How Local weather is Exploding Insurance coverage, Constructing, and Investing Prices (2024)

Dave:
Hey everybody. Welcome to the BiggerPockets Actual Property Present and this episode of Larger Information. I’m going to be your host as we speak, Dave Meyer. And as we speak we’re going to be speaking to Natalie Ambrosio Preudhomme, who’s a industrial actual property professional at Moody’s Analytics and he or she’s an Affiliate Director of Analysis there and he or she focuses particularly on local weather. And we wished to deliver on Natalie as we speak to this present as a result of local weather has been impacting actual property traders eternally, however significantly during the last couple of years. I don’t know in case you all have heard, however I’ve been speaking to mates in California and in Florida and insurance coverage prices are going by means of the roof. Some insurance coverage corporations are simply leaving these states altogether. I’ve personally been coping with this so much in Colorado the place there are wildfires. It’s been actually tough to even get insurance coverage. So we’re going to deliver on Natalie as we speak to share some information and knowledge with us all that may allow you to make extra knowledgeable selections as an investor.
And I discussed earlier that Natalie is an professional in industrial actual property, and I feel that’s vital to notice as a result of such a information about which locations may see floods or which locations are going to see insurance coverage premiums improve essentially the most are issues that the massive institutional traders like BlackRock and a few massive industrial REITs, they’re all taking a look at this information. And so I feel for us as smaller, I’m simply generalizing, most people take heed to this present are residential traders. And I feel the individuals who take heed to the present, irrespective of how massive or small you might be as an investor, you need to be taking a look at this information that can assist you make selections. One about the price profit evaluation of any danger mitigation methods you may need to implement. Or two, allow you to determine the place you need to be investing. So with that stated, let’s deliver on Natalie Ambrosio Preudhomme from Moody’s Analytics. Natalie, welcome to the present. Thanks for being right here.

Natalie:
Thanks a lot for having me.

Dave:
Might you begin by telling us just a little bit about what you do at Moody’s Analytics?

Natalie:
So I’m on our economics and thought management staff inside our industrial actual property a part of the enterprise. And so I focus particularly on local weather change. And so I do analysis and market outreach, actually connecting the dots on local weather danger and conventional industrial actual property metrics that our institutional traders and lenders care about.

Dave:
And why do industrial actual property traders care about local weather and local weather danger?

Natalie:
So there’s quite a lot of methods that is actually beginning to unfold that I can dive into, however on the basis, there’s each bodily local weather dangers and transition dangers, that are each beginning to have monetary implications. And so simply actually rapidly, I’ll outline each of these after which we will dive in. However bodily dangers are issues like acute, extreme climate occasions like wildfires, floods, particular person warmth waves. After which there’s additionally power stresses which can be unfolding over an extended timeframe equivalent to sea degree rise or water stress and drought. So these are our bodily local weather dangers which can be threatening actual property belongings. After which this transition dangers, that is the bucket of dangers that we face from the transition to a low carbon economic system. And so this will take a couple of totally different shapes. It consists of rules round emissions reductions in addition to shifting expertise after which additionally shifting client preferences and calls for.

Dave:
Okay. Nice. In order that’s actually useful in understanding these two various things that you just research. And are you saying that each these bodily and transitionary dangers have monetary implications for industrial actual property traders?

Natalie:
Sure, precisely. And so there’s totally different ways in which that is made manifest, however beginning on the bodily danger aspect, there’s the apparent impacts of if an asset itself is hit by a flood or a wildfire, then there’s after all misplaced income in the course of the enterprise disruption. There’s growing working prices because of the restore and upkeep and all of that. After which there’s additionally some much less apparent rippling oblique impacts. So even when the asset itself isn’t hit, however there’s a hurricane or storm within the area, so transit infrastructure is down or flooded, staff can’t get to work or provide chains are disrupted. And there’s cases of this occurring the place a producing facility itself wasn’t broken, however the staff couldn’t get to work after a storm. So it had halt its operations for a few days, which after all results in disrupted income. And in order that’s a couple of of the ways in which bodily dangers have an effect on actual property.
There’s additionally these broader methods equivalent to by means of growing insurance coverage prices, which actually has broader implications at a market degree in addition to for asset worth. After which simply briefly on the transition danger aspect, we’re seeing a rolling out of what’s referred to as Constructing Efficiency Requirements. They take totally different shapes, however they’re sometimes on the metropolis or state degree they usually put restrictions on the quantity of emissions from a constructing or the vitality use of buildings. And there’s fines related to going over these emissions. And so, once more, that is altering the calculus the place it’s now not, “Yeah, it’d perhaps be good to have a inexperienced constructing.” However now it’s like, “Oh, we’re going to get fined if we now have emissions over a sure degree.” So that is actually a monetary dialog.

Dave:
I feel there’s so much to unpack right here. However earlier than we bounce into it, I simply need to ask who’s taking a look at this information at the moment? As a result of we’re speaking about industrial actual property and that’s your specialty, however are the teachings and insights that you just uncover in your work additionally relevant to residential traders and a few of the smaller kinds of traders that make up most of our viewers?

Natalie:
Yeah, completely. And I feel a few of the examples we’ll talk about as we speak, it’s fairly simple to see that they’re widespread throughout a bodily asset actual property. And I’ve previously finished analysis on the local weather impacts throughout totally different asset courses. So all that to say that sure, if anybody is invested in a bodily asset on the bottom someplace, then that’s in danger from quite a lot of these items we’re speaking about.

Dave:
Okay, nice. So I simply need everybody listening to know that although a few of the examples we’d speak about are about industrial actual property and maybe bigger belongings, that quite a lot of what we’re speaking about could also be relevant to even smaller belongings or the issues that you just put money into. Now, let’s discuss just a little bit in regards to the bodily danger. As an actual property investor, there’s at all times bodily danger, so there’s at all times been danger of fireside, of flooding. Are you able to inform us what has modified lately and the dimensions of that change?

Natalie:
Yeah. So there’s a couple of various things to unpack right here. I’ll put a pin in insurance coverage as a result of that’s an enormous factor to unpack. However taking a step again, such as you stated, there’s at all times been, for millennium folks have considered floods occurring subsequent to rivers and we’ve at all times been creating with this in thoughts. The large shift in our mindset now could be that it’s actually evident that the previous is now not an correct illustration of what the long run goes to carry. So it’s now not a dependable indicator to say, “Effectively, this asset flooded as soon as within the final 100 years, so we needs to be fairly protected with that in thoughts going ahead.” The rise in world atmospheric temperatures is having a rippling impact there on native circ*mstances and it’s doing that in a manner that’s actually altering the frequency and severity of those occasions like storms and floods and excessive temperature occasions.

Dave:
And is that taking place universally throughout the nation or is it positioned extra in sure areas?

Natalie:
It’s a world phenomenon, this local weather change development, nevertheless, the way in which that it impacts circ*mstances varies domestically. And so we do work at Moody’s, we at Moody’s acquired RMS, the disaster modeling agency and another local weather danger suppliers. And so we actually leverage an array of information units together with a worldwide local weather fashions and extra native hydrological fashions and issues like that that basically attempt to assist wrap our heads round and talk to the market round what the altering circ*mstances are like at a really particular location.

Dave:
And so sure areas could have a serious improve in danger and others could also be much less so, appropriate?

Natalie:
I at all times get the query, “Okay, you research this, the place ought to I transfer?” And I sometimes say that sure, there are some areas that are usually much less uncovered, at the very least to the hazards that we now have a visceral response to love hurricanes or wildfires. There are areas, so the Higher Midwest or the Pacific Northwest. There’s some wildfires within the Pacific Northwest, however these areas are usually much less uncovered to those visceral hazards. Nevertheless, my first reply is normally, it’s extra about choosing your local weather hazard as a result of it will be very onerous to discover a place that’s not uncovered to any of those altering circ*mstances. So yeah, you may be buying and selling extra intense precipitation for wildfires or issues like that. So it’s actually a matter of selecting which one you need to put together to take care of and construct resilience to, if that is smart.

Dave:
It does. So wouldn’t it be honest to say as an investor, your strategy needs to be simply to attempt to perceive the dangers as finest as doable as a result of then you may mitigate them?

Natalie:
Precisely. Yeah. Step one is absolutely desirous about forward-looking, leveraging forward-looking information that reveals you ways your belongings are going to be uncovered to those altering circ*mstances. After which precisely determining what to do about that danger.

Dave:
So now that we perceive why this local weather information issues for traders, we’re going to get into at the beginning, how one can entry this data and boil it right down to numbers that apply to your actual property selections. We’ll additionally speak about a few of Natalie’s steerage on methods to navigate the more and more difficult insurance coverage panorama. And we’ll speak about what good traders can do to remain resilient after the break.
Welcome again everybody. I’m right here with Natalie Ambrosio Preudhomme, an Affiliate Director of Analysis at Moody’s Analytics. And proper now she’s strolling us by means of her newest analysis on local weather and the way it impacts investing selections. So how might a small or medium-sized actual property investor begin to perceive a few of this information and the way it may impression their portfolio?

Natalie:
We’ve got instruments and there’s different instruments on the market the place, and simply utilizing ours for instance, you may put in an deal with or add a portfolio of dozens or hundreds of addresses and obtain again data on that publicity. And there’s two parts to that in our information. There’s the publicity layer which reveals you primarily based on its location and the broader space, how an asset is uncovered to those altering circ*mstances we’ve been speaking about. After which there’s an impression layer which reveals the estimated common annual injury that that asset will face from a particular hazard.
So yeah, they’ll leverage instruments and actually wrap their head round, okay, what’s my asset uncovered to? After which additionally what’s the monetary implication of that? And actually having that greenback estimate can then inform very strategic selections on the investing in resilience or asset degree danger mitigation. As a result of one can have a look at how a lot the chance mitigation prices and take into consideration the estimated common annual injury and multiply that out over both the maintain interval of the asset or the life expectancy of no matter danger mitigation you’re speaking about and do some calculations to determine the perfect steps.

Dave:
Wow, very cool. So are you able to assist us perhaps contextualize this with an instance? So perhaps when you’ve got one other instance, go forward. However I’ve a property I personal. It’s within the mountains in Colorado, wildfire territory. So how might I exploit your software or the information that’s on the market to higher place my property as an funding?

Natalie:
You can begin by, precisely, utilizing some kind of information to grasp the altering circ*mstances at that property. And so wildfire, there’s plenty of totally different parts that contribute to wildfire danger at an asset. There’s altering moisture deficit or altering precipitation patterns in addition to long-term drought patterns. After which that mixes along with your burnable vegetation that’s within the surrounding space. And so understanding these metrics. And once more, there’s information units that mix all of that right into a quantity that reveals you your relative danger primarily based on these metrics. After which actually understanding your property too. And so if there’s defensible house round that property, in order that’s when there’s room between the constructing itself and any vegetation. Or if there’s outbuildings or various things on the property, ensuring these are unfold aside. In order that’s step one is simply understanding the scenario across the publicity to those bodily phenomenon after which additionally what’s occurring at your asset.
After which the second step is pondering by means of, okay, so if I’m in a spot that basically is uncovered to this phenomenon that’s going to make wildfires, how can I implement danger mitigation measures? And that’s why it’s simply vital to grasp, like we began with, to grasp which danger your asset is uncovered to as a result of it may be overwhelming pondering, I would like to arrange for all the things local weather change has in retailer. However with the ability to prioritize primarily based on what you’re uncovered to then actually helps slim into, okay, what danger mitigation measures are there? And I can transfer ahead with these.

Dave:
That is tremendous vital as a result of as traders, a lot of our determination making comes right down to primarily a value profit evaluation. And once I hear about local weather dangers, and let’s simply use this instance of my property, it may be onerous to understand how a lot cash to spend on mitigation and the way a lot danger you’re at. As a result of my HOA within the space does an ideal job, they provide these defensible house, which in case you don’t know, it’s principally eradicating vegetation close to the home in order that there’s no timber actually near the home which may catch after which gentle the home on hearth. However clearly that prices cash. And so it’s onerous to know, is it price it? Am I actually in danger? So it feels like whether or not it’s wildfires, floods or some other local weather danger, there’s now growing quantities of information that may assist us as traders determine what mitigation strategy is price it and goes to be a constructive determination for me over the lifetime of me proudly owning a specific asset.

Natalie:
Precisely. Yeah. Having this information that reveals the financials in danger, the price of this potential injury actually helps drive that resilience dialog in a manner that’s been a bit difficult previously.

Dave:
And do you could have any sense of, that is most likely too broad of a query, however I’ll see when you’ve got any guidelines of thumb. However is there any information you’ve seen that reveals how way more capital expenditures that individuals must put into their properties as a way to correctly mitigate in opposition to a few of these dangers?

Natalie:
So I feel that could be very context particular. And one other vital half and a difficult a part of this resilience dialog is that it’s very location particular. Once more, right down to not simply the traits of your constructing, but in addition who’s utilizing the constructing? What are the actions occurring inside that constructing? All of that influences issues like vitality demand or provide chain issues, and people are key ways in which the prices of local weather change translate into monetary prices. And so I don’t have a quantity like that off the highest of my head as a result of it’s very particular primarily based on all of those native elements.

Dave:
Yeah, that is smart. All proper. Effectively, I feel hopefully as a few of these information units get constructed out much more, you can begin to at the very least comp some properties and see what prices what. Now, you talked about a extremely vital subject for actual property traders, which is the price of insurance coverage. Are you able to simply discuss usually about insurance coverage corporations, are they trying on the similar information? Is that this what they’re taking a look at? And is that this partially fueling why we’re seeing premiums go up a lot?

Natalie:
Yeah. So we’ve been doing quite a lot of work to wrap our heads across the insurance coverage panorama. We, much like you I’m certain, are actually seeing this have a tangible impression on CRE transactions. The place lenders are discovering that their debtors are struggling to attain the mandatory insurance coverage necessities with out having premiums that really current a cashflow danger. So insurers have been pulling out of excessive danger areas. A few of people who have pulled out of California or stopped writing new insurance policies did in reality cite growing hazards as one of many causes. And so sure, to reply your query, we’re seeing that that is behind the altering circ*mstances. We’ve been performing some analysis on this that I can dive into if that’s of curiosity?

Dave:
Yeah, I’m tremendous as a result of it makes me actually marvel about the way forward for insurance coverage for owners or traders in these markets. In California, we’re simply seeing fewer suppliers. Identical factor is occurring in Florida. I do know in Colorado there’s sure areas the place it’s very tough to get a coverage, even when it’s for only a single household residence, only a place to dwell. And so it’s complicated about how this may actually impression the long-term housing market and probably, to not be overly dramatic, however I assume if there’s no insurance coverage, it might actually impression the place folks select to dwell.

Natalie:
Oh yeah, completely. And I feel that’s occurring to a point now. Positively not being dramatic. It’s being very sensible about what’s occurring. So yeah, there’s quite a lot of items to dive in right here. And so simply to maintain setting the scene, I assume, a tiny bit round what we’re seeing. So final summer season or early fall, we did some analysis on simply making an attempt to grasp the panorama of accelerating insurance coverage premiums. And so we appeared on the insurance coverage line merchandise and working value information that we had on CMBS properties, industrial mortgage-backed securities. And we did this throughout our 5 key property kinds of multifamily, retail, industrial workplace and resort. And we discovered that there wasn’t a transparent geographic development by way of markets that noticed growing insurance coverage premiums. They had been actually scattered throughout the nation. However we noticed that almost all of properties throughout the nation had been seeing compound common annual progress charges of over 5% for insurance coverage. And there have been a big share that had been over 10% of these CAGRs within the final 5 years. And that was the timeframe we checked out.
And so all that to say that this can be a substantial difficulty that’s actually scattered throughout the nation. And in order that’s simply laying the scene a tiny bit. And then you definately had been asking round what’s going to occur and what the insurers are taking a look at by way of information and their reactions. And so it’s actually a multifaceted problem and query as a result of the insurance coverage business can also be, A, fragmented throughout the totally different states. And so the markets operate pretty in a different way relying on the state that you just’re speaking about. And so they’re additionally, after all, extremely regulated. And so relying on the state and the hazard that you just’re speaking about, there’s even been challenges in making it doable for insurers to leverage forward-looking information to set their premiums. So in California, insurers weren’t traditionally allowed to make use of forward-looking fashions to find out their wildfire premiums.

Dave:
Actually?

Natalie:
And in order that presents important challenges. And so there’s quite a lot of dialog, dialogue, occurring proper now between policymakers and the insurance coverage business and owners or debtors and scientists even. Actually making an attempt to determine subsequent steps for this and pondering round altering a few of these rules and simply desirous about alternative ways to actually fight this query of, “Effectively, some areas are simply going to maintain getting hit and so are we going to maintain creating there?” One thing wants to provide. I feel the business has reached a degree the place it’s clear that one thing wants to provide and now we’re working to establish the way in which ahead.

Dave:
Bought it. Thanks. Yeah, I feel for everybody listening, that is one thing actually vital to look at as a result of it actually does have an effect. I’ve a good friend who’s a giant actual property investor in Florida and instructed me he’s planning to promote most of his properties as a result of although he had good money flowing offers, the rise in insurance coverage premiums has actually broken his enterprise and there’s no finish in sight essentially. Hopefully issues begin to decelerate. However he instructed me on a sure property, it greater than doubled, he had one that just about tripled in a single 12 months. And so it makes it actually tough to foretell, simply very tough to know one of many main bills in your corporation. Now thus far, this has principally been the massive excessive profile ones, simply so everybody is aware of, have been in California and in Florida.
However I think about in Colorado, I do know there’s wildfire danger. Lots of the west, there’s wildfire danger. So I’m curious to see if this continues. So one thing that we’ll must control over the following couple of years. All proper. So now we’re actually within the thick of it and we’re about to take one other fast break, however after we come again, Natalie’s going to inform us about what she expects to see by way of new constructing requirements and the way this matches into the larger image of housing provide and affordability. So stick round.
Welcome again. Natalie Ambrosio Preudhomme and I are speaking about tendencies in main climate occasions and what the most recent analysis means for traders. Let’s decide up the place we left off. Now, Natalie, I need to change to one thing you talked about earlier, which is about constructing and constructing requirements. So that you stated Constructing Efficiency Requirements are altering. And I’ve quite a lot of questions on that. However are you able to simply give us just a little background context on that and the way constructing requirements are altering?

Natalie:
The Constructing Efficiency Customary particularly is referring to buildings’ local weather operations or emissions. So particularly these are associated to emissions reductions at buildings or decreasing vitality use at buildings. They take totally different kinds whether or not they’re truly assessing the emissions or the vitality use, however the finish aim actually is to scale back the emissions of buildings.

Dave:
Are these at a federal degree, state degree or how are they applied?

Natalie:
So within the US, they’re rolling out in a reasonably fragmented manner. When it comes to how they’re rolling out up to now, there’s what’s referred to as the Nationwide Constructing Efficiency Requirements Coalition and that’s a bunch of state and native governments which have dedicated to publishing Constructing Efficiency Requirements by Earth Day this 12 months, so in April of this 12 months. After which there’s a second cohort who’ve dedicated to it by 2026. And this isn’t to say that there aren’t any printed already, there are a handful of cities across the nation and some states who do have already got Constructing Efficiency Requirements. And so all that to say it’s rolling out in a really fragmented manner, however we do anticipate to see an acceleration of this rollout within the subsequent couple of years.

Dave:
And what’s the goal of most of those applications?

Natalie:
The foundation goal is to scale back emissions from the constructing inventory. Buildings’ emissions are answerable for a big share of cities’ emissions. And so these are feeding into their broader local weather commitments that many cities have made. However yeah, it’s actually centered on the constructing itself and decreasing emissions.

Dave:
From the little I find out about setting up giant tasks, I’m a extra small-time investor right here, once I hear about these constructing requirements, it strikes me that adhering by them may be a dearer type of building. If it’s simply even a extra vitality environment friendly equipment, it normally is dearer.

Natalie:
Sure.

Dave:
Or I don’t know, energy-efficient home windows are dearer or HVAC methods.

Natalie:
Completely.

Dave:
So my query is, is the whole building value going to be increased for all these buildings?

Natalie:
Completely. And we’re pondering of it so much as a result of quite a lot of these apply to present buildings. There’s quite a lot of dialog across the retrofit prices to then adjust to these legal guidelines to keep away from the fines. And that’s one thing that we’re taking a look at intently and that’s what our shoppers are asking. “Is it higher to simply pay the high-quality or to truly retrofit?” And so we had been speaking about value profit evaluation on the bodily danger aspect, and that is value profit evaluation on the transition danger aspect. I’ll say there’s quite a lot of alternative on this house to have a look at all of those numbers after which transfer ahead strategically. And so issues like changing your numerous home equipment on the finish of their helpful life. And simply when it’s time to switch them, changing them with energy-efficient variations.
And that’s only one instance, however there’s methods to actually plan this out in a strategic manner that makes the perfect use of the prices and the advantages. One different factor I’ll say on this by way of building additionally. There was simply an instance that I used to be writing about in Boston. They did embody numbers that confirmed how way more costly it tends to be to develop such a very extremely energy-efficient constructing, however then additionally the truth that it makes use of a lot much less vitality that these prices will definitely be recouped within the lifespan or earlier than the lifespan of that constructing. So the financial savings had been important even in gentle of the elevated value of building.

Dave:
Attention-grabbing. Yeah, as a result of I feel one factor that I take into consideration quite a bit is that there’s a scarcity of housing in the US and there’s after all this effort to scale back emissions or enhance the resilience of buildings. But when that makes it much more costly, it’s already very costly to construct, if it makes it much more costly, is that going to dissuade folks, builders from creating and simply additional exacerbate the housing affordability issues that we now have proper now?

Natalie:
Two issues I’ll point out there. One, and this will get again a bit to resilience, the place it’s an funding up entrance, however that the financial savings are substantial. And the interfacing of each the sustainability or transition danger aspect and the resilience aspect. Issues like decreasing vitality demand and issues like that. Sure, they scale back emissions, they’re sustainable, however additionally they put together for growing heatwaves and surging prices we’ve seen in vitality demand by means of the summer season. And issues like reasonably priced housing or simply any housing, it’s significantly vital to make sure that the asset is resilient and that those that are utilizing the asset will likely be protected and be capable to operate throughout these excessive occasions. Like energy outages. Sure, they create a considerable industrial disruption, however additionally they are a human well being and security concern.

Dave:
I agree and see the long-term worth of constructing extra resilient, extra vitality environment friendly buildings. I feel what hangs me up generally is simply the small print of how the business works. The place what may occur is the builders who tackle essentially the most danger will face elevated building prices whereas the eventual house owners and operators of the constructing or the tenants of the constructing are those to benefit from the profit. And in order that’s what worries me is that there’s not an incentive for builders to construct if it’s simply dearer for them solely to avoid wasting different folks cash. Does that make sense?

Natalie:
Yeah. So a couple of issues on that. We’re seeing with this growing demand, so tenants are growing their demand for greener, extra resilient buildings. Once more, giant companies are making local weather commitments and the necessity to have their workplaces or their amenities in buildings that enable them to conform and meet their commitments. And so with this growing demand, there’s already some analysis that reveals the greenium or the truth that of us are keen to pay extra for these inexperienced buildings. And we anticipate extra analysis to be popping out on that as increasingly more of us actually concentrate on this difficulty. In order that’s one, only a comparatively easy indisputable fact that more and more they are going to be capable to promote or at the very least the greener buildings for increased costs. And once more, this has already proven to be the case.
The opposite factor I’ll point out too is that this inexperienced financing. And so there are a number of incentives from the Inflation Discount Act. There’s additionally numerous rebates and utility incentives. After which there’s additionally issues like PACE, Property Assessed Clear Vitality, which is one other factor that’s rolled out on the state degree. And so it’s solely licensed in sure states. However that’s a particular financing mechanism for inexperienced properties that enables for the financing to be obtained upfront with none fee. After which it’s tacked on to the property taxes of the property, primarily. And that’s the way it’s repaid. And so there’s a selection, it’s a fraction in house that must be just a little bit higher understood frankly and fleshed out, with the assets, attending to the precise folks. However inexperienced financing for buildings is an area that may assist with this as properly.

Dave:
Effectively, Natalie, thanks a lot for sharing your analysis and information with us. Earlier than we go, is there anything that you just assume our viewers ought to know out of your latest work?

Natalie:
Yeah. Thanks a lot for the dialog. I’ll simply actually underscore that we’re working onerous to attach this publicity to local weather hazards with the monetary implications. Actually doing work that demonstrates the impression on issues like emptiness price, asking rents, working prices after which web working revenue. And so I’d say this can be a actually thrilling and vital house to maintain watching and taking note of, and it’s solely going to turn into extra vital within the coming years. So yeah, thanks a lot for having the dialog with me.

Dave:
Completely. And if you wish to be taught extra about Natalie and her staff’s work, ensure that to take a look at our present notes, which you could find beneath, which we’ll hyperlink to all of the analysis and report and nice work that she’s doing. Natalie, thanks once more for becoming a member of us.

Natalie:
Thanks.