I’ve found it imperative to have a tablet of some sort while traveling with ages 3-5. I just loved watching my son's eyes light up as he gleefully pointed out everything new he discovered. We passed through places like Little India, KL Bird Park, and the breathtaking Jamek Mosque. I’m also a stickler for consistency and directly across the street from our hotel was a restaurant called Banana Leaf Curry House, where we shared big plates of curry with potatoes and sautéed cabbage, always washed down with mango lassis.Īnother highlight? When we rode the Hop-On, Hop-Off bus stop, a double-decker bus that allowed my son to see almost every inch of the city without actually having to do anything. He was so excited to look at all of the colors, and people at Central Market liked to offer him free treats. We stayed right in the middle of it all: walking distance to the Central Market, the beautifully colorful Sri Mahamariamman Temple, and the huge outdoor shopping market Petaling Street. However, one of the most memorable trips we have taken together was to Kuala Lumpur, Malaysia, just before he turned 3. As a family, we prioritize cultural connectivity-our son had been to Greece, Portugal, Spain, and Egypt before he could walk or talk. I have traveled a lot as a duo with my son, who was born in Poland and has spent the first four years of his life traveling at mine and my husband’s side. The Slumber Pod can keep a new hotel room or Airbnb dark, comfortable, and hopefully a little quieter.īuy now: The Slumber Pod, $170, īut blending education and fun in an easy to navigate way doesn’t have to be limited to domestic trips for the 3 - 5 age group, either. But nothing is more important than making sure a child that young can sleep. So don’t stress that they aren’t getting to that cool thing you want to show them.” The gearĪs I learned on my son’s first flight when he was 6 months old, even when they aren’t doing much, kids need a lot of stuff. As one parent put it to me: “Kids can get interested in just running up and down a ramp. That sort of adaptability is the most important asset for parents making their first trips with infants and toddlers. Road trips were a popular choice, and they do have a lot going for them: You can run entirely on your own schedule (or, more likely, your toddler’s schedule), you’re sure to have room for everything you want to pack, and they allow for easy tangents. Several parents I talked to, though, found slightly less ambitious trips were the most successful with kids this age. On our last trip to Maui we stopped in Los Angeles for a night to break up the trip so it wasn't too hard on the kids.” Hannah Cote of Legacy Travel, a travel specialist with a focus on Hawaii, has a good tip that may seem counterintuitive if you want to take a longer trip: “I try to recommend a stop over if parents aren’t sure how their child will react to being on a plane for that long. Lots of prospective parents might write off further flung travel (“Now you’re taking trips, not going on vacations,” says Stephens), but they need not. It’s an endurance game which, like parenthood itself, requires symphonic pacing-the highs, the lows, the fasts, the slows-and an against-all-odds sense of ambition, improvisation, and patience in order to push through the tough stuff. The secret to successful family travel is, truthfully, all of the above. Did we pack their heads, hearts, and palates with enough color, texture, spice, humanity, compassion, self-reliance, and grit before sending them off into the world? Did we outfox urban ennui by dragging them to see that temple, that waterfall, or even that roadside dinosaur? Or did we default to the path of least resistance, surrendering to our fears of disrupted sleep schedules or arched-back refusal to be strapped into the stroller mutiny in the middle of the Papal Apartments and settle for the all-inclusive beach resort with human-sized cartoon characters? So when we cut to browsing the aisles of Bed Bath & Beyond to pick out XL twin sheet sets for the kid’s college dorm and we find ourselves asking: How did we get here? Or more importantly, where did those 18 summers go? We’ll want to have a good answer.
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As if she hasn’t struggled all her life to do exactly that. When Amélie fails to face Nino – played by the wonderful Chris Jared – and give him back his book, Dufayel – played by the talented Johnson Willis – tells her to ‘stop living the life of others and start living her own life.’ To which Amélie resentfully shouts back that she knows that, thank you very much. Just like Amélie, I feel lost at sea, with ‘always halfway to go’… I feel very lucky to be surrounded by amazing friends and family who bring me endless joy every day but when it comes to getting out of my comfort zone or making a more personal connection, I freeze. I might not be running all around Paris, trying to give back a lost box or taking a blind beggar on an adventure across the city, but I do live in my own little world, relying a little too much on fiction – and on my writing – to escape my reality.Īs an introvert and a shy person, human relationships have always been a challenge. She longs for something, or someone, that could allow her to live fully and not always remain stuck ‘halfway’.Īmélie reminds me so much of myself that it can almost become painful. Even so after the year and a half we endured.Īmélie lives in her own imaginary world and seems to find fulfilment within herself, as many of us can understand so well. She brings to life this unique character to whom we, as a society, can relate so easily – and sometimes painfully. Set in Paris at the end of the nineties, this piece of theatre, which had first started at the Berkeley Repertory Theatre in September 2015, follows a young girl, Amélie, as she sets on helping people find happiness around her while she struggles with her own loneliness.Īudrey Brisson plays to perfection the moving yet unusual role of Amélie Poulain as she gives the audience a glimpse into her life and her journey towards others. It’s an uplifting experience that will completely transform you. Until a little, charming show brought me home and reignited that fire within me.Īmélie is not just your typical musical. London, which I had fallen in love with, was slowly losing its magic and spirit… I missed my family, I missed spending time with my friends, I missed my hometown that I felt so far away from, I missed my life. And just like Amélie, I yearned for human connections that I felt unable to reach. But that loneliness hit me on a whole new level I didn’t expect. I pride myself on being very independent and as an introvert, loneliness doesn’t scare me. Being isolated on my own for months on end affected me more than I was ready for. But that was without counting on the health crisis that turned our whole lives upside down. Although for me, I am a Parisian whose heart told me to go to London, and I have never regretted that choice for the past three years I have been here. Just like Amélie, I’m a girl who finds herself – and sometimes loses herself – in the city of her dreams. Or maybe it was the fact that Amélie brought me something I had been deprived of for the past few months: connection. Maybe it was the fact that we hadn’t had any theatre for almost eighteen months and I had missed it dearly maybe it was the fact that I had forgotten how breathtaking this production was and I was simply taken aback by the beauty of it all. What I didn’t expect, however, was for this show – that I knew already – to touch me that strongly the second time around. When the Original London Cast Recording came out, I listened to it for days as it was taking me back to that enchanting winter night before the world stopped. The thing is that I had already seen Amélie back in December 2019 at The Other Palace and I had completely fallen in love with it. It didn’t disappoint – on the contrary, I left the theatre with so much love and hope in my heart, I couldn’t stop smiling for the rest of the evening. In a desire to experience the magic of musical theatre once again, I found myself sitting eagerly at the Criterion Theatre, ready to be transported back into my hometown. “The secret to life is to leave a trail of breadcrumbs, if I lose my way I can always turn around.”Īmélie: the Musical was one of the lucky shows to be brought back to life at the reopening of the West End in May 2021. Just plug yours and you will be ready to go.Īnd if you want to change any of the default behavior, VirtualDJ for Windows has a powerful “ VDJScript” language that will let you easily tweak any functions exactly to your liking. The DJ tool is plug-and-play compatible with most of the DJ controllers that exist on the market. It also lets you scratch your songs, set and recall cues, and all the other regular features DJs expect to find to be able to mix. It lets you “mix” your songs, by playing two or more tracks at the same time, adjust their relative speed so that their tempo will match, apply effects like loops, etc, and crossfade from one side to the other. In the same way that the CD players used by DJs have more options than a regular Hi-Fi CD player, DJ Virtual for Windows has more options than a simple media player like iTunes. It includes video tutorials for you to learn how to get the most out of all its functions, although they are in English. You will be able to broadcast live over networks from the software. You will be able to record your sessions. This can be useful for gatherings or parties, where you don’t specifically want to do a DJ session, but want background music while you do or enjoy other things. mix also your music with video, using the projections that they offer you with abstract visual effects sensitive to the music.Īutomix function: Create a playlist and let Virtual DJ mix the music by itself. It has all the features of a mixer, equalization and filtering, effects, loops, hot cues, sampler, the ability to create libraries and organize your music.Īlso the SYNC button or automatic synchronization (if you want to use it, I recommend you not to use it to learn). Plug & Play: You can connect the DJ equipment to your computer and it should work immediately thanks to its automatic detection (see the required version). You can use it even if you don’t have DJ equipment. It is a very intuitive program, whether you are a professional or a beginner you will easily get the hang of the program. I recommend it for creating podcast-style DJ Mixes, making more complex mixes and getting into the world of music production (for creating your own tracks). □ If you want to go a step further, you can also download Ableton Live Free. Step 3: Prepare the Ground For Your Playset or Swing Set Leveling a portion of the slope to be even within 3-inches is recommended but can be expensive and require professional help. Many times this will void the manufacturer warranty, as you will probably have to make changes to the structure of the set. Which brings us to step three!Ī Note for Backyards With a Steep Slope: For safety reasons, I don’t recommend installing a playset or swing set on a steep slope. Chances are- unless you have a flat yard- you’ll have to do a little digging to level the area for proper swing set installation. When you find your ideal spot, make sure it is not on top of sprinkler heads or utility lines. Avoid Sprinklers and Underground Utility Lines This way they will receive less sunlight. If the playset will be in direct sunlight, however, it’s best to face slides and other features that get hot to the north. If you can place the playset under a shade tree or an awning, while still maintaining the proper safety zones, then you don’t have to worry about this as much. Some metal equipment and slides can get very hot in direct sunlight. You never know when you’ll have to head inside for one reason or another, so it’s best if you can glance out the window to make sure everyone’s okay. Even if you plan on having an adult outside at all times when the kids are playing, it’s best to install the playset where you can see it from the house. Find An Area That You Can Watch EasilyĪnother important factor to consider is supervision. For example, if the swing set’s bar is 6 ½’ off the ground, you’ll want to set the safety zone in front of and behind the swing set at 13’ minimum. To determine this, simply measure the height of the top bar of the swing set, and set the ground safety zone to double that height. The safety zone will help ensure that they don’t get hurt in the process. After all, kids like to make a game of jumping off of swings. If you’re installing a swing set or a playset with a swing set included, it’s important to make sure it has an adequate safety zone both in front and behind. This means no tree branches, sheds, utility poles, or anything else that could possibly injure a child playing on the set. And not just all around the sides, but overhead, too. To keep your kids safe, a 6-foot clearance is recommended. Once you know the dimensions, you can find a suitable area in your yard using these guidelines: Maintain A 6-Foot Clearance On All Sides Most manufacturers provide this information on their websites. In order to properly plan, you should know the dimensions of the swing set or playset you’re going to install. When choosing where to put your playset, there are several things you should consider that are fairly easy to overlook. Step 2: Choose A Spot For Your Swing Set or Playset Plus they don’t get overly hot in the sun.įor a more in-depth look at the difference between wood and metal sets, check out our article: Wood vs Metal Swing Sets: Which One Is Right For You? Wood sets, especially those made out of cedar, not only look good, but they’re naturally insect, water, and rot repellant. Metal tends to be cheaper, but can get hot in the sun and tends to be an eyesore. Wood and metal are the most popular and cost-effective materials when it comes to backyard sets. Luckily, many modern playsets are modular, so you can switch out different features as your child grows. Of course, you’ll still want to ensure that the recommended age range for your set is appropriate for your child or children. You don’t want something that will only be used for a couple of years before it’s too small for your growing child to play on.Ī playset that will be used until your child heads off to college is ideal. That being said, it’s a good idea to think long-term when deciding on a playset or swing set. Plus, it gets them out of the house once in a while, which is great for your mental health and wellbeing ?. They’re great for teaching kids to love exercise and to help them develop muscle and coordination. Purchase For GrowthĪ playset is an investment in your family and your child’s well-being and growth. Either way, here are a few things to consider when purchasing a backyard playset or swing set. You may already have one in mind, or maybe you’re still deciding. Step 4: Choose And Install Surface Material.Step 3: Prepare the Ground For Your Playset or Swing Set.Avoid Sprinklers and Underground Utility Lines.Maintain A 6-Foot Clearance On All Sides.Step 2: Choose A Spot For Your Swing Set or Playset.Step 1: Decide On A Playset or Swing Set. When rust forms on metal, it creates a layer of iron oxide on the surface of the metal. Rust is a form of iron oxide, which is a compound made up of oxygen and iron. The science of using hydrochloric acid (HCl) to remove rust from metal involves a chemical reaction that converts the iron oxide (rust) into iron chloride, which can then be easily washed away. Here's the actual science of how hydrochloric acid works is magical on rust: The acidity of lemon juice can help to break down and remove mineral buildup, such as hard water stains, soap scum, and rust. Lemon juice is acidic and contains citric acid, which can react with and dissolve rust and mineral buildup. How does lemon juice and salt work to remove acid from a bath or shower?Īs a home remedy, lemon juice and salt can be used together to help remove rust and mineral buildup from a bath or shower due to the acidic and abrasive properties of the ingredients. The paste should be applied to the rusted area, left for several hours or overnight, then scrubbed off with a stiff brush. The paste works by breaking down the rust and making it easier to remove. Additionally, the abrasive properties of the baking soda can help to scrub away the rust particles. The carbonic acid that is formed in this reaction is weaker than the acetic acid and it helps to dissolve the rust. The acetic acid in the vinegar reacts with the baking soda (sodium bicarbonate) to form carbonic acid (H2CO3), water (H2O) and sodium acetate (C2H3NaO2). The chemical reaction that occurs between vinegar and baking soda is an acid-base reaction. When mixed together, the acetic acid in the vinegar and the baking soda react to form carbonic acid, which can help to dissolve the rust. Baking soda also acts as a pH buffer, neutralizing the acidity of the vinegar. The acidity in the vinegar reacts with the rust, breaking down the rust into a form that can be easily removed.īaking soda ( sodium bicarbonate) is a mild abrasive that can help scrub away rust. White vinegar, also known as acetic acid, is a mild acid that can dissolve and loosen rust. Note that some of these methods may not work for heavy rust and severe corrosion, and in those cases the use of chemical compounds such as strong acid may be required. Sandblasting is a powerful way to remove rust from metal surfaces but it takes proper set up and room outside to do this. Sandpaper, wire brush, or sandblaster: If the rust is not too severe, you can use sandpaper or wire brush to remove it.Steel wool is excellent for scrubbing the bottom of cook pots! Be careful not to scratch the surface of the metal too much. Steel wool: Use steel wool to scrub the rust.Potatoes contain oxalic acid, which is a mild acid and that's what does the job here. Scrub the rust with a stiff brush and rinse with water. Rub the potato on the rust and let it sit for several hours or overnight. Potatoes: Cut a potato in half and dip the cut end in baking soda.Coca-Cola: Soak the rusted item in a fizzy glass of Coca-Cola for several hours or overnight.Apply the paste to the rust and let it sit for several hours or overnight. Lemon juice and salt: Mix equal parts lemon juice and salt to create a paste.
Costumes must be family-friendly and may not be offensive, objectionable or violent.A reminder on costumes and venue etiquette: Performances are by our paid performers only. While patrons may wear costumes, we are not a LARP or Cosplay event. While we appreciate creativity and originality, we also value safety and good judgement. We enjoy having patrons dressing in Renaissance costumes to enhance the theme of our event. Always nice to burn off that birthday cake energy! Let them know about the birthday child, and they will offer their birthday greetings. Next to the Cottage Stage is a free children's play area. After the ceremony, the King, Queen and courtiers are available to pose for a picture. If your little knight wants to see the King - The Children's Knighting Ceremony is at 1:30pm at the Cottage Stage. Just ask security at the exit gate to stamp your hand for re-entry. Parents or guardians can take gifts back to the car. Have the birthday child open gifts and enjoy some cake right away, then everyone can enjoy the festival day! It is much easier to do first thing instead of trying to reassemble the group later for cake and gifts. While we cannot reserve or guarantee tables, usually there isn't an issue finding an open table at 10am - 11am-ish in one of the taverns or food areas. You may bring in a cake (sorry, no drinks, no coolers). Choose a spot and inform your guests in advance. Have your party guests arrive near opening and have the group assemble for Happy Birthday wishes. If you'd like to celebrate your child's birthday at the festival, here are a few recommendations: No patron may be onstage before, during, or after a show without the invitation of a performer to join them onstage. The stages are strictly for the use of performers. Proposals can not be be scheduled before, during, or after shows at any staging space. we cannot stop regularly scheduled shows for announcements. Unfortunately due to our limited season (only 19 performance days) and a fixed performance schedule, we are unable to accommodate special requests such as setting up engagements, announcing birthdays, anniversaries, etc. The Festival is always pleased when guests want to spend their special day in Revel Grove. Fractions thereof are not refundable.Īnnual 6-Day, 9-Day and 19-Day tickets are not eligible for refunds. Only single day tickets, both days of a 2 day weekend ticket or the entire group purchase of group tickets are eligible for a limited refund. Refunds will only be issued to the original form of payment on our ticket system.Įach ticket refund will be reduced by $5.00 for the ticket reservation, convenience and processing fees for securing and refunding the tickets. Tickets purchased after 5:00 pm Thursday for the upcoming weekend are not-refundable. Only the customer who purchased tickets through our ticket system may submit for a limited refund, less convenience and processing fees, and only up to 5:00 PM Thursday before the event date printed on the ticket. If you are not able to attend the tickets can be used by a family member or friend. If the Thursday 5:00 PM deadline has passed you are not eligible for a partial refund and your tickets will remain valid. If you are unable to attend on the selected date you must submit for a refund through the Refund Request portal below and repurchase for a new date. Tickets cannot be exchanged for another date. Tickets are subject to the following terms and conditions agreed to during the purchase process. We recommend before purchasing tickets to check the Crownsville local weather for the upcoming weekend, or follow us on Twitter and Facebook for weather updates. Group ticket sales are not available for sold out dates. We offer one complimentary ticket for charter/bus drivers for our group purchases. Groups coming by bus or extended van, please let the festival office know if you have a dedicated/chartered driver. Group purchases can be made over the phone 41 (Monday - Friday 10:00 am - 4:00 pm). Once the group order has been finalized, the group order cannot be changed. Please double check how many people are in your group before ordering. Group ticket purchases must be made collectively (one payment) and cannot be changed once purchased (no adding or subtracting individuals from the group order). Group price rates begin with 20 or more people. What if I have a group? How do I buy tickets? (2023 Ticket Prices - Prices subject to change)
"Layla" was inspired by a love story that originated in 7th-century Arabia and later formed the basis of The Story of Layla and Majnun by the 12th-century Persian poet Nizami Ganjavi, a copy of which Ian Dallas had given to Clapton. "Layla" is a song written by Eric Clapton and Jim Gordon and originally recorded by Derek and the Dominos from the 1970 studio album "Layla and Other Assorted Love Songs. This acoustic guitar cover version of "Layla" by Eric Clapton is played in the Key of 'D' Minor - the same key used on the original recording by Derek & the Dominos on the album 'Layla and Other Assorted Love Songs'. This Eric Clapton "Layla" backing track features an acoustic guitar arrangement with rhythm and solo guitar. With this Eric Clapton Layla karaoke songs with lyrics video, you can sing along with Layla acoustic karaoke, play guitar with Layla acoustic karaoke, or do both!Įric Clapton Layla Acoustic Guitar Backing Track Note how the Verse section uses all three primary chords (‘C`m’, ‘F`m’, & ‘G`m’) from the Key of ‘C`’ Minor, and all three chords from its relative major key of ‘E’ (‘E’, ‘A’, & ‘B’).Įric Clapton Layla Acoustic Guitar Įric Clapton Karaoke video with Lyrics and Chords The Intro section is in the Key of ‘D’ Minor, while the Verse section shifts down a half- step to the Key of ‘C`’ Minor. Modulation is when sections of a song shift to another key. One of the songwriting techniques in ‘Layla’ is the use of modulation. The ‘D’ Pentatonic Minor scale (‘D’, ‘F’, ‘G’, ‘A’, ‘C’) is essentially the ‘D’ Minor scale with two less notes (‘Ba’ and ‘E’). Verse Chords: 'C#m', 'G#7', 'E', 'F#m', 'B', 'A'.Įric Clapton Layla Unplugged Acoustic Guitar Solo Lessonīoth guitar solos on the "Unplugged" acoustic version of ‘Layla’ by Eric Clapton feature a slight shift in mood or tone between the Blues/Rock-sounding ‘D’ Pentatonic Minor scale and the Spanish-like ‘D’ Minor scale. Intro, Chorus, & Guitar Solo: 'Dm', 'Bb5', 'C5'. The Eric Clapton Layla guitar chords are: Along with guitar tabs and chord diagrams, we'll cover it all with a step by step approach.Įric Clapton Layla Acoustic Version Guitar Chords The following Layla acoustic guitar lesson will focus on all the essential rhythm and lead guitar solo parts. On the acoustic "unplugged" version of "Layla" by Eric Clapton, several acoustic guitars are played with a backing rhythm section. Layla "Unplugged" by Eric Clapton Guitar Lesson I don't ask for anything from those that can't afford it, but I do count on support from those who can.Eric Clapton Acoustic Guitar Lesson [Rhythm Strum Solo Guitar Show moreĮric Clapton Layla Acoustic Guitar Lesson Plan, Lyrics, Chords, Guitar Tab I operate this whole deal on the honor system. I'm sharing with you a lifetime of guitar playing experience in each video. Each one I produce takes a huge amount of time and effort and I've spent many hundreds of hours creating them. So, although at some point I may develop paid content, the song tutorials will always be free.Īfter having said that, making these tutorial videos is a lot of work. If my stuff was behind a paywall, these folks would be excluded, and that's just not something I want to do. Their ability to generate income has been decimated. Music is a powerful force in our lives, and I believe that the joy of learning how to play music should be available to all regardless of their ability to pay.Īlmost every day I hear from people on fixed incomes, including the disabled, veterans, as well as those who are suffering through unforeseen illnesses like strokes, cancer etc. I make my tutorials available to everyone for free because I don't want to exclude those who are facing financial hardship. Spend weekends roaming the terrain with friends and family, and take it along with you on vacation for the time of your life. The 2014 Harley-Davidson® Trike motorcycles provide you long-haul comfort and confidence. We are leading Motorcycle Manufacturers … Retail Sales | Direct Ship | Moped Scooters | Trike | IceBear | Classic Vespa Styling | Complete Selection | 50 | 150. Pride Go-Go Scooter Review (2023): Affordable + Great for Indoors. 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Using this calculator, we compared the risk distribution between EAC cases and population-based controls from six studies in the Barrett’s and Esophageal Adenocarcinoma Consortium (BEACON ) to contrast discrimination metrics of current guidelines vs. To address this barrier, an online Interactive and Contextual Risk Calculator (IC-RISC™ ) was developed to take advantage of existing knowledge from observational studies and clinical trials to estimate more precisely an individual’s absolute risk of developing EAC over a ten-year period, and to convey this estimate in the context of risk of dying from other cancers or from common causes such as injury, stroke or heart disease. However, this qualitative approach excludes the approximately 47% of all EAC that present in persons without significant sGERD, who may be at increased risk due to other factors, and does not take advantage of known quantitative relationships (i.e., strength of association and dose-response) between EAC incidence and sGERD, smoking and obesity, for example. For example, 2016 American College of Gastroenterology (ACG) guidelines suggest that screening may be considered among men with sGERD plus two or more other specified risk factors for BE or EAC. Furthermore, none consider the strong effect of age on EAC incidence except in defining a fixed age threshold, and all tend to treat the remaining risk factors as equally important. Clinical practice guidelines vary by country and professional society regarding criteria for initial screening for BE or EAC, as well as the definition of BE. Ī key barrier has been identifying those most likely to benefit from endoscopy or newer non-endoscopic tissue sampling methods. Nevertheless, the relative rarity of the cancer, combined with the cost and invasiveness of upper endoscopy for identifying early cancers and high-risk pre-cancers (e.g., Barrett’s esophagus (BE) with dysplasia or genomic abnormalities) make it challenging to define effective screening and surveillance strategies. Most cases can be attributed to known risk factors, such as symptomatic gastroesophageal reflux (sGERD), central obesity, cigarette smoking and family history. Incidence of esophageal adenocarcinoma (EAC) has risen markedly in many western countries. With that first acquisition Segal hit on a formula. Segal hoisted the first of his trademark signs - "$4.90 a square foot" - and filled the place within a year. So he convinced his newly divorced mother to put up her entire net worth. The owner was willing to let it go for $1.1 million, less than one-fifth of what it cost to build.īanks wouldn't lend Segal enough even for a down payment. It had been built in 1979 for Mobil Corp., which abandoned it six years later when oil prices collapsed. A six-story office building, just north of downtown Dallas on the well-traveled Stemmons Freeway, caught his attention. He decided to focus on the slumping Texas market research told him it was ripe for a rebound. "Andrew would be standing next to an office building in New Zealand." "Other kids would come back with pictures of themselves by the Eiffel Tower," says Segal's brother Justin. He'd spent his summers visiting office properties around the world. Segal jumped into real estate in 1992 when he was fresh out of law school, consummating a long-held passion. At under 5% of revenues, his construction costs are half or less than what landlords with larger tenants pay. Within minutes, the system can spit out a blueprint for contractors and local authorities that issue building permits. Examples: Tearing out a wall costs $5 a foot installing an electrical socket, $35 carpet is $6 a yard installed. Segal provides his leasing agents with off-the-shelf space-planning software - and a construction price list worked out in advance with contractors. A tenant may, for example, ask for a detailed accounting of who pays for what during a relocation within the building.ĭesigning an office typically involves weeks of negotiations with an architect, contractors and the landlord. His agents keep a list of changes to the standard lease. You won't find long paragraphs about the landlord's obligations under the Americans With Disabilities Act. His standard lease is 3 pages, instead of the usual 20 or more. "I want people to come in, sign a lease and then go have lunch," Segal says. But Boxer's occupancy rate at properties owned for more than one year averages 93%, versus 84% for the Houston market as a whole. Thanks to Texas' landlord-friendly laws, Segal can evict bum tenants in a matter of weeks - something he's had to do more than once. Segal targets small businesses - lawyers, consulting firms, temporary help agencies and the like - and is willing to lease them as little space as they want, for short periods of time. Most property owners, whether they're individuals or insurance companies, look for stable clients: large tenants with strong credit histories, willing to sign up for three- or five-year leases. "It's sort of like wearing your phone number to a singles bar," he jokes. Not exactly standard practice in commercial real estate, where most landlords are terrified of cheapening the image of their property - but definitely hallmark Segal. Segal isn't embarrassed about putting the actual rent per square foot on these signs. On Segal's properties throughout Houston, big yellow-and-black signs advertise his company's phone number, 777-RENT. should top $2 million, after debt service and operating expenses, on $30 million in rent. This year cash flow at his Houston-īased Boxer Property Management Inc. In just six years he has acquired a portfolio of 53 office buildings in Houston, Dallas and Tulsa worth more than $120 million at current market values. Today the 31-year-old Segal isn't yet a candidate for the rich list, but he's on the path. |
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