(1) Other collateralized loans attributable to the Financial Services Businesses includes $93 million and $109 million of collateralized consumer loans and $17 million and $19 million of loans collateralized by aviation assets as of December 31, 2009 and December 31, 2008, respectively.
(2) Excluded from the tables above are commercial mortgage loans held outside the general account in other entities and operations.
For additional information regarding commercial mortgage loans held outside the general account, see “—Invested Assets of Other Entities and Operations” below.
We originate domestic commercial mortgage loans using dedicated investment staff and a network of independent companies through our various regional offices across the country.
All loans are underwritten consistently to our standards using a proprietary quality rating system that has been developed from our experience in real estate and mortgage lending.
Uncollateralized loans primarily represent reverse dual currency loans and corporate loans which do not meet the definition of a security under authoritative accounting guidance.
Loans collateralized by residential properties primarily include Japanese recourse loans.
Upon default of these recourse loans we can make a claim against the personal assets of the property owner, in addition to the mortgaged property.
In addition, these loans are backed by third party guarantors.
Composition of Commercial Mortgage Loans The global financial markets have experienced extreme stress since the second half of 2007.
The availability and cost of credit has been materially affected, leading to a decrease in the overall liquidity and availability of capital in the commercial mortgage loan market, and in particular a decrease in activity by securitization lenders.
These conditions have led to greater opportunities for more selective originations by portfolio lenders such as our general account.
While we have observed weakness in commercial real estate fundamentals, delinquency rates on our commercial mortgage loans have been relatively stable in recent years.
However, continued difficult conditions in the global financial markets and the overall economic downturn has put additional pressure on these fundamentals through rising vacancies, falling rents and falling property values, resulting in potentially higher levels of loan losses.
Our commercial mortgage loan portfolio strategy emphasizes diversification by property type and geographic location.
The following tables set forth the breakdown of the gross carrying values of our general account investments in commercial mortgage loans by geographic region and property type as of the dates indicated.
## Table 0 ##
December 31, 2009
## Table 1 ##
Our total borrowings consist of capital debt, investment-related debt, securities business-related debt and debt related to specified other businesses.
Capital debt is borrowing that is used or will be used to meet the capital requirements of Prudential Financial as well as borrowings invested in equity or debt securities of direct or indirect subsidiaries of Prudential Financial and subsidiary borrowings utilized for capital requirements.
Investment-related borrowings consist of debt issued to finance specific investment assets or portfolios of investment assets, including institutional spread lending investment portfolios, real estate and real estate related investments held in consolidated joint ventures, as well as institutional and insurance company portfolio cash flow timing differences.
Securities businessrelated debt consists of debt issued to finance primarily the liquidity of our broker-dealers and our capital markets and other securities business-related operations.
Debt related to specified other businesses consists of borrowings associated with our individual annuity business, real estate franchises and relocation services.
Borrowings under which either the holder is entitled to collect only against the assets pledged to the debt as collateral, or has only very limited rights to collect against other assets, have been classified as limited and non-recourse debt.
Consolidated borrowings as of both December 31, 2009 and 2008 included $1.750 billion of limited and non-recourse debt attributable to the Closed Block Business.
The following table summarizes our borrowings, categorized by use of proceeds, as of the dates indicated:
## Table 2 ##
We may, from time to time, seek to redeem or repurchase our outstanding debt securities through individually negotiated transactions or otherwise.
Any such repurchases will depend on prevailing market conditions, our liquidity position, contractual restrictions and other factors.
Funding Agreement Notes Issuance Program In 2003, Prudential Insurance established a Funding Agreement Notes Issuance Program pursuant to which a Delaware statutory trust issues medium-term notes (which are included in our statements of financial position in “Policyholders’ account balances” and not included in the foregoing table) secured by funding agreements issued to the trust by Prudential Insurance and included in our Retirement segment.
The funding agreements provide cash flow sufficient for the debt service on the related medium-term notes.
The medium-term notes are sold in transactions not requiring registration under the Securities Act of 1933.
The notes have fixed or floating interest rates and original maturities ranging from two to seven years.
As of December 31, 2009 and 2008, the outstanding aggregate principal amount of such notes totaled $4.9 billion and $7.1 billion, respectively, out of a total authorized amount of up to $15 billion.
The decrease in outstanding aggregate principal amount of such notes is due to maturities in excess of issuances during 2009.
Our ability to issue under this program will depend on market conditions.
The aggregate maturities of these notes over the next 12 months are approximately $1.46 billion.
We intend to repay the maturing notes through a combination of cash flows from asset maturities, asset sales, new liability origination and internal sources of funds.
Lines of Credit and Other Credit Facilities As of December 31, 2009, Prudential Financial, Prudential Insurance and Prudential Funding had unsecured committed lines of credit totaling $4.34 billion.
These facilities are available to each of the borrowers, up to the aggregate committed credit, to be used for general corporate purposes.
This amount includes a $1.94 billion 5-year credit facility that expires in May 2012, which includes 21 financial institutions, and a $2.4 billion credit facility, of which $200 million expires in December 2011 and $2.2 billion expires in December 2012, which includes 20 financial institutions.
The available credit and number of lenders reflects the removal in January 2009 of Lehman Commercial Paper Inc.  for $60 million and Lehman Brothers Bank FSB for $100 million as participants in these facilities.
We maintain these facilities primarily as back up liquidity lines for our commercial paper programs, and there were no outstanding borrowings under either facility as of December 31, 2009.
Any borrowings made under these outstanding facilities would mature no later than the respective expiration dates of the facilities and would bear interest at the rates set forth in each facility agreement.
Within each facility, no single financial institution has more than 15% of the total committed credit.
2008 to 2007 Annual Comparison.
Account values in our full service business amounted to $99.7 billion as of December 31, 2008, a decrease of $12.5 billion from December 31, 2007.
The decrease in account values was driven primarily by a decrease in the market value of customer funds due to declines in the equity markets, partially offset by $8.9 billion of account values related to the acquisition of MullinTBG and net additions of $3.9 billion.
Net additions increased $2.947 billion, from $943 million in 2007 to $3.890 billion in 2008, reflecting higher new plan sales and participant contributions, partially offset by higher plan lapses.
New plan sales in 2008 included ten large client sales totaling $4.5 billion, with each client sale therein totaling more than $100 million.
Plan lapses in 2008 included $1.1 billion of lapses relating to account values acquired from UBOC.
These lapses primarily occurred during the final stages of the conversion of acquired account values to our systems platform, which was completed in the second quarter of 2008.
Account values in our institutional investment products business amounted to $50.5 billion as of December 31, 2008, a decrease of $1.1 billion from December 31, 2007, primarily reflecting net withdrawals of $1.7 billion, driven by the impact of scheduled withdrawals in our guaranteed investment products, and declines in the value of asset balances for externally managed accounts.
Interest on general account business partially offset these decreases.
Net withdrawals increased $761 million, from net withdrawals of $893 million in 2007 to net withdrawals of $1.654 billion in 2008.
This increase primarily reflects higher scheduled withdrawals in our guaranteed investment products, partially offset by higher additions due to the 2008 transfers of externally managed client balances to accounts we manage.
Sales of our guaranteed investment products in the institutional and retail markets have been negatively impacted by unfavorable capital markets conditions, in particular during the second half of 2008 as the stress experienced by global financial markets that began in the second half of 2007 continued and substantially increased.
Asset Management Operating Results The following table sets forth the Asset Management segment’s operating results for the periods indicated.
## Table 3 ##
(1) Revenues exclude Realized investment gains (losses), net, and related adjustments.
See “—Realized Investment Gains and Losses and General Account Investments—Realized Investment Gains and Losses.
” (2) Equity in earnings of operating joint ventures are included in adjusted operating income but excluded from income from continuing operations before income taxes and equity in earnings of operating joint ventures as they are reflected on a U. S.  GAAP basis on an after-tax basis as a separate line in our Consolidated Statements of Operations.
Earnings attributable to noncontrolling interests are excluded from adjusted operating income but included in income from continuing operations before income taxes and equity in earnings of operating joint ventures as they are reflected on a U. S.  GAAP basis as a separate line in our Consolidated Statements of Operations.
Earnings attributable to noncontrolling interests represent the portion of earnings from consolidated entities that relate to the equity interests of minority investors.
Adjusted Operating Income 2009 to 2008 Annual Comparison.
Adjusted operating income decreased $177 million, from $232 million in 2008 to $55 million in 2009.
Results of the segment’s commercial mortgage activities decreased reflecting higher credit and valuation-related charges of $177 million on interim loans.
Due to market conditions and the inherent risk of these loans, the underwriting of new interim loans was suspended during the third quarter of 2008.
As of December 31, 2009, the principal balance of interim loans outstanding totaled $1.7 billion, which excludes $86 million of commitments for future fundings that would need to be disbursed if the borrowers met the conditions for these fundings, as well as $59 million of commercial real estate held for sale related to foreclosed interim loans.
As of December 31, 2009, these interim loans outstanding had a weighted average loan-to-value ratio of 112%, indicating that, in aggregate, the loan amount is greater than the collateral value.
As of December 31, 2009, for those loans where the loan amount is greater than the collateral value, the excess of the loan amount over the collateral value is $264 million.
The interim loans had a weighted average debt service coverage ratio of 1.16 times.
A stabilized value and projected net operating income are used in the calculation of the loan-to-value and debt service coverage ratios.
These loans also had an allowance for losses or credit related market value losses totaling $236 million as of December 31, 2009.
Results in 2009 also reflect lower transaction and performance based incentive fees, primarily related to institutional real estate funds reflecting a decline in real estate values, as well as a decrease in asset management fees primarily from retail and institutional customer assets primarily as a result of lower average asset values.
In addition, results for 2009 reflect lower income related to mutual fund service fees and securities lending activities.
The decrease in adjusted operating income was partially offset by more favorable results from the segment’s proprietary investing activities which increased $137 million, from a loss of $207 million in 2008 to a loss of $70 million in 2009, primarily within proprietary investing fixed income investments.
Results reflect a reduction of losses in a fixed income fund which included losses of $172 million in 2008, compared to losses of $11 million in 2009.
The Asset Management segment redeemed its entire investment in the fixed income fund as of June 30, 2009.
Fixed income investment results in 2008 also included impairments of $40 million on collateralized debt obligations,
renewal persistency and aging of in force policies written in prior years and net investment income, in addition to current sales.
Annualized new business premiums include 10% of first year excess premiums and deposits.
## Table 4 ##
(1) Annualized scheduled premiums plus 10% of excess (unscheduled) and single premiums from new sales.
Excludes corporate-owned life insurance.2009 to 2008 Annual Comparison.
Sales of new life insurance, measured as described above, increased $28 million, from $331 million in 2008 to $359 million in 2009.
The increase in sales is primarily due to a $30 million increase in sales of universal life products and a $17 million increase in term life product sales primarily by the third party distribution channel, partially offset by a $19 million decrease in sales of variable life products primarily by Prudential Agents.
Sales from the third party distribution channel were $42 million higher than 2008 due to higher sales of universal life products reflecting the impact of product repricing in the second half of 2008 as well as higher sales of term life products reflecting market disruptions for some of our competitors.
In the second and fourth quarter of 2009 we increased universal life and term life prices, which could impact future sales.
Sales by Prudential Agents were $14 million lower than 2008 primarily due to lower sales of variable life products which were impacted by the unfavorable market conditions experienced in late 2008 and early 2009.
The number of Prudential Agents increased from 2,360 at December 31, 2008 to 2,447 at December 31, 2009.2008 to 2007 Annual Comparison.
Sales of new life insurance, measured as described above, decreased $22 million, from $353 million in 2007 to $331 million in 2008, primarily due to lower sales of variable life products by Prudential Agents.
Sales of universal life and term life products also decreased from the prior year.
Sales by Prudential Agents were $17 million lower than the prior year primarily due to lower sales of variable life and term life products, reflecting a product shift towards annuity sales.
The number of Prudential Agents decreased from 2,425 at December 31, 2007 to 2,360 at December 31, 2008.
Sales from the third party distribution channel were $5 million lower than the prior year due to lower sales of variable and universal life products.
Policy Surrender Experience The following table sets forth the individual life insurance business’ policy surrender experience for variable and universal life insurance, measured by cash value of surrenders, for the periods indicated.
These amounts do not correspond to expenses under U. S.  GAAP.
In managing this business, we analyze the cash value of surrenders because it is a measure of the degree to which policyholders are maintaining their in force business with us, a driver of future profitability.
Generally, our term life insurance products do not provide for cash surrender values.
## Table 5 ##
2009 to 2008 Annual Comparison.
The total cash value of surrenders increased $53 million, from $802 million in 2008 to $855 million in 2009, reflecting a greater volume of surrenders, primarily in the first half of 2009, including lapses to extended term, of variable life insurance, due primarily to market conditions in late 2008 and into early 2009 and policyholders electing to surrender their policies rather than make premium payments or the contractually required deposits needed to keep the policies in force.
The level of surrenders as a percentage of mean future policy benefit reserves, policyholders’ account balances and separate account balances increased from 3.8% in 2008 to 4.2% in 2009.2008 to 2007 Annual Comparison.
The total cash value of surrenders increased $50 million, from $752 million in 2007 to $802 million in 2008, reflecting a greater volume of surrenders of variable life insurance in 2008 compared to the prior year, due primarily to market conditions and policyholders electing to surrender their policies rather than make premium payments or make the contractually required deposits needed to keep the policies in force.
The level of surrenders as a percentage of mean future policy benefit reserves, policyholders’ account balances and separate account balances increased from 3.3% in 2007 to 3.8% in 2008.
interest to the date of redemption.
In addition, the Merger Notes and the 3.375% Senior Notes due 2021 may be redeemed at our option without any make-whole premium at specified dates ranging from one month to six months in advance of the scheduled maturity date.
Between the Closing Date and June 30, 2015, we repaid the Biomet senior notes we assumed in the merger.
The fair value of the principal amount plus interest was $2,798.6 million.
These senior notes required us to pay a call premium in excess of the fair value of the notes when they were repaid.
As a result, we recognized $22.0 million in non-operating other expense related to this call premium.
The estimated fair value of our senior notes as of December 31, 2015, based on quoted prices for the specific securities from transactions in over-the-counter markets (Level 2), was $8,837.5 million.
The estimated fair value of the Japan Term Loan as of December 31, 2015, based upon publicly available market yield curves and the terms of the debt (Level 2), was $96.4 million.
The carrying value of the U. S.  Term Loan approximates fair value as it bears interest at short-term variable market rates.
We have entered into interest rate swap agreements which we designated as fair value hedges of underlying fixedrate obligations on our senior notes due 2019 and 2021.
See Note 14 for additional information regarding the interest rate swap agreements.
We also have available uncommitted credit facilities totaling $35.8 million.
At December 31, 2015 and 2014, the weighted average interest rate for our long-term borrowings was 2.9 percent and 3.5 percent, respectively.
We paid $207.1 million, $67.5 million and $68.1 million in interest during 2015, 2014 and 2013, respectively.13.
Accumulated Other Comprehensive (Loss) Income OCI refers to certain gains and losses that under GAAP are included in comprehensive income but are excluded from net earnings as these amounts are initially recorded as an adjustment to stockholders’ equity.
Amounts in OCI may be reclassified to net earnings upon the occurrence of certain events.
Our OCI is comprised of foreign currency translation adjustments, unrealized gains and losses on cash flow hedges, unrealized gains and losses on available-for-sale securities, and amortization of prior service costs and unrecognized gains and losses in actuarial assumptions on our defined benefit plans.
Foreign currency translation adjustments are reclassified to net earnings upon sale or upon a complete or substantially complete liquidation of an investment in a foreign entity.
Unrealized gains and losses on cash flow hedges are reclassified to net earnings when the hedged item affects net earnings.
Unrealized gains and losses on available-for-sale securities are reclassified to net earnings if we sell the security before maturity or if the unrealized loss is considered to be other-than-temporary.
Amounts related to defined benefit plans that are in OCI are reclassified over the service periods of employees in the plan.
The reclassification amounts are allocated to all employees in the plans and, therefore, the reclassified amounts may become part of inventory to the extent they are considered direct labor costs.
See Note 15 for more information on our defined benefit plans.
The following table shows the changes in the components of OCI, net of tax (in millions):

Tables referenced above, in order (Table 0 first):
<table><tr><td></td><td colspan="4">December 31, 2009</td><td colspan="4"> December 31, 2008</td></tr><tr><td></td><td colspan="2">Financial Services Businesses</td><td colspan="2">Closed Block Business</td><td colspan="2">Financial Services Businesses</td><td colspan="2"> Closed Block Business</td></tr><tr><td></td><td> Gross Carrying Value</td><td>% of Total</td><td> Gross Carrying Value</td><td>% of Total</td><td> Gross Carrying Value</td><td>% of Total</td><td> Gross Carrying Value</td><td> % of Total</td></tr><tr><td></td><td colspan="8"> ($ in millions)</td></tr><tr><td> Commercial mortgage loans by region:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>U.S. Regions:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Pacific</td><td>$5,744</td><td>29.7%</td><td>$2,834</td><td>33.4%</td><td>$5,854</td><td>29.4%</td><td>$2,834</td><td>32.3%</td></tr><tr><td>South Atlantic</td><td>4,530</td><td>23.4</td><td>1,687</td><td>19.9</td><td>4,614</td><td>23.2</td><td>1,751</td><td>20.0</td></tr><tr><td>Middle Atlantic</td><td>2,909</td><td>15.1</td><td>1,837</td><td>21.6</td><td>2,953</td><td>14.8</td><td>1,896</td><td>21.6</td></tr><tr><td>East North Central</td><td>1,649</td><td>8.5</td><td>448</td><td>5.3</td><td>1,772</td><td>8.9</td><td>500</td><td>5.7</td></tr><tr><td>West South Central</td><td>1,370</td><td>7.1</td><td>653</td><td>7.7</td><td>1,460</td><td>7.3</td><td>646</td><td>7.4</td></tr><tr><td>Mountain</td><td>1,070</td><td>5.6</td><td>398</td><td>4.7</td><td>1,129</td><td>5.7</td><td>407</td><td>4.6</td></tr><tr><td>New England</td><td>775</td><td>4.0</td><td>214</td><td>2.5</td><td>903</td><td>4.5</td><td>327</td><td>3.7</td></tr><tr><td>West North Central</td><td>563</td><td>2.9</td><td>196</td><td>2.3</td><td>604</td><td>3.0</td><td>180</td><td>2.1</td></tr><tr><td>East South Central</td><td>367</td><td>1.9</td><td>163</td><td>1.9</td><td>385</td><td>1.9</td><td>167</td><td>1.9</td></tr><tr><td>Subtotal—U.S.</td><td>18,977</td><td>98.2</td><td>8,430</td><td>99.3</td><td>19,674</td><td>98.7</td><td>8,708</td><td>99.3</td></tr><tr><td>Asia</td><td>11</td><td>0.1</td><td>—</td><td>—</td><td>1</td><td>—</td><td>—</td><td>—</td></tr><tr><td>Other</td><td>334</td><td>1.7</td><td>56</td><td>0.7</td><td>261</td><td>1.3</td><td>57</td><td>0.7</td></tr><tr><td>Total commercial mortgage loans</td><td>$19,322</td><td>100.0%</td><td>$8,486</td><td>100.0%</td><td>$19,936</td><td>100.0%</td><td>$8,765</td><td>100.0%</td></tr></table>
<table><tr><td></td><td colspan="4">December 31, 2009</td><td colspan="4"> December 31, 2008</td></tr><tr><td></td><td colspan="2">Financial Services Businesses</td><td colspan="2">Closed Block Business</td><td colspan="2">Financial Services Businesses</td><td colspan="2"> Closed Block Business</td></tr><tr><td></td><td> Gross Carrying Value</td><td>% of Total</td><td> Gross Carrying Value</td><td>% of Total</td><td> Gross Carrying Value</td><td>% of Total</td><td> Gross Carrying Value</td><td> % of Total</td></tr><tr><td></td><td colspan="8"> ($ in millions)</td></tr><tr><td> Commercial mortgage loans by property type:</td><td></td><td></td><td></td><td></td><td></td><td></td><td></td><td></td></tr><tr><td>Industrial buildings</td><td>$4,290</td><td>22.2%</td><td>$1,861</td><td>21.9%</td><td>$4,544</td><td>22.8%</td><td>$1,959</td><td>22.3%</td></tr><tr><td>Retail stores</td><td>4,123</td><td>21.3</td><td>1,677</td><td>19.8</td><td>3,742</td><td>18.8</td><td>1,578</td><td>18.0</td></tr><tr><td>Office buildings</td><td>4,001</td><td>20.7</td><td>1,859</td><td>21.9</td><td>4,024</td><td>20.2</td><td>1,787</td><td>20.4</td></tr><tr><td>Apartment Complexes</td><td>2,881</td><td>14.9</td><td>1,376</td><td>16.2</td><td>3,549</td><td>17.8</td><td>1,727</td><td>19.7</td></tr><tr><td>Other</td><td>1,809</td><td>9.4</td><td>550</td><td>6.5</td><td>1,719</td><td>8.6</td><td>518</td><td>5.9</td></tr><tr><td>Hospitality</td><td>1,137</td><td>5.9</td><td>453</td><td>5.3</td><td>1,134</td><td>5.7</td><td>427</td><td>4.9</td></tr><tr><td>Agricultural properties</td><td>1,081</td><td>5.6</td><td>710</td><td>8.4</td><td>1,224</td><td>6.1</td><td>769</td><td>8.8</td></tr><tr><td>Total commercial mortgage loans</td><td>$19,322</td><td>100.0%</td><td>$8,486</td><td>100.0%</td><td>$19,936</td><td>100.0%</td><td>$8,765</td><td>100.0%</td></tr></table>
<table><tr><td></td><td> December 31, 2009</td><td> December 31, 2008</td></tr><tr><td></td><td colspan="2"> (in millions)</td></tr><tr><td> General obligations:</td><td></td><td></td></tr><tr><td>Capital debt</td><td>$8,453</td><td>$7,535</td></tr><tr><td>Investment related</td><td>9,245</td><td>16,480</td></tr><tr><td>Securities business related</td><td>2,298</td><td>3,356</td></tr><tr><td>Specified other businesses</td><td>1,984</td><td>1,042</td></tr><tr><td>Total general obligations</td><td>21,980</td><td>28,413</td></tr><tr><td>Limited and non-recourse debt</td><td>2,179</td><td>2,412</td></tr><tr><td> Total borrowings</td><td>$24,159</td><td>$30,825</td></tr><tr><td>Short-term debt</td><td>$3,122</td><td>$10,535</td></tr><tr><td>Long-term debt</td><td>21,037</td><td>20,290</td></tr><tr><td> Total borrowings</td><td>$24,159</td><td>$30,825</td></tr><tr><td>Borrowings of Financial Services Businesses</td><td>$22,409</td><td>$28,632</td></tr><tr><td>Borrowings of Closed Block Business</td><td>1,750</td><td>2,193</td></tr><tr><td> Total borrowings</td><td>$24,159</td><td>$30,825</td></tr></table>
<table><tr><td></td><td colspan="3"> Year ended December 31,</td></tr><tr><td></td><td>2009</td><td> 2008</td><td> 2007</td></tr><tr><td></td><td colspan="3"> (in millions)</td></tr><tr><td> Operating results:</td><td></td><td></td><td></td></tr><tr><td>Revenues</td><td>$1,257</td><td>$1,686</td><td>$2,319</td></tr><tr><td>Expenses</td><td>1,202</td><td>1,454</td><td>1,618</td></tr><tr><td>Adjusted operating income</td><td>55</td><td>232</td><td>701</td></tr><tr><td>Realized investment gains (losses), net, and related adjustments(1)</td><td>-32</td><td>40</td><td>19</td></tr><tr><td>Equity in earnings of operating joint ventures and earnings attributable to noncontrolling interests-2</td><td>-14</td><td>28</td><td>63</td></tr><tr><td>Income from continuing operations before income taxes and equity in earnings of operating joint ventures</td><td>$9</td><td>$300</td><td>$783</td></tr></table>
<table><tr><td></td><td colspan="3"> Year ended December 31,</td></tr><tr><td></td><td> 2009</td><td> 2008</td><td> 2007</td></tr><tr><td></td><td colspan="3"> (in millions)</td></tr><tr><td> Annualized New Business Premiums-1:</td><td></td><td></td><td></td></tr><tr><td>Variable Life</td><td>$20</td><td>$39</td><td>$54</td></tr><tr><td>Universal Life</td><td>113</td><td>83</td><td>87</td></tr><tr><td>Term Life</td><td>226</td><td>209</td><td>212</td></tr><tr><td>Total</td><td>$359</td><td>$331</td><td>$353</td></tr><tr><td> Annualized new business premiums by distribution channel-1:</td><td></td><td></td><td></td></tr><tr><td>Prudential Agents</td><td>$95</td><td>$109</td><td>$126</td></tr><tr><td>Third party</td><td>264</td><td>222</td><td>227</td></tr><tr><td>Total</td><td>$359</td><td>$331</td><td>$353</td></tr></table>
<table><tr><td></td><td colspan="3"> Year ended December 31,</td></tr><tr><td></td><td>2009</td><td>2008</td><td> 2007</td></tr><tr><td></td><td colspan="3"> ($ in millions)</td></tr><tr><td>Cash value of surrenders</td><td>$855</td><td>$802</td><td>$752</td></tr><tr><td>Cash value of surrenders as a percentage of mean future benefit reserves, policyholders’ account balances, and separateaccount balances</td><td>4.2%</td><td>3.8%</td><td>3.3%</td></tr></table>

Question: Which year is Industrial buildings greater than 1 for Gross Carrying Value in Financial Services Businesses?
Answer: December 31, 2009 December 31, 2008