If                                         you can't accept an account because you                                         can't get to the location, or if another                                         franchisee accepts the account first,                                         the franchisor may have satisfied its                                         obligation to offer you accounts. Because                                         the franchisor may not tell you about                                         this policy before you buy the ''package"                                         of accounts, you should not count on receiving                                         all the revenue that the franchisor promised                                         at first.                                            
- Rejected accounts.                                          The franchisor may not have to replace                                         an account that you reject.                                            
- Franchisor-selected accounts.                                          The franchisor usually selects accounts                                         for you. The size, number and location                                         of the accounts may not be what you expect.                                         For example, the franchisor may require                                         you to service more than one account at                                         the same time, or the job sites may be                                         far apart.                                            
- Lost accounts.  Most                                         janitorial franchise agreements specify                                         that if a customer cancels the cleaning                                         contract, the franchisor doesn't have                                         to replace the account for you. In fact,                                         you may have to pay an extra sales and                                         marketing fee for a new account to make                                         up for the lost income.                                            
- Integration clauses.  The                                         franchise agreement you sign may contain                                         a clause that limits the terms of your                                         agreement to those specifically detailed                                         in the written franchise agreement. This                                         means that any oral claims or promises                                         made by the franchisor are not part of                                         your agreement. This is one reason why                                         it's so important to get all promises                                         in writing in the franchise agreement.                                                                                     
- First year time lag for receiving                                         accounts.  The package of accounts                                         you buy will suggest a level of income                                         within a year. But the franchisor may                                         take several months to supply you with                                         the promised accounts. That means you                                         may not earn any income until several                                         months after you've purchased the package,                                         so you may not earn the estimated annual                                         income. Therefore, it's important to have                                         other sources of income during your first                                         few months of operation.                                             
- Ongoing fees.  The franchisor                                         may charge you a monthly management or                                         service fee. You'll have to pay the fee                                         even if you don't have any income from                                         your cleaning business that month. If                                         you finance the franchise fee, you must                                         make the monthly payment on that debt                                         whether or not you're receiving income                                         from the cleaning business. And although                                         you may find customers without the franchisor's                                         help, any income from a cleaning account                                         you solicit will be included when the                                         franchisor calculates the royalty and                                         management fees you owe.                                             
- Franchisor-owned accounts.                                          The franchisor may own all the customer                                         accounts, including those that you get                                         on your own. This means that if your franchise                                         agreement ends, you will not be able to                                         service the accounts for which you paid                                         a fee, and you won't be able to service                                         the accounts you got on your own, either.                                                                                     
- Training.  Get information                                         about the franchisor's training program                                         before you invest. The franchisor decides                                         the type of training you'll get. It may                                         involve watching videos and reading books;                                         it may not involve classroom or on-site                                         training.                                             
- Contract bidding procedures.                                          The franchisor may not tell you how it                                         bids for cleaning contracts or what specific                                         services you must provide to the customers.                                         The franchisor may only tell you that                                         you should be able to earn $12 to $15                                         an hour doing janitorial work. However,                                         when bidding for cleaning contracts, the                                         franchisor may offer your services at                                         a lower rate, and you may have no say                                         in whether the amount charged is reasonable.                                         So even though the account is represented                                         as being worth a certain amount of money,                                         it may not be worth that much to you,                                         and you may not be able to make a profit                                         once you pay for expenses like supplies                                         and transportation costs.                                             
- Short-term accounts.                                          People who operate janitorial franchises                                         often find that customers rarely maintain                                         an account for more than a year. That's                                         because customers prefer short-term contracts                                         so they can shop for the best deal. If                                         the franchisor offers you replacement                                         accounts, you may have to pay a new referral                                         or marketing fee.                                             
- Performance obligations.                                          You may have to meet minimum monthly performance                                         or growth requirements. If you don't,                                         you may lose the franchise. Worse yet,                                         you may not have the right to a refund                                         of your franchise fee.                                             
- Payment for services.                                          The franchisor collects payment from your                                         customers. If the customer doesn't pay,                                         you don't get paid. The franchisor may                                         not be legally obligated to force the                                         customer to pay, but if the franchisor                                         sues for payment, you may have to pay                                         the legal costs.                                            
- Personal guarantees.                                          Many franchisors require franchisees to                                         personally guarantee the obligations of                                         the franchise business. This means that                                         if your business assets don't cover your                                         franchise obligations, you could lose                                         personal assets, like your home or car.                                                                                     
- Anti-competition rules.                                          You and your immediate family (your spouse                                         and children) may not be allowed to have                                         an ownership interest or perform services                                         in another cleaning business, even if                                         your family members don't have an ownership                                         interest in your janitorial franchise.                                         This restriction may continue even after                                         your franchise ends. 

The FTC's Franchise                                       Rule 

By law, a franchisor must                                       give you a detailed disclosure document.                                       The disclosure document should include:                                     
- the total number of franchises, and                                         the number of franchises terminated or                                         not renewed during the previous year;                                       
- the bases and assumptions for any claims                                         about potential earnings or the earnings                                         of existing franchisees; 
- the cost of starting and maintaining                                         the business; 
- the names, addresses and telephone numbers                                         of at least 10 franchisees who live closest                                         to you (names, addresses and telephone                                         numbers of at least 100 franchisees is                                         required in some states, including Maryland)                                         ; 
- the background and experience of the                                         franchisor's key executives; 
- a fully audited financial statement                                         of the franchisor; 
- any lawsuits against the franchisor                                         or its directors by franchisees; and 
- the responsibilities you and the franchisor                                         have to each other once you've purchased                                         the franchise. 

You should receive the                                       disclosure document at least 10 business                                       days **before** you pay any                                       money or legally commit yourself to buying                                       a franchise. Ten business days should give                                       you enough time to review the document,                                       get answers to your questions, talk to franchisees                                       and get advice from an attorney, accountant                                       or business advisor. 

Protect                                       Yourself

Buying a franchise is                                       a big decision. Before you commit, take                                       the following precautions: 
- Read the company's disclosure                                         document.  Review it carefully                                         to learn more about your obligations,                                         the litigation history of the franchisor                                         and failure rates. This information will                                         help you decide whether franchisees are                                         dissatisfied with the franchise.                                             
- Talk to other franchisees.                                          Don't rely only on the information the                                         franchisor gives you. Talk to current                                         and former franchisees about their experiences                                         with the franchisor. Their names, telephone                                         numbers and addresses should be in the                                         company's disclosure document. The franchisor                                         may refer you directly to franchisees                                         who are known to be successful. Don't                                         rely on references the company selects.                                                                                     
- Contact your state franchise                                         administrator.  If you live in                                         California, Hawaii, Illinois, Indiana,                                         Maryland, Minnesota, New York, North Dakota,                                         Rhode Island, South Dakota or Virginia,                                         your state has an office that regulates                                         the offer and sale of franchises. Contact                                         your state franchise administrator before                                         you invest. Ask if the franchise you're                                         considering is registered to offer franchises                                         in your state. If you live in Maryland,                                         call the Maryland Attorney General's Office                                         at (888) 743-0023, or visit  www.oag.state.md.us .                                         If you live outside of Maryland, you can                                         find the name of your state franchise                                         administrator, by calling the North American                                         Securities Administrators Association                                         at (202) 737-0900 or visit  **www.nasaa.org** .                                         You also may contact your state Attorney                                         General ( www.naag.org )                                         or Better Business Bureau ( **www.bbb.org** )                                         for more information.                                            
- Get all promises in writing.                                          If a salesperson tells you that the franchisor                                         will give you accounts near your home,                                         but the written agreement defines the                                         geographic area more broadly, it's what's                                         in the written agreement that counts.                                         If a provision in the agreement is different                                         from anything you discussed with the salesperson,                                         demand that the written agreement be changed.                                         If a salesperson tells you that you should                                         be able to make $12 to $15 an hour, make                                         sure that prediction is included in the                                         disclosure document. If the salesperson                                         or franchisor won't agree, walk away from                                         the deal.                                             
- Review the franchise agreement                                         carefully.  It's important to                                         understand all the conditions of the agreement.                                         It controls your relationship with the                                         franchisor. Make sure the agreement spells                                         out the details so there are no surprises.                                                                                     
- Understand your obligations.                                          As a franchisee, you may have to pay royalties                                         and other fees. Find out exactly what                                         types of fees you'll have to pay, how                                         much you'll pay and how often.                                             
- Investigate claims about potential                                         earnings.  The estimated value                                         of the package of accounts you buy may                                         not reflect the income you'll earn from                                         servicing those accounts. Find out how                                         the company assigns a value to the accounts.                                         Ask how many franchisees made the represented                                         income and where those franchisees are                                         located.                                             
- Be cautious when financing.                                          While financing your purchase through                                         the franchisor may seem appealing, the                                         terms of the financing agreement may not                                         be the best deal for you. For example,                                         you may have to sign a note to secure                                         the debt and agree to terms that could                                         make it tough for you to sue the company                                         if you wanted to cancel your agreement.                                         Before you agree to franchisor financing,                                         be sure you understand all the terms of                                         the deal.                                             
- Consider getting professional                                         advice.  Ask a lawyer, accountant                                         or business advisor to review the disclosure                                         document and franchise agreement. The                                         money and time you spend on professional                                         help may save you from a bad investment.                                       

For More Information

The FTC also publishes                                       a series of consumer brochures on franchising                                       and business opportunities. For free copies,                                       contact the Consumer Response Center, Federal                                       Trade Commission, Washington, DC 20580,                                       1-877-FTC-HELP (1-877-382-4357), TDD: (202)                                       326-2502, **www.ftc.gov**.                                     

The State of Maryland                                       also publishes investor brochures about                                       franchises and business opportunities. For                                       copies, or for more information about Maryland's                                       requirements regarding the sale of franchises                                       and business opportunities, contact the                                       Office of the Attorney General, Maryland                                       Securities Division, 200 St. Paul Place,                                       Baltimore, MD 21202, (410) 576-6360, **www.oag.state.md.us**,                                       email: **[email protected]**.                                     

Glossary of Terms

**Disclosure Document**                                       - A written document that outlines the general                                       franchise offering, including background                                       information of the franchisor, a summary                                       of the franchise agreement, and a list of                                       current franchisees. 

**Franchise Agreement or                                       Franchise Contract** - The                                       written document that spells out the legally                                       binding obligations between the franchisor                                       and the franchisee. 

**Franchise Fee**                                       - The purchase price for the franchise.                                     

**Franchisee**                                       - Any person who buys or invests in a franchise.                                     

**Franchisor**                                       - Any person who sells a franchise. 

**Management or                                       Service Fee** - A fee paid the franchisee                                       for extra or ongoing support, such as providing                                       additional or substitute accounts. 

**Royalty Fee**                                       - A specific payment made by the franchisee                                       for the right to use the franchisor's trademark.                                       In most instances, the franchisee pays this                                       fee throughout the term of the agreement,                                       regardless of anything else the franchisor                                       may or may not do. 

 

The FTC works for the consumer to prevent fraudulent, deceptive   and unfair business practices in the marketplace and to provide information   to help consumers spot, stop, and avoid them. To file a    complaint or to get free   information on consumer issues, visit www.ftc.gov   or call toll-free, 1-877-FTC-HELP (1-877-382-4357); TTY: 1-866-653-4261. The   FTC enters Internet, telemarketing, identity theft, and other fraud-related   complaints into    Consumer Sentinel, a secure, online database available to hundreds of civil   and criminal law enforcement agencies in the U.S. and abroad.
September                                       2001 |
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            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