LOWER cost of living for Altamonte Springs Real Estate Owners

If the presence of inflation causes mortgage rates to rise, then the absence of inflation should cause mortgage rates to fall. And, in most markets that’s true.

Today, it’s not.

Despite a deep, month-over-month dip in consumer prices not seen since 1947, Altamonte Springs mortgage rates not steady by any stretch of the imagination… they are still as volatile as ever!

The main reason why rates are fluctuating so, is that the Cost of Living didn’t just ease last month — it plunged.

In fact…

Check out the rest at:

LOWER cost of living for Altamonte Springs Real Estate Owners

(Image courtesy: The Wall Street Journal Online)

Florida FHA Loan Limits are going DOWN for 2009

It is important for Florida Home buyers to know that Florida FHA loan limits are going down for 2009.  For 2008 Seminole County loan limits, it is a HUGE drop.  The new loan limits per county are as follows:

MSA Name	MSA Code	Division	County Name	County Code	State	One-Family	Two-Family	Three-Family	Four-Family	Last Revised	Limit Year
GAINESVILLE, FL (MSA)	23540		ALACHUA	001	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
JACKSONVILLE, FL (MSA)	27260		BAKER	003	FL	$304,750	$390,100	$471,550	$586,050	01/01/2009	CY2009
PANAMA CITY-LYNN HAVEN, FL (MSA)	37460		BAY	005	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		BRADFORD	007	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
PALM BAY-MELBOURNE-TITUSVILLE, FL (MSA)	37340		BREVARD	009	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
FORT LAUDERDALE-POMPANO BEACH-DEERFIELD BEACH, FL	33100	22744	BROWARD	011	FL	$345,000	$441,650	$533,850	$663,450	01/01/2009	CY2009
NON-METRO	99999		CALHOUN	013	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
PUNTA GORDA, FL (MSA)	39460		CHARLOTTE	015	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
HOMOSASSA SPRINGS, FL (MICRO)	26140		CITRUS	017	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
JACKSONVILLE, FL (MSA)	27260		CLAY	019	FL	$304,750	$390,100	$471,550	$586,050	01/01/2009	CY2009
NAPLES-MARCO ISLAND, FL (MSA)	34940		COLLIER	021	FL	$448,500	$574,150	$694,000	$862,500	01/01/2009	CY2009
LAKE CITY, FL (MICRO)	29380		COLUMBIA	023	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
ARCADIA, FL (MICRO)	11580		DE SOTO	027	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		DIXIE	029	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
JACKSONVILLE, FL (MSA)	27260		DUVAL	031	FL	$304,750	$390,100	$471,550	$586,050	01/01/2009	CY2009
PENSACOLA-FERRY PASS-BRENT, FL (MSA)	37860		ESCAMBIA	033	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
PALM COAST, FL (MICRO)	37380		FLAGLER	035	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		FRANKLIN	037	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
TALLAHASSEE, FL (MSA)	45220		GADSDEN	039	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
GAINESVILLE, FL (MSA)	23540		GILCHRIST	041	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		GLADES	043	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		GULF	045	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		HAMILTON	047	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
WAUCHULA, FL (MICRO)	48100		HARDEE	049	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
CLEWISTON, FL (MICRO)	17500		HENDRY	051	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
TAMPA-ST. PETERSBURG-CLEARWATER, FL (MSA)	45300		HERNANDO	053	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
SEBRING, FL (MICRO)	42700		HIGHLANDS	055	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
TAMPA-ST. PETERSBURG-CLEARWATER, FL (MSA)	45300		HILLSBOROUGH	057	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		HOLMES	059	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
SEBASTIAN-VERO BEACH, FL (MSA)	42680		INDIAN RIVER	061	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		JACKSON	063	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
TALLAHASSEE, FL (MSA)	45220		JEFFERSON	065	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		LAFAYETTE	067	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
ORLANDO-KISSIMMEE, FL (MSA)	36740		LAKE	069	FL	$274,850	$351,850	$425,300	$528,550	01/01/2009	CY2009
CAPE CORAL-FORT MYERS, FL (MSA)	15980		LEE	071	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
TALLAHASSEE, FL (MSA)	45220		LEON	073	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		LEVY	075	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		LIBERTY	077	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		MADISON	079	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
BRADENTON-SARASOTA-VENICE, FL (MSA)	14600		MANATEE	081	FL	$285,200	$365,100	$441,300	$548,450	01/01/2009	CY2009
OCALA, FL (MSA)	36100		MARION	083	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
PORT ST. LUCIE-FORT PIERCE, FL (MSA)	38940		MARTIN	085	FL	$316,250	$404,850	$489,350	$608,150	01/01/2009	CY2009
MIAMI-MIAMI BEACH-KENDALL, FL METROPOLITAN DIVISIO	33100	33124	MIAMI-DADE	086	FL	$345,000	$441,650	$533,850	$663,450	01/01/2009	CY2009
KEY WEST-MARATHON, FL (MICRO)	28580		MONROE	087	FL	$529,000	$677,200	$818,600	$1,017,300	01/01/2009	CY2009
JACKSONVILLE, FL (MSA)	27260		NASSAU	089	FL	$304,750	$390,100	$471,550	$586,050	01/01/2009	CY2009
FORT WALTON BEACH-CRESTVIEW-DESTIN, FL (MSA)	23020		OKALOOSA	091	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
OKEECHOBEE, FL (MICRO)	36380		OKEECHOBEE	093	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
ORLANDO-KISSIMMEE, FL (MSA)	36740		ORANGE	095	FL	$274,850	$351,850	$425,300	$528,550	01/01/2009	CY2009
ORLANDO-KISSIMMEE, FL (MSA)	36740		OSCEOLA	097	FL	$274,850	$351,850	$425,300	$528,550	01/01/2009	CY2009
WEST PALM BEACH-BOCA RATON-BOYNTON BEACH, FL METRO	33100	48424	PALM BEACH	099	FL	$345,000	$441,650	$533,850	$663,450	01/01/2009	CY2009

TAMPA-ST. PETERSBURG-CLEARWATER, FL (MSA)	45300		PASCO	101	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
TAMPA-ST. PETERSBURG-CLEARWATER, FL (MSA)	45300		PINELLAS	103	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
LAKELAND, FL (MSA)	29460		POLK	105	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
PALATKA, FL (MICRO)	37260		PUTNAM	107	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
PENSACOLA-FERRY PASS-BRENT, FL (MSA)	37860		SANTA ROSA	113	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
BRADENTON-SARASOTA-VENICE, FL (MSA)	14600		SARASOTA	115	FL	$285,200	$365,100	$441,300	$548,450	01/01/2009	CY2009
ORLANDO-KISSIMMEE, FL (MSA)	36740		SEMINOLE	117	FL	$274,850	$351,850	$425,300	$528,550	01/01/2009	CY2009
JACKSONVILLE, FL (MSA)	27260		ST. JOHNS	109	FL	$304,750	$390,100	$471,550	$586,050	01/01/2009	CY2009
PORT ST. LUCIE-FORT PIERCE, FL (MSA)	38940		ST. LUCIE	111	FL	$316,250	$404,850	$489,350	$608,150	01/01/2009	CY2009
THE VILLAGES, FL (MICRO)	45540		SUMTER	119	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		SUWANNEE	121	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		TAYLOR	123	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		UNION	125	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
DELTONA-DAYTONA BEACH-ORMOND BEACH, FL (MSA)	19660		VOLUSIA	127	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
TALLAHASSEE, FL (MSA)	45220		WAKULLA	129	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009
NON-METRO	99999		WALTON	131	FL	$325,450	$416,600	$503,600	$625,850	01/01/2009	CY2009
NON-METRO	99999		WASHINGTON	133	FL	$271,050	$347,000	$419,425	$521,250	01/01/2009	CY2009

Are Florida’s Foreclosure Deals Good for Second Homes?

Foreclosure – especially in Florida is a hot topic among the press lately and it is interesting to see a staggering number of the sales in today’s market are comprised of foreclosures and/or short sales… especially in South Florida.  It’s hard to turn on the TV or open up a paper without seeing a sensationalized story about it.

But what’s even more interesting about the foreclosure situation is that they appear to be consolidated in certain areas of the country.  Of the four primary states… two of those were head and shoulders above the others.  [Woo hoo... we never do anything half baked here in FL!]  Okay, sorry, that wasn’t funny.

Drum roll please:  California, Florida, Arizona, and Nevada take the cake.  Something worthy of note about these states is that they share some similar characteristics:

1. They all have relative [no pun intended] popularity with retirees
2. Popular with real estate investors
3. They have had large home value jumps during this decade

This creates some extraordinary opportunities for folks looking to buy a second home in Florida.

Everyone else… yeah… they are normal.  the other 46 states account for the remaining 48.8% of foreclosures, or a mere 1.06% average per state of October’s foreclosures.

Now, this isn’t meant to make light of the impact of these foreclosures on the economy — nope. Foreclosures…

Read the rest of this kick-butt article:

Are Florida’s Foreclosure Deals Good for Second Homes?

Does less jobs mean Cheap Lake Mary Real Estate Deals?

How come everything in Orlando gets cheaper when everyone is worried about their job and don’t want to spend any money!!

Okay, so it is a rhetorical question and the answer is somewhat obvious, but how cool would that be if, everything got cheaper and you just got a raise!?

I feel your pain.

Well, on the first Friday of every month, the Bureau of Labor Statistics releases the ‘jobs report’… officially called the ‘Non-Farm Payrolls report.’ Well, the October’s data is trending with the rest of 2008. See the pretty graph? Don’t let the green fool you.

After dropping another 240,000 jobs last month like a newbie at a craps table, the economy…

Read the whole story at:

Does less jobs mean Cheap Lake Mary Real Estate Deals?

Buying Longwood Real Estate buttt… ‘renting’ the current residence huh?

Conforming mortgage guidelines are the Home Loan Rule Book for Longwood real estate, Lake Mary real estate… and well… pretty much anywhere these days. This Orlando Home Loan ‘Rule Book’ helps in delineating between applicants that get approved for an Orlando mortgage and those that do not.

Well, the rule book just got a little bit tougher.

According to Fannie Mae…

Blog Post Continues:

Buying Longwood Real Estate buttt… ‘renting’ the current residence huh?

Orlando Real Estate Market: What we can Control…

By Michael Dale – Vice President, Dave Brewer Realty, Inc.

Wow, given the recent dramatic economic events where do I begin; the stock market, the mortgage market, the secondary mortgage market as represented by Fannie Mae and Freddie Mac?

Each of the aforementioned have so overwhelmingly impacted our economy let alone our housing market. Many I have conversed with this past week are angry and frustrated. These institutions are so mammoth and to most of us represent entities that we can’t touch let alone think of impacting or affecting change upon. And then when you add the additional frustration…

Read the whole blog post and see the TELLING historic chart here:

Orlando Real Estate Market: What we can Control…

The ‘N’ word will it be the end of America as we know it…

Okay… I am going to say the “N” word… when the government Nationalized the mortgage biz in September, housing analysts predicted lower mortgage rates.

[Raising my hand in the back of the room...]

When has government EVER been able to do something better than the Private Sector???

Well…they were right… it did lower rates… for 2 weeks. For those 2 weeks Orlando fixed rate mortgages fell below 6.0% for the first time in sometime.

Since then…

Read the whole wicked cool article at:

The “N” Word will it be the end of America as we know it…

(Image courtesy: The Wall Street Journal)

FLASH: TV Anchors HATE Puppies and Babies…

NEWS FLASH:  THE MAINSTREAM MEDIA is not your friend.  Okay, maybe the subject of this Orlando Mortgage Blog Post is a little extreme, but it does prove my point.  Sensational sells. Unfortunately, truth doesn’t always carry the same punch if it is not. Despite turmoil on Wall Street,  despite the drum beat of doom from the media…the real estate sector continues to deliver good news.

Last month, led by a 22% surge from the West Region, new home sales went UP by 2.7% from August’s numbers.  Okay, so the “West region” isn’t exactly Orlando Real Estate news, but the trend is important.  Waiting for the bottom?  You just might miss it if you don’t perk up and get pre-qualified now.

[A "new home" is a newly-built residence, i.e. a brand-new house.]

The surge in New Home Sales volume is aligned with the other good news we’ve seen from in the real estate market.

Lets count down the good news for real estate that you HAVEN’T HEARD in the last two weeks….

The TOP 4 countdown:
#4 …

Read the Top 4 ‘good news’ stats and more in my blog post:

FLASH: TV Anchors HATE Puppies and Babies…

The Truth about predicting Orlando Mortgage Rates

Weeeeeee……

Not only is that what the snail said as he hitched a ride on the back of a turtle, [laugh, that is as funny as it gets] but it is what most of us are saying about these market dips and jumps! It’s important to remember that markets are unpredictable and nobody knows what will happen tomorrow.

Unfortunately, that doesn’t stop the ‘experts’ from trying.

An obvious example comes from back in May. As oil crossed the $120 per barrel mark [eventually arriving at $147...ouch...] a Goldman Sachs ‘expert’ was quoted as saying that $200 oil was “likely”.

Well, at that time it seemed logical, did it not?

A mere 5 months later, that seems downright laughable. Oil is off by more than 40% since that day. “Well, that is a unique case, Chris.” Huh… wanna bet? There are hundreds of examples just like this one.

Every day, economic experts and analysts are on television, pontificating to us about what’s going to happen:

• They tell us when housing prices will bottom out
• They tell us when stock markets will rebound for good
• They tell us what the economy will do over the next 12 months

But none of them operate with the proverbial crystal ball — it’s all on “gut”. But, I guess I cut them a little slack… I mean, after all, in a world of 24-hour news… they gotta have someone say something new don’t they. Oh, the monster we have created! ROFL

Want another example you say? [Herb, they want another example...] How about today’s CNNMoney.com. In the after math of the govt’s financial ‘response’, a mortgage analyst predicts 7% interest rates over the next 6 months. This would represent a 1.5% increase from recent lows. I guess it is possible, but not ‘likely’ [Oops, i just did it, geez.] Orlando FHA loans have been low too.

Anyway, the rate prediction may be accurate, but it may not. When will we know? In, say, about 6 months i reckon!

But what we know today, though, is that Orlando mortgage rates are all over the place — just like the stock market. One day up, another day down. And nobody knows what they’ll do tomorrow.

Predicting the future has always been an inexact science… maybe art would be a better word… but that won’t stop the ‘experts’ from trying. And the experts are wrong as often as anybody else.

That all being said, my ‘expert’ opinion [don't worry... the irony is not lost on me] is to not let market conditions trump your personal conditions. Logically, we ALL should be buying Orlando real estate right now… buy low – sell high, right? But the truth is, our personal finances are a very emotional issue… not a logical one. To think otherwise would be foolhardy. If the time is right to buy a house for you… buy one and feel fortunate that the housing gods* are in alignment with you. If it is not the right time for you, don’t do something foolish just because the deals are everywhere!

Just my .02 =0)

Chris

*for the record, I am a Christian and do not believe in said ‘housing gods’… but rather one sovereign God. This statement is made for the entertainment value to the reader. Do not sue me.

Should you get an Orlando Refinance? Should you tap your assets?

The sure thing that uncertainty seems to bring with it…  more uncertainty.  With uncertainty, comes inaction.  This is good and this is bad.  I guess the proper [in]action is whatever you must do to keep your powder dry. For some people that may mean… do nothing.  For many more, it may mean getting things in order.  For some people, an Orlando refinance is the right move… others may need an Orlando FHA Short Refinance… others might need to consider making “hardship withdrawals” from their 401(k) plans.  Whatever option you choose… get professional advice.  Times of turmoil are times to tighten the belt, but not when it comes to best advice as to how to keep your powder dry. [Heck maybe that should have been the title of this mortgage blog.] LOL

Once FHA Short refinances are a bit more widely accepted among the major mortgage holders it may be a better choice for some, but right now it seems people are turning to their 401(k)s.  In fact, a major fund group cites a 15% up-tick in activity in ‘hardship cases’ from people needing access to some of their 401k funds in order to, among other things, stave off late mortgage payments, bad credit, foreclosure, short sales and medical emergency.

However, 401(k) loans should only be made with careful consideration.  If you need financial advice, I know several top-tier LOCAL Orlando financial advisers that I can introduce you to in order to field questions… simple  or complex.  People like  Jim Hasley, Dan Smith and John Ledford, among others, have all proven their value in such a tumultuous time for those that have come to rely on them.  Bravo, I say!   [Or is it 'Woo hoo', that I say?]

On the positive side, 401(k) loans don’t require a credit check like an Orlando cash-out refinance would. This is a helpful little nuance for people deep in debt, and who may have been late on a payment or two to their creditors. With no credit score requirement, a poor payment history won’t disqualify a plan participant.  Would credit repair and a refinance be a better option?  Possibly… but get that advice from the financial planner or the person that you lean on now for financial advice.  I don’t want the fact that I do Orlando Mortgages to be perceived as bias on my advice.  Those that know me, know it would not, but this blog has gained amazing amounts of traffic, so most of you don’t know me yet. =0)  Anyway, back to the 401(k) stuff…

In addition, most 401(k) loans can be arranged with just a phone call and a small stack of paperwork. There’s no “qualification process” like applying for a credit card or jumping into the mortgage qualification process. Money can be available, therefore, in as little as a day.

But there are negatives to 401(k) loans and the biggest one relates to taxation.  Financial planners, like Jim, Dan and John can help with this, or local CPAs like Craig Zokvic or Bob Biferie can be good resources as well.

If you take a 401(k) loan and can’t repay according to its terms, the IRS taxes the loan as ordinary income [oops] and slaps on a 10 percent penalty if you’re under 59 1/2. That can be very costly for a lot of people.

But, even if you do repay the loan on time, it’s still gets expensive. This is because 401(k) loan repayments are subject to double-taxation. [Don't ask... call a tax professional! LOL]  Well… here is a snap shot of what happens… but still… I am not a tax adviser so check-out what I am saying here:

The first taxation occurs when the loan is repaid because the payback is made with post-tax paycheck dollars. A person in the 25% tax bracket, for example, would need a $1,333 paycheck to repay a $1,000 loan — the missing $333 goes to taxes.

And the second taxation occurs at retirement when the funds are finally withdrawn. The IRS taxes that money as ordinary income. [Jerks!] <——– Okay, when I say that it sounds funny… when you read it, your can’t hear the humor!

Now, this isn’t to say that taking a loan against your 401(k) is bad, it just may not be the best possible route for a person in trouble. Especially because of the costs. If you’re planning to withdraw from your 401(k) for hardship, be sure to talk with one of the qualified financial professionals above first.

If you’d like a referral to a trusted professional, call or email me anytime.

Chris

Tags: keepyou powder dry, orlando refinance, orlando fha short refinance, jim hasley, dan smith, john ledford, craig zokvic, bob biferie, 401k loans, orlando cash out refinance, orlando credit repair, financial hardship, orlando mortgages

Mortgage Market, Stock Market, Unstable… Oh my!

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After the House of Representatives defeated the ‘Emergency Economic Stabilization Bill of 2008′ affectionately known as the$700B Bailout… the stock market fell more in any single day in history.  [You probably have already recognized that the stock market does not favor uncertainty. =0)

The Dow Jones Industrial Average closed down 777.68 points, its largest one-day point loss ever.

Apparently, I am not the only one that remains bullish on America as a whole though, because only 24 hours later... we had the third largest GAIN ever.  I feel like the kid that gets a free pass to stay on the roller coaster over and over and over... only i am starting to feel like I may hurl if I don't get off soon.  That Chili Blog...uh Dog... and the funnel cake isn't resting well anymore! LOL

Does this mean, at the end of the day, the experts really don't know that much  more than you and me?  Makes one think, does it not?

The stock market activity is highly relevant to mortgage rates right now because when investors flee the stock market, they're often parking their money in bonds.

In general, that causes mortgage rates to fall.

But, as in many things, when folks regain their appetite for funnel cake [read: stocks], as they did Tuesday, they move back into the market, “un-parking” their bond money. This causes mortgage rates to rise… we have talked about this before referring to it as the “Flight to Quality”.

Both Monday’s and Tuesday’s drastic swings points to the speed at which market conditions can change, taking mortgage rates with them. At the end of the day, what does this mean for you… if you find a rate for a home purchase that you like, you may be best served by locking it in.  If  not you may find your hovering over the garbage can near the tilt-a-whirl. =0)

We can’t predict if rates will fall or rise going as we move into the future, but if the stock market is any sort of a clue lately, in whichever direction rates go, they’re going to go there like an amusement park roller-coaster.  [Personally, if I had to choose, I like the Hulk at Universal.]

Woo hoo!

Well, here it is. 

….

….The first step. 

………………

………………Helloooo?

………………………….

…………………………. [I think I hear crickets]

 I guess the first step is a lonely one.

Chris the Implementer

Orlando Mortgages | Orlando Credit Repair