justicedao/ipfs_state_laws huggingface dataset:
161-003-0020 Fees The Board shall charge and collect the following fees: (1) Examination Fee — Actual Fee; (2) Application Fee — $125; (3) Fee for Certificate or License Issued (two years) — $600; (4) Fee for Certificate or License Renewed (two years) — $640; (5) Fee for Duplicate Certificate/License — $40; (6) Fee for Inactive Certificate or License (two years) — $300; (7) Fee for Renewal of Inactive Certificate or License (two years) — $300; (8) Fee for Reactivation of Inactive Certificate or License — $200; (9) Fee for Late License/Certificate Renewal (in addition to renewal fee) — $500; (10) Fee for Temporary Registration — $250; (11) Annual Federal Registry Fee (set by the ASC of the FFIEC) — Actual Fee; (12) Appraiser Assistant Registration — $150; (13) Appraiser Assistant Registration Renewal — $150; (14) Supervising Appraiser Endorsement — $100; (15) FBI Criminal Background Check — Actual Fee; (16) Fee for License History — $50; (17) Qualifying Education Course — $250; (18) Continuing Education Course — $200; (19) Continuing Education Course - 1-2 day seminar — $75; (20) Education Course Provider Application — $100. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674 History: ACLB 4-2019, amend filed 06/17/2019, effective 07/01/2019 ACLB 1-2013, f. 1-30-13, cert. ef. 1-31-13 ACLB 1-2008, f. & cert. ef. 5-13-08 ACLB 4-2007, f. 11-1-07, cert. ef. 1-1-08 ACLB 1-2007, f. & cert. ef. 2-9-07 ACLB 4-2005, f. & cert. ef. 11-2-05 ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1998, f. 6-24-98, cert. ef. 7-1-98 ACLB 3-1996, f. & cert. ef. 2-13-96 ACLB 4-1994, f. & cert. ef. 7-27-94 ACLB 1-1994, f. & cert. ef. 2-1-94, Renumbered from 161-001-0020 Reverted to ACLB 7-1991, f. & cert. ef. 12-23-91 ACLB 4-1993(Temp), f. & cert. ef. 6-25-93 ACLB 7-1991, f. & cert. ef. 12-23-91 ACLB 3-1991(Temp), f. & cert. ef. 8-29-91 ACLB 2-1991(Temp), f. & cert. ef. 7-1-91
161-006-0000 The Agency and Its Purpose The Appraiser Certification and Licensure Board was created by the 1991 Oregon Legislative Assembly to implement Title XI of the Federal Act in Oregon. (1) Its purpose is to represent the broad public interest while it implements its functions to license, supervise and regulate appraisers in Oregon, and to develop and establish appraisal education and experience standards. (2) The Appraiser Certification and Licensure Board is a regulatory agency. Board members shall avoid conflicts of interest in implementing appraiser certification and supervision functions. The Board is to provide adequate safeguards to ensure that the appraisal regulatory function is insulated from the influence of any industry or organization whose members have a direct or indirect financial interest in the outcome of the Board’s decisions. The regulatory functions of the Board are independent of other realty related regulatory agencies. Statutory/Other Authority: ORS 674.010, 674.305(8) & 674.310 Statutes/Other Implemented: ORS 674.305 History: ACLB 1-2017, f. & cert. ef. 7-28-17 ACLB 3-2011, f. & cert. ef. 11-17-11 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 2-1992, f. & cert. ef. 4-30-92 ACLB 8-1991(Temp), f. & cert. ef. 12-31-91
161-006-0060 Administrator (1) The Board shall appoint an Administrator. The Administrator will be unclassified service and compensation will be fixed by the Board. (2) The Administrator shall not be actively engaged in the appraisal business or in any other realty related business for the individual's term of appointment or employment. (3) The Administrator shall be responsible for the administration of Board policy and applicable state and federal laws and regulations. (4) The Administrator is designated as agent for the Board for service of legal process upon the Board. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674.305 History: ACLB 1-2017, f. & cert. ef. 7-28-17 ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 2-1992, f. & cert. ef. 4-30-92 ACLB 8-1991(Temp), f. & cert. ef. 12-31-91
161-006-0140 Registry The Board shall, compile and publish on the Board website a registry of the names and addresses of all persons both licensed and certified to perform real estate appraisals. Statutory/Other Authority: ORS 674.305(8) & 674.310 Statutes/Other Implemented: ORS 674.310 History: ACLB 1-2017, f. & cert. ef. 7-28-17 ACLB 3-2008, f. & cert. ef. 8-13-08 ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 2-1992, f. & cert. ef. 4-30-92 ACLB 8-1991(Temp), f. & cert. ef. 12-31-91
161-006-0155 Allegation Reports (1) All allegation reports must be in writing. (2) Any person may file an allegation report. The Board will accept anonymous allegation reports. (3) A member of the Board or the Administrator may initiate an allegation report. (a) Before a member of the Board or the Administrator initiates an allegation report and investigation, the Enforcement Oversight Committee must review the allegation report to determine if an objective basis exists that possible violations of ORS Chapter 674 and/or OAR chapter 161has occurred. (4) The allegation report will be reviewed by the Administrator or the Administrator’s designee to determine whether further action is required, or whether the matter may be dismissed as either frivolous or not within the Board’s jurisdiction. If further action is required, the Administrator will initiate the investigation process. Statutory/Other Authority: ORS 674.145, 674.305(8) & 674.310 Statutes/Other Implemented: ORS 674.145 & 674.310 History: ACLB 1-2017, f. & cert. ef. 7-28-17 ACLB 5-2014, f. 12-19-14, cert. ef. 1-1-15 ACLB 2-2014, f. & cert. ef. 5-20-14 ACLB 1-2014, f. & cert. ef. 4-22-14 ACLB 6-2013(Temp), f. 12-19-13, cert. ef. 1-1-14 thru 6-2-14 ACLB 1-2013, f. 1-30-13, cert. ef. 1-31-13
161-006-0170 Separate Offense and Violation (1) Each act of "real estate appraisal activity" performed without a license or certification is a separate violation of ORS 674.100. (2) Any and each violation of ORS 674.100, 674.130 to 674.150, 674.310 and 674.330, or any rule or final order of the Board, or any final judgment or decree made by any court upon application of the Board, may be deemed a separate offense for which a separate penalty may be imposed. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674 History: ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1998, f. 6-24-98, cert. ef. 7-1-98 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 1-1993(Temp), f. & cert. ef. 3-3-93
161-006-0175 Enforcement Guidelines The primary objective of the enforcement guidelines is to fairly and consistently apply appropriate sanctions for violations of Oregon Revised Statutes and Oregon Administrative Rules governing real estate appraisal activity. (1) Sanctions imposed by the Board are included in ORS 674.140 and 674.850. (2) A notice of proposed disciplinary action shall propose the presumptive sanction(s) provided by the guidelines unless there are substantial and compelling reason(s) to propose a departure. If the Notice departs from the presumptive sanctions, the Notice shall state the substantial and compelling reason(s) for the departure. (3) The Administrator or the Administrator’s designee shall have the authority to negotiate and approve a stipulated settlement at any time prior to issuance of a Final Order by the Board. If the parties stipulate to depart from the guidelines, the Administrator or the Administrator’s designee shall consider the purpose and principles of the guidelines and may agree to sanctions that are proportionate to the seriousness of the violations. (4) Departure from the guidelines shall also be allowed in issuance of a Proposed Order by an Administrative Law Judge and/or a Final Order by the Board upon a showing of substantial and compelling reason(s) for said departure. Substantial and compelling reason(s) shall be stated in the Proposed Order and/or Final Order. (5) In the event of second or subsequent violations of ORS 674.140(2) and/or 674.140(7), the Administrator shall not consider a prior Final Order that was issued more than five (5) years preceding the date of the second or subsequent notice of proposed sanctions. Statutory/Other Authority: ORS 674.140 & 674.310 Statutes/Other Implemented: ORS 674.140 & 674.850 History: ACLB 1-2017, f. & cert. ef. 7-28-17 ACLB 3-2011, f. & cert. ef. 11-17-11 ACLB 3-2008, f. & cert. ef. 8-13-08 ACLB 1-2008, f. & cert. ef. 5-13-08 ACLB 3-2003, f. & cert. ef. 5-1-03 ALCB 2-2002, f. & cert. ef. 5-30-02 ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1998, f. 6-24-98, cert. ef. 7-1-98
161-006-0180 Rules of Procedure in Contested Cases (1) In addition to the requirements of the Attorney General's Model Rules of Procedure adopted by the Board, a party in a contested case must submit a written answer to the assertions or charges in the notice, to the Administrator, within thirty (30) days of the date of mailing of the Notice of Proposed Action or within sixty (60) days of the date of mailing of a Notice of Proposed Action for a denied application for license or certificate. (a) A hearing request and answer shall be made in writing to the Administrator, by the party or the party's representative. (b) An answer shall include the following: (A) An admission or denial of each factual matter in the notice; (B) A short and plain statement of each relevant affirmative defense the party may have. (c) Except for good cause: (A) Matters alleged in the notice and not denied in the answer shall be presumed admitted; (B) Failure to raise a particular defense in the answer will be considered a waiver of such defense; (C) New matter alleged in the answer (affirmative defenses) shall be presumed to be denied; and (D) Evidence shall not be taken on any issue not raised in the Notice and answer. (2) If a request for a hearing is not made within the thirty (30) day or sixty (60) day period specified in subsection (1) of this rule, the party's right to a hearing is waived, and a default order will be issued against the party. A default order will also be entered if the party withdraws a hearing request or fails to appear at a scheduled hearing. (3) Answers: (a) Requests for an extension in which to file an answer to the notice shall be made in writing and directed to the Administrator within thirty (30) days of the date of service of a notice of proposed action or within sixty (60) days of the date of service of a proposed notice of denied application. Extensions for requesting a hearing are not allowed. (b) Amendments to answers must be submitted in writing and filed with the Administrator no less than twenty-one (21) days prior to the contested case hearing. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674 History: ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1998, f. 6-24-98, cert. ef. 7-1-98 ACLB 1-1995, f. & cert. ef. 2-13-96
161-006-0185 Notice of Disciplinary Action Once an official disciplinary action has occurred, the Board shall: (1) Report all violations of applicable appraisal related laws, regulations, orders, disciplinary and enforcement actions to the FFIEC Appraisal Subcommittee (ASC); (2) Advise other State Boards of the stipulated agreement upon request; (3) Publish notice of the stipulated agreement on the Board’s website; and (4) Provide notice of the stipulated agreement to all parties on the Board’s Final Order mailing list. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674.305 & 674.310 History: ACLB 1-2017, f. & cert. ef. 7-28-17
161-008-0000 Applicability of Rules OAR 161-008-0000 to 161-008-0040 apply to all public records of the Board. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674.310 History: ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 7-1991, f. & cert. ef. 12-23-91
161-008-0010 Access to Records Board public records are available for inspection by any party at the Board office during regular business hours. (1) Any person wishing to obtain copies of specific public records may request these records from the Administrator’s designated staff. Copies of these records will be supplied upon payment of the cost of copying, handling and postage, set by rule of the Board. (2) Access to and disclosure of public records is subject to ORS 192.410 to 192.505. (3) Personal inspection of public records must be arranged by appointment with the Administrator’s designated staff. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 192.420 & 674.310 History: ACLB 5-2014, f. 12-19-14, cert. ef. 1-1-15 ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1994, f. & cert. ef. 2-1-94, Renumbered from 161-006-0130 ACLB 2-1992, f. & cert. ef. 4-30-92 ACLB 8-1991(Temp), f. & cert. ef. 12-31-91 ACLB 7-1991, f. & cert. ef. 12-23-91
161-008-0020 Requests to Inspect or Obtain Copies of Public Records A request to inspect or obtain copies of a public record or information from public records shall be made in writing and shall include: (1) The name of the requester; (2) Identification of the specific public record being requested, and the type and format of needed public record information, if known to the requester; and (3) The number of copies requested, if applicable. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 192.420 & 674.310 History: ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 7-1991, f. & cert. ef. 12-23-91
161-008-0030 Payment for Inspection and Copies of Public Records (1) A person receiving a copy of a public record or information from a public record shall pay for the Board’s actual cost for: (a) Staff time necessary to locate and handle the records, to delete material exempt from disclosure and to supervise the inspection by the requester; (b) Producing the copy or the information; and (c) Other supplies or services necessary to furnish the copy or information. (2) The requester shall pay all fees for access to a public record in advance. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 192.440 & 674.310 History: ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 7-1991, f. & cert. ef. 12-23-91
161-008-0040 Fees and Miscellaneous Charges (1)The Board establishes the following fees for producing copies of records: (a) For copying and certification of documents containing five pages or less, a charge of $5, and $5 for certification, plus an hourly rate of $25 for staff time to copy the documents; (b) For copying each page of a certified document in excess of five pages, a charge of $0.25 per page, plus an hourly rate of $25 for staff time to copy the documents; (c) Copies of each page of an uncertified document made on a standard office copy machine, a charge of $0.25 per page; (d) If the estimated cost to provide a copy of the requested records is greater than $25, the Board will provide written notification of the estimated amount of the fee. The Board will provide the requested copies only if the requester confirms that the agency should proceed with the records request. The Board must receive payment for said copies from the requestor prior to dissemination. (2) The Administrator shall charge the actual cost for other materials and staff time not specifically identified in this rule. Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674 History: ACLB 3-2011, f. & cert. ef. 11-17-11 ACLB 3-2008, f. & cert. ef. 8-13-08 ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1998, f. 6-24-98, cert. ef. 7-1-98 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 7-1991, f. & cert. ef. 12-23-91
161-010-0020 Qualifying Appraiser Experience for Certification and Licensure (1) Areas of acceptable appraisal experience, as described in OAR 161-010-0025, may include but are not limited to the following: (a) Fee Appraisal prepared by a state licensed or certified appraiser in conformance with USPAP; (b) Staff Appraisal prepared by a state licensed or certified appraiser in conformance with USPAP; (c) Review Appraisal prepared by a state licensed or certified appraiser in conformance with USPAP; (d) Assistance in preparation of appraisals as a registered appraiser assistant performing tasks as provided in OAR 161-025-0030; (e) Completion of the Licensed Residential or Certified Residential module(s) of an AQB-approved PAREA program. (2) All experience must have been obtained within the last 10 years. (3) Experience being claimed as set forth in paragraph (1)(c) above may not exceed more than 25 percent of the total required experience hours. Statutory/Other Authority: 674.310 & ORS 674.305(8) Statutes/Other Implemented: ORS 674 History: ACLB 1-2025, amend filed 07/22/2025, effective 07/22/2025 ACLB 1-2023, amend filed 07/24/2023, effective 07/24/2023 ACLB 3-2019, amend filed 05/03/2019, effective 05/04/2019 ACLB 1-2013, f. 1-30-13, cert. ef. 1-31-13 ACLB 2-2012(Temp), f. & cert. ef. 8-3-12 thru 1-30-13 ACLB 3-2011, f. & cert. ef. 11-17-11 ACLB 2-2010, f. & cert. ef. 4-23-10 ACLB 1-2010(Temp), f. 1-29-10, cert. ef. 2-1-10 thru 7-27-10 ACLB 3-2008, f. & cert. ef. 8-13-08 ACLB 1-2007, f. & cert. ef. 2-9-07 ACLB 3-2003, f. & cert. ef. 5-1-03 ACLB 2-2003, f. & cert. ef. 1-27-03 ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 1-1998, f. 6-24-98, cert. ef. 7-1-98 ACLB 3-1996, f. & cert. ef. 2-13-96 ACLB 1-1994, f. & cert. ef. 2-1-94 ACLB 2-1992, f. & cert. ef. 4-30-92 ACLB 8-1991(Temp), f. & cert. ef. 12-31-91
161-010-0025 Requirements for Acceptable Appraisal Experience As a prerequisite to taking the applicable appraisal examination, the applicant shall present evidence of satisfactory completion of acceptable appraisal experience. An hour of experience is defined as verifiable time spent performing tasks in accordance with acceptable appraisal experience, as defined in OAR 161-010-0020, and does not include travel time. Education cannot be substituted for experience. Acceptable appraisal experience must meet the following criteria: (1) Review appraisals shall be awarded experience credit when the appraiser performs review(s) in accordance with USPAP. (2) An appraiser who signs a real property appraisal report prepared by another, even under the label of “review appraiser”, must accept full responsibility for the contents of the report. This will appropriately be considered as appraisal experience. (3) Maximum allowable experience hours: [Table not included. See ED. NOTE.] (4) PAREA programs claimed as satisfying the requisite appraisal experience shall be approved by the AQB and contain the minimum content as provided in OAR 161-020-0061. [ED NOTE: Tables referenced are available from the agency.] Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674 History: ACLB 1-2025, amend filed 07/22/2025, effective 07/22/2025 Reverted to ACLB 3-2008, f. & cert. ef. 8-13-08 ACLB 3-2014(Temp), f. & cert. ef. 7-7-14 thru 12-31-14 ACLB 3-2008, f. & cert. ef. 8-13-08 ACLB 1-2007, f. & cert. ef. 2-9-07 ACLB 3-2003, f. & cert. ef. 5-1-03 ACLB 1-2002, f. & cert. ef. 2-26-02 ACLB 4-1999, f. 11-8-99, cert. ef. 1-1-00 ACLB 1-1998, f. 6-24-98, cert. ef. 7-1-98 ACLB 1-1997(Temp), f. 10-13-97, cert. ef. 1-1-98 ACLB 3-1996, f. & cert. ef. 2-13-96 ACLB 1-1994, f. & cert. ef. 2-1-94
161-010-0065 Prerequisite Experience and Education Requirements for State Licensed Appraisers As a prerequisite to taking the examination for licensure as a State Licensed Appraiser, an applicant shall present evidence satisfactory to the Administrator that the applicant has: (1) At least 1,000 cumulative hours of acceptable appraisal experience. Cumulative experience hours must be acquired in no fewer than six (6) months. Completion of the Licensed Residential module of an AQB-approved PAREA program satisfies this requirement. (2)(a) Successfully completed not less than 150 classroom hours of acceptable appraisal courses as set forth in OAR 161-020-0110(2)(b), with the following exceptions as noted in paragraph (2)(b) below. Each applicant shall have successfully completed the 15-hour National USPAP Course, or its equivalent, within four (4) years preceding the date of application and have successfully passed an examination thereon. (b) Applicants holding a valid Oregon Appraiser Assistant Registration may satisfy the educational requirements for the State Licensed Appraiser credential by completing the following additional education hours: (A) Course(s) on Residential Market Analysis and Highest and Best Use (15 hours); (B) Course(s) on Residential Appraiser Site Valuation and Cost Approach (15 hours); (C) Course(s) on Residential Sales Comparison and Income Approaches (30 hours in no less than 15 hour increments); and (D) Course(s) on Residential Report Writing and Case Studies (15 hours). Statutory/Other Authority: ORS 674.305 & 674.310 Statutes/Other Implemented: ORS 674 History: ACLB 1-2025, amend filed 07/22/2025, effective 07/22/2025 ACLB 1-2024, amend filed 07/30/2024, effective 07/30/2024 ACLB 1-2023, amend filed 07/24/2023, effective 07/24/2023 ACLB 6-2018, amend filed 11/08/2018, effective 11/08/2018 ACLB 2-2018, temporary amend filed 06/08/2018, effective 06/11/2018 through 12/07/2018 ACLB 5-2014, f. 12-19-14, cert. ef. 1-1-15 ACLB 3-2014(Temp), f. & cert. ef. 7-7-14 thru 12-31-14 ACLB 1-2013, f. 1-30-13, cert. ef. 1-31-13 ACLB 2-2012(Temp), f. & cert. ef. 8-3-12 thru 1-30-13
161-010-0085 Pre-Requisite Experience and Education for Supervising Appraiser Any licensee wishing to supervise a new appraiser assistant must first apply for and receive a Supervising Appraiser Endorsement. (1) In order to receive a Supervising Appraiser Endorsement, the applicant must: (a) Be state certified for a minimum of three (3) years prior to being eligible to become a Supervisory Appraiser. (b) Be in good standing and not subject to any disciplinary action that affects the Supervisory Appraiser's legal eligibility to engage in appraisal practice within any jurisdiction for a period of at least 3 years prior to being eligible to bcome a supervising appraiser. (c) Complete a minimum of four (4) hours of an AQB approved Supervising Appraiser/Appraiser Assistant Training Course and successfully pass the final exam prior to making application. A prior Supervising Appraiser/Appraiser Assistant Training Course and exam completed for purposes of registering as an appraiser assistant will not count toward obtaining a Supervising Appraiser Endorsement. Supervising Appraisers who have taken a non-AQB approved course prior to January 1, 2015 must complete an approved AQB course before supervising any new appraiser assistants. (d) Submit a completed Supervising Appraiser Endorsement application that includes the following: (A) Non-refundable application fee as described on the application form; and (B) Supervising Appraiser/Appraiser Assistant Training Course completion certificate. (e) Successfully pass a Board analysis of appraisal work product to verify USPAP compliance. (2) Upon application approval, the Board will issue the applicant a Supervising Appraiser Endorsement that authorizes the applicant to act as a Supervising Appraiser pursuant to OAR 161-025-0025. (3) Any applicant may submit a written request to withdraw their application at any time prior to an official action being taken by the Board. (4) A Supervising Appraiser Endorsement may be suspended or revoked if the Board determines that the applicant has failed to directly supervise an Appraiser Assistant as required by OAR 161-025-0025. Statutory/Other Authority: OAR 183.355(1)(a), 674.305(7) & 674.310(2) Statutes/Other Implemented: ORS 674.305(7) & 674.310(2) History: ACLB 3-2019, amend filed 05/03/2019, effective 05/04/2019 ACLB 5-2014, f. 12-19-14, cert. ef. 1-1-15 ACLB 3-2014(Temp), f. & cert. ef. 7-7-14 thru 12-31-14 ACLB 3-2011, f. & cert. ef. 11-17-11 ACLB 2-2010, f. & cert. ef. 4-23-10 ACLB 1-2010(Temp), f. 1-29-10, cert. ef. 2-1-10 thru 7-27-10 ACLB 1-2009, f. 1-28-09, cert. ef. 1-30-09 ACLB 2-2008(Temp), f. & cert. ef. 8-6-08 thru 2-1-09 ACLB 4-2007, f. 11-1-07, cert. ef. 1-1-08 ACLB 1-2007, f. & cert. ef. 2-9-07 ACLB 2-2006, f. & cert. ef. 7-26-06