9780793129904

Mastering Real Estate Principles

by
  • ISBN13:

    9780793129904

  • ISBN10:

    0793129907

  • Edition: 2nd
  • Format: Paperback
  • Copyright: 1999-02-01
  • Publisher: Dearborn Trade
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Summary

Destined to become one of the most powerful principles texts ever, Mastering Real Estate Principles goes beyond the limitations of traditional textbooks to provide a complete, interactive learning system. Using a combination of narrative text, examples, exercises and special side notes, it emphasizes "doing" not just passive reading to enhance learning for adults interested in real estate. Clear and simple text, real-life examples and self-testing exercises provide a complete, effective learning experience, with an emphasis on practical application of real estate concepts. The unique Study Tool Kit Appendices also provide invaluable aid for quick reference and review.

Table of Contents

About the Author xi(1)
Editorial Review Board xi(4)
Introduction xv
UNIT I INTRODUCTION TO REAL ESTATE 3(28)
Chapter 1 INTRODUCTION TO REAL ESTATE
3(12)
SECTION 1 REAL ESTATE SERVICES AND CLASSES OF REAL ESTATE
4(3)
Services Provided by the Real Estate Industry
4(1)
Professional Organization
5(1)
Classes of Real Estate
5(1)
Section 1 Review Exercises
6(1)
SECTION 2 REAL ESTATE CHARACTERISTICS
7(3)
Physical Characteristics of Real Estate
7(1)
Economic Characteristics of Real Estate
8(1)
Section 2 Review Exercises
9(1)
SECTION 3 THE REAL ESTATE MARKET
10(3)
Characteristics of the Real Estate Market
10(1)
Factors Affecting the Supply of Real Estate
11(1)
Factors Affecting the Demand for Real Estate
12(1)
Section 3 Review Exercises
13(1)
Solutions for Section Review Exercises
13(2)
Chapter 2 REAL ESTATE CONCEPTS
15(16)
SECTION 1 BASIC CONCEPTS AND BACKGROUND OF REAL ESTATE LAW
16(3)
Historical Background
16(1)
Basic Legal Concepts
16(2)
Section 1 Review Exercises
18(1)
SECTION 2 REAL AND PERSONAL PROPERTY
19(4)
Real versus Personal Property
19(1)
Fixture versus Trade Fixture
20(1)
Tests of a Fixture
21(1)
Section 2 Review Exercises
22(1)
Solutions for Section Review Exercises
23(1)
Instructions for Using the Unit Diagnostic Tests
24(1)
UNIT I DIAGNOSTIC TEST
25(6)
UNIT II REAL ESTATE LAW 31(60)
Chapter 3 GOVERNMENT POWERS
31(11)
SECTION 1 POLICE POWERS
32(4)
Purpose of Police Powers
32(1)
Zoning
32(3)
Building Codes
35(1)
Section 1 Review Exercises
35(1)
SECTION 2 OTHER GOVERNMENT POWERS
36(2)
Taxation
36(1)
Eminent Domain
36(1)
Escheat
37(1)
Section 2 Review Exercises
37(1)
SECTION 3 ENVIRONMENTAL CONSIDERATIONS AFFECTING REAL ESTATE
38(3)
Regulatory Agencies and Environmental Laws
38(1)
Section 3 Review Exercises
39(2)
Solutions for Section Review Exercises
41(1)
Chapter 4 ENCUMBRANCES
42(11)
SECTION 1 GENERAL NOTES ON ENCUMBRANCES AND EASEMENTS
43(5)
Encumbrances
43(1)
Easements
43(2)
License
45(1)
Encroachments
45(1)
Deed Restrictions
46(1)
Section 1 Review Exercises
47(1)
SECTION 2 TYPES OF EASEMENTS
48(4)
Appurtenant Easements
48(1)
Easement in Gross
49(1)
Easement by Prescription (Prescriptive Easement)
50(1)
Section 2 Review Exercises
51(1)
Solutions for Section Review Exercises
52(1)
Chapter 5 ENCUMBRANCES: LIENS
53(16)
SECTION 1 GENERAL NOTES ON LINES
54(3)
Description of Liens
54(1)
Classifying Liens
54(1)
Creation of Liens
55(1)
Priority of Liens
55(1)
Section 1 Review Exercises
56(1)
SECTION 2 REAL ESTATE TAX LIENS
57(6)
General (Ad Valorem) Real Estate Tax
57(3)
Enforcement of Tax Liens
60(1)
Special Assessments
61(1)
Section 2 Review Exercises
61(2)
SECTION 3 LIENS OTHER THAN REAL ESTATE TAXES
63(4)
Mortgage Lien
63(1)
Mechanics' Liens
63(1)
Judgment Lien
63(1)
Liens Against a Deceased Person's Estate
63(1)
Vendor's and Vendee's Liens
63(1)
Income Tax Lien
63(1)
Municipal Utilities Lien
63(1)
Lis Pendens (Pending Litigation)
63(1)
Section 3 Review Exercises
63(4)
Solutions for Section Review Exercises
67(2)
Chapter 6 LEGAL DESCRIPTIONS
69(22)
SECTION 1 METES-AND-BOUNDS METHOD
70(3)
Purpose of Legal Descriptions
70(1)
Metes-and-Bounds Description
70(2)
Section 1 Review Exercises
72(1)
SECTION 2 RECTANGULAR SURVEY SYSTEM
73(5)
Principal Meridians and Base Lines
73(1)
Range Lines
73(1)
Township Lines
73(1)
Sections
74(1)
Legal Description
75(1)
Correction Lines
76(1)
Fractional Sections and Government Lots
76(1)
Section 2 Review Exercises
77(1)
SECTION 3 PLAT OF SURVEY METHOD AND MEASURING ELEVATIONS
78(3)
Plat of Survey Method
78(1)
Measuring Elevations
79(1)
Air Lots
79(1)
Key Measurements To Remember
80(1)
Section 3 Review Exercises
80(1)
Solutions for Section Review Exercises
81(2)
UNIT II DIAGNOSTIC TEST
83(8)
Unit III Real Estate Ownership 91(50)
Chapter 7 FREEHOLD INTERESTS IN REAL ESTATE
91(12)
SECTION 1 FEE SIMPLE AND DEFEASIBLE FREEHOLD ESTATES
92(3)
Estates in Land
92(2)
Section 1 Review Exercises
94(1)
SECTION 2 LIFE ESTATES
95(3)
Conventional Life Estates
95(2)
Legal Life Estates
97(1)
Section 2 Review Exercises
97(1)
SECTION 3 WATER RIGHTS
98(3)
Riparian Rights
98(1)
Littoral Rights
99(1)
Prior Appropriation
99(1)
Accretion and Erosion
99(1)
Section 3 Review Exercises
100(1)
Solution for Section Review Exercises
101(2)
Chapter 8 LEASEHOLD ESTATES IN REAL ESTATE
103(13)
SECTION 1 TYPES OF LEASEHOLD ESTATES
104(2)
Estate for Years
104(1)
Periodic Estate
104(1)
Tenancy (Estate) at Will
105(1)
Tenancy (Estate) at Sufferance
105(1)
Section 1 Review Exercises
105(1)
SECTION 2 TYPES OF LEASES
106(3)
Gross Lease
106(1)
Net Lease
106(1)
Percentage Lease
107(1)
Variable Leases
107(1)
Ground Lease
107(1)
Oil and Gas Leases
108(1)
Lease-Purchase
108(1)
Sale-Leaseback
108(1)
Section 2 Review Exercises
109(1)
SECTION 3 LEASE CHARACTERISTICS
109(5)
Requirements for a Valid Lease
109(1)
Destruction of Premises
110(1)
Transfer of Leasehold Interests
111(1)
Options
111(1)
Breach of Lease
111(1)
Termination of Leases
112(1)
Uniform Residential Landlord and Tenant Act
112(1)
Section 3 Review Exercises
113(1)
Solution for Section Review Exercises
114(2)
Chapter 9 FORMS OF OWNERSHIP
116(25)
SECTION 1 SEVERALTY AND CO-OWNERSHIP
117(5)
Ownership in Severalty
117(1)
Joint Tenancy
117(2)
Tenants in Common
119(1)
Termination of Co-Ownership
119(1)
Tenancy by the Entirety
120(1)
Community Property
120(1)
Section 1 Review Exercises
121(1)
SECTION 2 FORMS COMMONLY USED BY BUSINESS
122(3)
Partnerships
122(1)
Corporations
122(1)
S Corporation
123(1)
Limited Liability Companies
123(1)
Syndications
124(1)
Joint Venture
124(1)
Section 2 Review Exercises
124(1)
SECTION 3 OTHER FORMS OF OWNERSHIP
125(6)
Trusts
125(1)
Some Types of Trusts
125(1)
Condominiums
126(2)
Cooperatives
128(1)
Time-Sharing
128(1)
Section 3 Review Exercises
129(2)
Solutions for Section Review Exercises
131(2)
UNIT III DIAGNOSTIC TEST
133(8)
UNIT IV TRANSFERRING REAL ESTATE 141(52)
Chapter 10 TRANSFERRING TITLE
141(16)
SECTION 1 METHODS OF TRANSFERRING TITLE TO REAL ESTATE
142(5)
Transfer by Voluntary Alienation
142(2)
Transfer by Involuntary Alienation
144(1)
Transfer Taxes
145(1)
Section 1 Review Exercises
145(2)
SECTION 2 TYPES OF DEEDS
147(4)
General Warranty Deed
147(1)
Special Warranty Deed
148(1)
Bargain and Sale Deeds
148(1)
Quitclaim Deeds
148(1)
Grant Deeds
148(1)
Special Purpose Deeds
148(2)
Section 2 Review Exercises
150(1)
SECTION 3 PARTS OF A DEED
151(4)
Required Parts of a Deed
151(2)
Requirements for a Valid Deed
153(1)
Section 3 Review Exercises
153(2)
Solutions for Section Review Exercises
155(2)
Chapter 11 RECORDING TITLE
157(9)
SECTION 1 PUBLIC RECORDS AND RECORDING
158(2)
Necessity for Recording
158(1)
Establishing Title
158(1)
Foreign Language Documents
159(1)
Section 1 Review Exercises
160(1)
SECTION 2 EVIDENCES OF TITLE
160(2)
Evidences of Title
160(2)
Section 2 Review Exercises
162(1)
SECTION 3 TITLE INSURANCE
162(3)
Description
162(1)
Policy Types
163(1)
Policy Coverage
163(1)
Title Insurance Process
163(1)
Parts of a Policy
163(1)
Section 3 Review Exercises
164(1)
Solution for Section Review Exercises
165(1)
Chapter 12 REAL ESTATE CLOSINGS
166(27)
SECTION 1 THE CLOSING PROCESS AND RESPA
167(5)
The Closing Process
167(2)
Real Estate Settlement Procedures Act (RESPA)
169(2)
Truth-in-Lending Act
171(1)
Section 1 Review Exercises
171(1)
SECTION 2 THE CLOSING STATEMENT AND PRORATIONS
172(5)
Preparation of the Closing Statement
172(1)
Disposition of Charges
172(1)
Prorations
173(1)
Section 2 Review Exercises
173(4)
SECTION 3 PREPARATION OF A CLOSING STATEMENT
177(6)
Statement Format
177(1)
Real Estate Settlement Example
177(6)
Solution for Section Review Exercises
183(2)
UNIT IV DIAGNOSTIC TEST
185(8)
UNIT V REAL ESTATE BROKERAGE 193(72)
Chapter 13 AGENCY AND REAL ESTATE BROKERAGE
193(18)
SECTION 1 DEFINING AGENCY RELATIONSHIPS
194(4)
Brokerage
194(1)
Agency
194(2)
Termination of an Agency
196(1)
Agency Coupled with an Interest
196(1)
Section 1 Review Exercises
197(1)
SECTION 2 PRINCIPAL AND AGENT DUTIES
198(6)
Agent's Duties to the Principal
198(1)
Agent's Duties to Others(Third Parties)
199(1)
Disclosure
200(1)
Principal's Duties to Agent
200(1)
Commissions
201(1)
Antitrust Violations
202(1)
Section 2 Review Exercises
202(2)
SECTION 3 THE BROKER-PRINCIPAL RELATIONSHIP
204(5)
The Broker as Agent of the Seller (Seller Agency)
204(1)
The Broker as Agent of the Buyer (Buyer Agency)
205(1)
The Broker as Agent of Seller and Buyer (Dual Agency)
205(1)
The Broker-Sales Associate Relationship
206(2)
Section 3 Review Exercises
208(1)
Solution for Section Review Exercises
209(2)
Chapter 14 REAL ESTATE CONTRACTS
211(14)
SECTION 1 GENERAL CONTRACT CONCEPTS
212(5)
General Rules Regarding Contracts
212(1)
Classification of Contracts
213(1)
Real Estate Sales Contracts
214(2)
Section 1 Review Exercises
216(1)
SECTION 2 THE REQUIRED ELEMENTS OF A CONTRACT
217(4)
Legally Competent Parties
217(1)
Offer and Acceptance
218(1)
Reality of Consent
218(1)
Legally Sufficient Consideration
219(1)
Legality of Object
219(1)
Proper Legal Form
220(1)
Section 2 Review Exercises
220(1)
SECTION 3 ENDING THE CONTRACT
221(3)
Discharge of a Contract
221(1)
Default--Breach of a Contract
222(1)
Withdrawing from Contracts
222(1)
Section 3 Review Exercises
223(1)
Solution for Section Review Exercises
224(1)
Chapter 15 LISTING AGREEMENTS
225(8)
SECTION 1 TYPES OF LISTING AGREEMENTS
225(3)
Open Listing
226(1)
Exclusive-Agency Listing
226(1)
Exclusive-Right-to-Sell Listing
226(1)
Multiple Listing
227(1)
Net Listing
227(1)
Buyer Broker Agreements
227(1)
Section 1 Review Exercises
228(1)
SECTION 2 CREATING AND TERMINATING LISTINGS
228(4)
Information Included in Listings
228(1)
Commission Calculations
229(1)
Termination of Listing Agreements
230(1)
Section 2 Review Exercises
231(1)
Solutions for Section Review Exercises
232(1)
Chapter 16 REAL ESTATE LICENSING LAWS
233(8)
SECTION 1 ADMINISTRATION OF LICENSING LAWS
234(3)
Licensing Agencies
234(1)
ARELLO
234(1)
Who Is Required To Be Licensed
234(1)
Who Is Exempt from the Laws
235(1)
License Categories
235(1)
Corporations and Partnership Licenses
236(1)
Nonresident (Reciprocal) Licenses
236(1)
License Renewal or Transfer
236(1)
Section 1 Review Exercises
236(1)
SECTION 2 LICENSING REQUIREMENTS
237(3)
Requirements for Licensing
237(1)
Operating a Real Estate Business
238(1)
Suspending or Revoking a License
238(1)
Real Estate Recovery Fund
238(1)
Surety Bonds
239(1)
Section 2 Review Exercises
239(1)
Solutions for Section Review Exercises
240(1)
Chapter 17 FAIR HOUSING LAWS
241(24)
SECTION 1 UNETHICAL PRACTICES AND FAIR HOUSING ACTS
242(3)
Unethical Practices
242(1)
Federal Fair Housing Laws
242(2)
Section 1 Review Exercises
244(1)
SECTION 2 THE FAIR HOUSING ACT OF 1968
245(5)
Groups Protected under the Act
245(1)
Groups Not Covered
245(1)
Activities Prohibited under the Act
245(2)
Real Estate Transactions Exempted under the Act
247(1)
Amendments to the Fair Housing Act of 1968
247(2)
Section 2 Review Exercises
249(1)
SECTION 3 ENFORCEMENT OF THE FAIR HOUSING LAWS
250(3)
Complaints Filed with HUD (under the 1968 Fair Housing Act)
250(1)
Civil Suit Filed in Federal District Court
251(1)
Action Taken by the Department of Justice
251(1)
Responsibility of the Licensee
251(1)
Section 3 Review Exercises
252(1)
Solutions for Section Review Exercises
253(2)
UNIT V DIAGNOSTIC TEST
255(10)
UNIT VI REAL ESTATE VALUATION 265(40)
Chapter 18 THE APPRAISAL PROCESS
265(15)
SECTION 1 THE CONCEPT OF VALUE
266(2)
Multiple Meanings of Value
266(1)
Basic Elements of Value
267(1)
Section 1 Review Exercises
267(1)
SECTION 2 PRINCIPLES OF VALUE
268(3)
Section 2 Review Exercises
270(1)
SECTION 3 APPRAISAL PROCEDURES
271(7)
Description of the Appraisal Process
271(3)
Appraisal Organizations
274(1)
Appraisal Regulation
275(1)
Appraiser Qualifications
275(1)
Section 3 Review Exercises
276(2)
Solutions for Section Review Exercises
278(2)
Chapter 19 METHODS OF ESTIMATING VALUE
280(25)
SECTION 1 THE SALES COMPARISON APPROACH
281(4)
Making Adjustments
281(3)
Type of Property Best Suited for This Approach
284(1)
Section 1 Review Exercises
284(1)
SECTION 2 THE COST APPROACH
285(4)
Steps in Using the Cost Approach
285(1)
Type of Property Best Suited for This Approach
286(1)
Approaches for Estimating Current Cost of Construction
286(1)
Estimating the Amount of Accrued Depreciation
287(1)
Section 2 Review Exercises
288(1)
SECTION 3 THE INCOME APPROACH
289(3)
Steps in Using the Income Approach
289(2)
Type of Property Best Suited for This Approach
291(1)
Section 3 Review Exercises
291(1)
SECTION 4 GROSS RENT AND GROSS INCOME MULTIPLIERS
292(3)
Type of Property Best Suited for These Approaches
292(1)
Formulas for Finding the GRM and GIM
292(1)
Applying the GRM and GIM
293(1)
Section 4 Review Exercises
294(1)
Solutions for Section Review Exercises
295(2)
UNIT VI DIAGNOSTIC TEST
297(8)
UNIT VII REAL ESTATE FINANCE 305(56)
Chapter 20 LOAN INSTRUMENTS
305(7)
SECTION 1 TYPES OF LOAN INSTRUMENTS
306(3)
Lending Concepts
306(1)
Mortgage Law
306(1)
Loan Instruments
307(1)
Section 1 Review Exercises
308(1)
SECTION 2 THE MORTGAGE
309(2)
Mortgage Requirements
309(1)
Mortgagor's Duties
309(1)
Section 2 Review Exercises
310(1)
Solutions for Section Review Exercises
311(1)
Chapter 21 LENDING PRACTICES
312(15)
SECTION 1 THE LOAN PROCESS
313(4)
Qualifying for a Loan
313(1)
Closing the Loan Transaction
314(2)
Assumptions versus Subject-to Mortgages
316(1)
Section 1 Review Exercises
316(1)
SECTION 2 PROVIDERS OF MORTGAGE MONEY
317(5)
Primary Sources of Loans
317(2)
Secondary Mortgage Market
319(2)
Section 2 Review Exercises
321(1)
SECTION 3 FORECLOSURE AND REDEMPTION
322(3)
Foreclosure Methods
322(1)
Redemption
323(1)
Possession
324(1)
Section 3 Review Exercises
324(1)
Solutions for Section Review Exercises
325(2)
Chapter 22 TYPES OF REAL ESTATE LOANS
327(15)
SECTION 1 MORTGAGE PLANS
328(7)
Adjustable Rate Mortgage
328(1)
Amortized Loan
328(1)
Balloon Loan
329(1)
Biweekly Mortgages
329(1)
Blanket Loan
330(1)
Budget Loan
330(1)
Buydowns
330(1)
Construction Loan
330(1)
Fifteen-Year Loan
330(1)
Graduated Payment Mortgage
331(1)
Home Equity Loan
331(1)
Land Contract
331(1)
Open-End Loan
332(1)
Package Loan
332(1)
Purchase-Money Mortgage
332(1)
Reverse Annuity Mortgage
332(1)
Term Loan
333(1)
Wraparound Loan
333(1)
Section 1 Review Exercises
333(1)
SECTION 2 GOVERNMENT INSURED AND GUARANTEED LOANS
335(6)
Conventional and Nonconventional Loans
335(1)
FHA Loans
335(1)
VA Loans
335(5)
Section 2 Review Exercises
340(1)
Solutions for Section Review Exercises
341(1)
Chapter 23 LENDING LAWS AND GOVERNMENT ACTIVITIES
342(19)
SECTION 1 GOVERNMENT ACTIVITIES
343(2)
The Federal Reserve System
343(1)
The Financial Institutions Reform, Recovery and Enforcement Act (FIRREA)
344(1)
Section 1 Review Exercises
345(1)
SECTION 2 LAWS AFFECTING LOAN ORIGINATIONS
345(4)
Usury Laws
345(1)
The Truth-in-Lending Act
346(2)
Federal Equal Credit Opportunity Act
348(1)
Real Estate Settlement Procedures Act (RESPA)
348(1)
SECTION 2 Review Exercises
348(1)
SECTION 3 BANK REPORTING ACTS
349(3)
Fair Credit Reporting Act
349(1)
Community Bank Reinvestment Act
350(1)
Home Mortgage Disclosure Act (Regulation C)
350(1)
Section 3 Review Exercises
350(2)
Solutions for Section Review Exercises
352(1)
UNIT VII DIAGNOSTIC TEST
353(8)
UNIT VIII SPECIALTY TOPICS 361(68)
Chapter 24 PROPERTY MANAGEMENT
361(15)
SECTION 1 PROPERTY MANAGEMENT OBJECTIVES AND ACTIVITIES
362(4)
Growth of Property Management
362(1)
Property Management Objectives
362(1)
Property Management Activities
362(1)
Maintaining the Premises
363(2)
Section 1 Review Exercises
365(1)
SECTION 2 THE PROPERTY MANAGEMENT AGREEMENT AND PROFESSIONAL ORGANIZATIONS
366(3)
Purpose of the Agreement
366(1)
Provisions of the Agreement
366(1)
Property Management Organizations
367(1)
Section 2 Review Exercises
368(1)
SECTION 3 HOMEOWNER'S INSURANCE POLICIES
369(5)
Policy Classifications
369(1)
Policy Endorsements
369(1)
Liability Coverage
369(1)
Homeowner's Policy
370(1)
Insurance for Business Property
370(1)
Lender's Insurance Requirements
370(1)
Private Home Warranty Programs
370(1)
Insurance Claims
370(1)
Subrogation
371(1)
National Flood Insurance Act of 1968
371(1)
Section 3 Review Exercises
372(2)
Solutions for Section Review Exercises
374(2)
Chapter 25 TAX ADVANTAGES OF HOME OWNERSHIP
376(7)
SECTION 1 INCOME TAX DEDUCTIONS
377(2)
Deductions
377(1)
Mortgage Interest
377(1)
Real Estate Taxes
377(1)
Tax Treatment of Deductions
378(1)
Section 1 Review Exercises
378(1)
SECTION 2 EXCLUDING CAPITAL GAIN
379(3)
Calculation of Gain or Loss
379(1)
Improvements versus Repairs Determine the Capital Gain Exclusion
380(1)
Section 2 Review Exercises
380(2)
Solutions for Section Review Exercises
382(1)
Chapter 26 REAL ESTATE INVESTMENTS
383(20)
SECTION 1 TERMINOLOGY, ADVANTAGES AND DISADVANTAGES OF REAL ESTATE INVESTMENTS
384(3)
Investment Terms
384(1)
Advantages of Real Estate Investments
385(1)
Disadvantages of Real Estate Investments
385(1)
Section 1 Review Exercises
386(1)
SECTION 2 TAX RULES AND REAL ESTATE INVESTMENTS
387(4)
Tax Rates
387(1)
Types of Income
387(1)
Types of Investors
388(1)
Limits on Deducting Losses
388(1)
Exchanges
388(1)
Depreciation
389(1)
Tax Credits
390(1)
Section 2 Review Exercises
390(1)
SECTION 3 INVESTMENT TYPES
391(3)
Direct Ownership
391(1)
Real Estate Investment Syndications
392(1)
Real Estate Investment Trusts
392(1)
Real Estate Mortgage Investment Conduit
392(1)
Section 3 Review Exercises
393(1)
Solutions for Section Review Exercises
394(2)
UNIT VIII DIAGNOSTIC TEST
396(7)
STUDY TOOL KIT
403(26)
Progress Chart
403(1)
List of Real Estate Abbreviations
404(2)
Summary of Laws Affecting Real Estate
406(4)
Real Estate Internet Sites
410(3)
Real Estate Math Review
413(12)
Math Review Practice Exercises
425(3)
Solutions to the Math Review Exercises
428(1)
COMPREHENSIVE PRACTICE EXAMINATIONS 429(2)
EXAMINATION I 431(8)
EXAMINATION II 439(10)
SOLUTIONS TO UNIT DIAGNOSTIC TESTS AND COMPREHENSIVE PRACTICE EXAMINATIONS 449(32)
GLOSSARY 481(16)
INDEX 497

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