#reserve fund study

[kellerenginnering-blog]

Choosing the Right Engineering Firm for Your Reserve Fund Study

When it comes to managing property, especially in multi-unit residential settings like condominiums, effective financial planning is essential. One of the critical components of this planning is the reserve fund study. Engaging reputable Engineering Firms Canada for this task can make a significant difference in the long-term sustainability and financial health of your property. But how do you choose the right firm for your specific needs? In this blog, we will guide you through the key factors to consider when selecting an engineering firm for your reserve fund study.

Understanding the Importance of a Reserve Fund Study

A reserve fund study is a comprehensive assessment that evaluates the current state of a property’s physical assets and predicts future maintenance and replacement costs. The objective is to ensure that sufficient funds are available to cover these costs, preventing unexpected financial burdens on homeowners or property managers.

Conducting a reserve fund study is particularly important in urban areas where property values can fluctuate significantly. A thorough study allows for effective budgeting and planning, ensuring that properties remain well-maintained and financially secure over time. This is why choosing the right engineering firm to conduct your study is paramount.

Factors to Consider When Choosing an Engineering Firm

1. Experience and Expertise

The first factor to consider is the firm’s experience and expertise in conducting reserve fund studies. Look for firms that have a proven track record in your specific market, whether it’s residential, commercial, or mixed-use properties. Experienced firms are more likely to understand the nuances of local building codes and regulations, which can significantly impact the study's accuracy and relevance.

Ask potential firms about their previous projects and request references. A reputable firm will be happy to share case studies and testimonials from satisfied clients.

2. Qualifications and Certifications

Next, examine the qualifications of the professionals who will be conducting the reserve fund study. Ensure that the engineers and consultants possess the necessary certifications and licenses to perform this type of work. These qualifications indicate a level of expertise and adherence to industry standards that is crucial for a successful study.

Certifications from recognized professional organizations can also serve as a quality assurance measure. When evaluating firms, ask about their team’s credentials and any ongoing training they undergo to stay updated with the latest industry practices.

3. Comprehensive Services Offered

When selecting an engineering firm for your reserve fund study, consider the range of services they provide. A firm that offers a comprehensive suite of services will be more capable of addressing the various aspects of your study. This may include initial assessments, detailed financial analyses, and long-term planning recommendations.

Additionally, some firms may offer supplementary services, such as project management or ongoing consulting, which can be valuable as you implement the study’s recommendations. Having a firm that can provide continuity throughout the process can make a significant difference in your overall experience.

4. Local Knowledge

Choosing a firm with local knowledge is particularly beneficial when conducting a reserve fund study toronto or other specific urban areas. Familiarity with local regulations, climate considerations, and building trends will enable the firm to provide a more accurate and tailored assessment.

For example, a firm familiar with Toronto’s unique challenges—such as urban density, environmental regulations, and the specific needs of condominium communities—will be better equipped to identify potential issues and recommend solutions that are relevant to your property.

5. Communication and Transparency

Effective communication is essential for a successful partnership. When selecting an engineering firm, assess how they communicate with clients throughout the process. Are they responsive to your inquiries? Do they take the time to explain their findings and recommendations clearly?

Transparency in reporting is also crucial. You should expect the firm to provide detailed reports that outline their methodologies, findings, and suggestions. This clarity will not only help you understand the study better but also empower you to make informed decisions regarding your property’s financial planning.

6. Cost and Value

While cost should not be the sole determining factor in your decision, it is essential to understand the fee structure of the firms you are considering. Request detailed quotes that outline what is included in the service and any additional costs you might incur.

Comparing costs among different firms can help you find a service that fits your budget. However, prioritize the value you are receiving. A slightly higher cost may be justified by a firm’s reputation, expertise, or additional services that can ultimately benefit your property in the long run.

7. Client Reviews and Testimonials

In today’s digital age, client reviews and testimonials can provide valuable insights into a firm’s reputation. Check online reviews and ask for references to gauge the experiences of other clients. Look for patterns in feedback regarding communication, quality of work, and overall satisfaction.

A firm that consistently receives positive feedback is likely to be a reliable choice. Conversely, be wary of firms with numerous negative reviews, as they may indicate potential issues.

Conclusion

Choosing the right engineering firm for your reserve fund study is a crucial decision that can have lasting implications for the financial health of your property. By considering factors such as experience, qualifications, local knowledge, and communication style, you can make a more informed choice.

Remember that a reserve fund study is not just a financial obligation; it’s an opportunity to safeguard your investment and ensure that your property remains well-maintained for years to come. By partnering with a qualified engineering firm, you can take the necessary steps to secure the future of your property.

At Keller Engineering, we specialize in providing comprehensive reserve fund studies tailored to the unique needs of our clients. Our experienced team is dedicated to delivering accurate assessments and valuable insights to help you plan for the future. Contact us today to learn how we can assist you in making informed financial decisions for your property.

[bachassociates1]

Various Aspects of Inspection in Building - David Bach & Associates

What are the various aspects of inspection in building?

Building inspection is a crucial process that ensures the safety, integrity, and compliance of buildings with building codes and regulations. It involves a comprehensive examination of various aspects of a building to identify any issues or code violations. Here are some of the key aspects of inspection in building:

Daily On-Site Inspections: Building inspectors conduct daily inspections to monitor the progress of construction and ensure compliance with standards and specifications.

Quality Inspections: Inspectors scrutinize the quality of installations to ensure they meet the required standards and specifications.

Reviewing Drawings and Specifications: Inspectors carefully examine the drawings and specifications of the building to identify any deviations or non-conformities.

Maintaining Inspection Checklists and Records: Inspectors keep and maintain inspection checklists and records in a complete, accurate, and orderly manner.

Participation in Project Meetings: Inspectors actively participate in project meetings to discuss inspection findings, address any issues, and provide guidance.

Monitoring Contractors' Schedule: Inspectors monitor the contractors' schedule to ensure that the construction progresses according to the planned timeline.

Inspections of Paints and Coatings: Inspectors inspect paints and coatings to ensure they meet the required standards and specifications.

Field Testing and Materials Sampling: Inspectors perform field testing and materials sampling of soils, concrete, asphalt, and other materials to assess their quality.

Change Order Review and Completion: Inspectors review and complete change orders, which involve modifications to the original construction plans or specification.

Monitoring and Documenting Materials: Inspectors monitor and document the materials delivered and used in the construction works to ensure compliance with the approved plans and specifications.

Semi-Final and Final Inspections: Inspectors conduct semi-final and final inspections upon the completion of the building to ensure that all necessary requirements have been met.

Punch List Preparation and Monitoring: Inspectors prepare punch lists, which outline the remaining work or corrections needed, and monitor the completion of those items.

Handover Inspection: Inspectors perform a handover inspection to ensure a smooth project close-out and verify that all necessary documentation and requirements have been fulfilled.

These are some of the various aspects of inspection in building. Building inspectors play a crucial role in ensuring the safety, integrity, and compliance of buildings with building codes and regulations. They collaborate with construction professionals, review building plans and permits, identify code violations, and work towards rectifying any issues.

Please note that building inspection requirements may vary depending on the location and type of building being constructed. It is important to work with licensed building inspectors who are trained and certified to identify potential issues and ensure compliance with building codes and safety regulations.

[catboybiologist]

“As a biologist, the terms biological woman and man don’t make any sense to me” okay then you’re an idiot and a terrible biologist. I swear to god, morons like you only become biologists just so you can hold it over others, when in reality, if biology deniers like you can become biologists, then being one really doesn’t mean much anyway. But this probably just gave an autogynophile like you a boner to read, anyway.

Oh fun! Haven't gotten one of these in a while. Disregarding the fact that you somehow think the qualification for being a biologist entirely hinges on defining womanhood, I do need to ask some clarification. I know I'm feeding the trolls here, but here we go: does your definition of "biological woman" mean:

Sociological woman? Eh, context dependent, I'm not fully out of the closet, but oftentimes, I am and present femme. So let's call that one 50/50.

Psychological woman? Because I am one.

Neurological woman? Because I am one [1].

Physical woman? My soft tissue redistribution is handling that well.

Hormonal woman? My blood tests are within cis female ranges.

Transcriptional woman? As a signalling molecule, the downstream effects of estrogen have broad transcriptional effects, completely changing the profile of gene expression and functional genomics of my cells. [2]

Genetic woman? I mean, see my above point- as far as my genes that are actually active, I have all of the same transcripts being produced, controlling which genes are expressed.

Karyotypic woman? I actually have a few signs pre-HRT that might point to a non-XY chromosome pair, but I haven't had a karyotype. We'll put that down as unknown. And hell, even if its XY, there's plenty of cis women who are karyotypically XY, with suppressed sry or complete androgen insensitivity. Interestingly enough, a completely androgen insesitive woman can go her whole life without knowing- and functionally, is very similar to a trans woman, actually. Fancy that. [3]

Reproductive woman? I can't produce an egg cell, but neither can significant fractions of cis women. Also, this is all gonna change soon, which is fun. [4]

There's also a lot of understudied aspects to the biology of HRT and even pre-HRT that are emerging, largely demonstrating widespread cellular and genetic remodeling of trans individuals undergoing hormone therapy. The field is a bit behind due to constant political pressure to revoke funding, but a lot of the results are extremely exciting in both testosterone and estrogen hormone therapies. I'm sure that, as a self professed biology As someone who presumably has a lot of expertise in biology, I'm assuming that you're aware of all of this cutting edge research, and are keeping up with modern papers, including but not limited to these cool findings:

Trans men on HRT exhibit significant genetic and transcriptional changes that make them biochemically male. [5][6]. It's a good hypothesis that the same happens with estrogen treatment, but those studies don't exist yet- I'm sure you're reserving judgment until more publications exist, of course.

Trans men on HRT develop male cell types and tissues. [7]

Trans women experience muscular and blood cell changes that align with cis women moreso than cis men [8]

And many, many more! This is an exciting, underserved, and groundbreaking field of research, and I'm sure you're keeping up with the latest in scientific journals about it.

I'm sure, of course, that you understand that it becomes impossible to draw a distinct line anywhere in here, and that words like "woman" are shorthand for the myriad of traits that invisibly synthesize in our mind and in society to represent a concept? I'm sure you understand that science is fundamentally descriptive, not prescriptive? I'm sure that you understand that these findings, while really cool and interesting, actually don't mean jack shit about what the word "woman" means or not?

As someone who is the ultimate decider in what a biologist is, I'm sure you know that bioessentiallism is a childish mindset that completely ignores and disregards the constantly changing, dynamic nature of biological systems, something that extends well beyond biological sex and its relation to gender.

I'm sure that also, that you understand that beyond just this, that the role of science in society is to advise how to achieve our moral principles, not create moral principles in themselves. And I'm sure that understanding means you know that trans affirming healthcare and supportive societal treatment leads to reduced mortality and increased happiness for everyone, right?

So great to talk to someone who is surely a scientist on this. You are a biologist, if you're talking like this, I assume? I assume you're not going to spit complete misreadings of scientific language from the background sections of these papers that only reveal you've never read a scientific paper in your life if you're thinking this way? I assume you have experience interpreting data like this?

Also, imagining my genitalia while writing this? Ew. Please stop projecting your fetishes into my inbox.

Works cited:

Kurth F, Gaser C, Sánchez FJ, Luders E. Brain Sex in Transgender Women Is Shifted towards Gender Identity. J Clin Med. 2022 Mar 13;11(6):1582. doi: 10.3390/jcm11061582. PMID: 35329908; PMCID: PMC8955456.

Fuentes N, Silveyra P. Estrogen receptor signaling mechanisms. Adv Protein Chem Struct Biol. 2019;116:135-170. doi: 10.1016/bs.apcsb.2019.01.001. Epub 2019 Feb 4. PMID: 31036290; PMCID: PMC6533072.

Gottlieb B, Trifiro MA. Androgen Insensitivity Syndrome. 1999 Mar 24 [Updated 2017 May 11]. In: Adam MP, Feldman J, Mirzaa GM, et al., editors. GeneReviews® [Internet]. Seattle (WA): University of Washington, Seattle; 1993-2024. Available from: https://www.ncbi.nlm.nih.gov/books/NBK1429/

Murakami, K., Hamazaki, N., Hamada, N. et al. Generation of functional oocytes from male mice in vitro. Nature 615, 900–906 (2023). https://doi.org/10.1038/s41586-023-05834-x

Pallotti F, Senofonte G, Konstantinidou F, Di Chiano S, Faja F, Rizzo F, Cargnelutti F, Krausz C, Paoli D, Lenzi A, Stuppia L, Gatta V, Lombardo F. Epigenetic Effects of Gender-Affirming Hormone Treatment: A Pilot Study of the ESR2 Promoter's Methylation in AFAB People. Biomedicines. 2022 Feb 16;10(2):459. doi: 10.3390/biomedicines10020459. PMID: 35203670; PMCID: PMC8962414.

Florian Raths, Mehran Karimzadeh, Nathan Ing, Andrew Martinez, Yoona Yang, Ying Qu, Tian-Yu Lee, Brianna Mulligan, Suzanne Devkota, Wayne T. Tilley, Theresa E. Hickey, Bo Wang, Armando E. Giuliano, Shikha Bose, Hani Goodarzi, Edward C. Ray, Xiaojiang Cui, Simon R.V. Knott, The molecular consequences of androgen activity in the human breast, Cell Genomics, Volume 3, Issue 3, 2023, 100272, ISSN 2666-979X, https://doi.org/10.1016/j.xgen.2023.100272. (https://www.sciencedirect.com/science/article/pii/S2666979X23000320)

Xu R, Diamond DA, Borer JG, Estrada C, Yu R, Anderson WJ, Vargas SO. Prostatic metaplasia of the vagina in transmasculine individuals. World J Urol. 2022 Mar;40(3):849-855. doi: 10.1007/s00345-021-03907-y. Epub 2022 Jan 16. PMID: 35034167.

Harper J, O'Donnell E, Sorouri Khorashad B, McDermott H, Witcomb GL. How does hormone transition in transgender women change body composition, muscle strength and haemoglobin? Systematic review with a focus on the implications for sport participation. Br J Sports Med. 2021 Aug;55(15):865-872. doi: 10.1136/bjsports-2020-103106. Epub 2021 Mar 1. PMID: 33648944; PMCID: PMC8311086.

[batboyblog]

Things the Biden-Harris Administration Did This Week #32

August 30-September 6 2024.

President Biden announced $7.3 billion in clean energy investment for rural communities. This marks the largest investment in rural electrification since the New Deal. The money will go to 16 rural electric cooperatives across 23 states Alaska, Arizona, California, Colorado, Florida, Illinois, Indiana, Iowa, Kentucky, Michigan, Minnesota, Montana, Nebraska, New Jersey, New Mexico, Nevada, North Dakota, Ohio, Pennsylvania, South Dakota, Texas, Wisconsin, and Wyoming. Together they will be able to generate 10 gigawatts of clean energy, enough to power 5 million households about 20% of America's rural population. This clean energy will reduce greenhouse emissions by 43.7 million tons a year, equivalent to removing more than 10 million cars off the road every year.

The Biden-Harris Administration announced a historic 10th offshore wind project. The latest project approved for the Atlantic coast of Maryland will generate 2,200 megawatts of clean, reliable renewable energy to power 770,000 homes. All together the 10 offshore wind projects approved by the Biden-Harris Administration will generation 15 gigawatts, enough to power 5.25 million homes. This is half way to the Administration's goal of 30 gigawatts of clean offshore wind power by 2030.

President Biden signed an Executive Order aimed at supporting and expanding unions. Called the "Good Jobs EO" the order will direct all federal agencies to take steps to recognize unions, to not interfere with the formation of unions and reach labor agreements on federally supported projects. It also directs agencies to prioritize equal pay and pay transparency, support projects that offer workers benefits like child care, health insurance, paid leave, and retirement benefits. It will also push workforce development and workplace safety.

The Department of Transportation announced $1 billion to make local roads safer. The money will go to 354 local communities across America to improve roadway safety and prevent deaths and serious injuries. This is part of the National Roadway Safety Strategy launched in 2022, since then traffic fatalities have decreased for 9 straight quarters. Since 2022 the program has supported projects in 1,400 communities effecting 75% of all Americans.

The Department of Energy announced $430 million to support America's aging hydropower. Hydropower currently accounts for nearly 27% of renewable electricity generation in the United States. However many of our dams were built during the New Deal for a national average of 79 years old. The money will go to 293 projects across 33 states. These updates will improve energy generation, workplace safety, and have a positive environmental impact on local fish and wildlife.

The EPA announced $300 million to help support tribal nations, and US territories cut climate pollution and boost green energy. The money will support projects by 33 tribes, and the Island of Saipan in the Northern Mariana Islands. EPA Administer Michael S. Regan announced the funds along side Secretary of the Interior Deb Haaland in Arizona to highlight one of the projects. A project that will bring electricity for the first time to 900 homes on the Hopi Reservation.

The Biden-Harris Administration is investing $179 million in literacy. This investment in the Comprehensive Literacy State Development Grant is the largest in history. Studies have shown that the 3rd grade is a key moment in a students literacy development, the CLSD is designed to help support states research, develop, and implement evidence-based literacy interventions to help students achieve key literacy milestones.

The US government secured the release of 135 political prisoners from Nicaragua. Nicaragua's dictator President Daniel Ortega has jailed large numbers of citizens since protests against his rule broke out in 2018. In February 2023 the US secured the release of over 200 political prisoners. Human rights orgs have documented torture and sexual abuse in Ortega's prisons.

The Justice Department announced the disruption of a major effort by Russia to interfere with the 2024 US Elections. Russian propaganda network, RT, deployed $10 million to Tenet Media to help spread Russian propaganda and help sway the election in favor of Trump and the Republicans as well as disrupting American society. Tenet Media employs many well known conservative on-line personalities such as Benny Johnson, Tim Pool, Lauren Southern, Dave Rubin, Tayler Hansen and Matt Christiansen.

Vice-President Harris outlined her plan for Small Businesses at a campaign stop in New Hampshire. Harris wants to expand from $5,000 to $50,000 tax incentives for startup expenses. This would help start 25 million new small business over four years.

[3rdgymbros]

━ 𝐘𝐨𝐮 𝐀𝐧𝐝 𝐈, 𝐔𝐧𝐟𝐮𝐥𝐟𝐢𝐥𝐥𝐞𝐝 𝐅𝐞𝐞𝐥𝐢𝐧𝐠𝐬.

— pairing; itoshi sae x reader  

— summary; in which you and sae meet again in japan after a messy breakup in spain. set in the blue lock manager au.

— notes; please donate to my kofi if you like my work. and know that i am mentally smooching everyone who reblogs my stuff.

❋ It’s not really something you like to broadcast, how you and Sae were close when you were in Spain with your parents for that brief, wonderful period of time. While he honed his skills with football, you would balance your studies while helping out at Re Al.

❋ Things had been so simple back then. Late-night walks in Madrid, your fingers intertwined with his. Sneaking kisses in quiet corners, away from prying eyes. Sharing popsicles and everything else. Sae was cold to the rest of the world, his softness reserved entirely for you.

❋ You were each other’s first everything — first kiss, first love, first heartbreak.

❋ Some part of you had to have known that this was only temporary, considering how often your parents travel for work. But it still comes as a shock to you when you parents abruptly decide to return to Japan to help fund the Blue Lock project.

❋ And Sae, so full of potential. Sae, whose career is finally taking off. You aren’t about to let him leave it behind; and Sae, too driven, too focused on his dreams, wasn’t about to throw it all away and return to Japan either. Not like this. Not for you.

❋ You hadn’t expected to see him at the airport to see you off. Sae’s expression was closed off, and it was like the two of you were strangers once again, the distance and silence already stretching endlessly between you. As if your relationship had never existed in the first place.

❋ The breakup was messy, yet silent. Both of you knew instinctively that this was the end. And just before Sae left without looking back, his final words to you were, “If you’re going, don’t expect me to wait.”

❋ The last image you have of him is his retreating figure, back rigid, leaving as the words die on your lips.

❋ And that was that.

❋ You’d returned to Japan with your parents to work as a manager at Blue Lock (Ego had agreed to take you in under the promise of free labour, apparently). Ego’s lectures aren’t fun, but you’re actually learning something under him and Anri when you’re not being driven insane by a group of rowdy, immature teenaged boys.

❋ You try really hard not to think about Sae. Even if the occasional headline reminds you of his burgeoning career in Europe. But the memory of him is a quiet ache in your chest that surfaces in random moments — when you see the colour teal, or hear a song he’d used to like.

❋ You’ve been to JFA headquarters only once or twice before, but it’s bustling with activity as always. Your purpose here is purely business; you’ll act as a secretary for Ego and Anri while they finalize plans for the U20 match with the top brass.

❋ You didn’t think that he’d be there.

❋ Right at that very moment.

❋ In that very room.

❋ Fate is cruel, sometimes.

❋ He looks . . . The same, yet somehow different all at once. His hair’s a little longer, his expression sharper, but those piercing green eyes haven’t changed at all, and the realisation makes your chest throb painfully all over again.

❋ You wonder how you appear to him, underneath your professional blazer and veneer of carefully controlled calm. Does he think you still look the same? Or does he think that you’ve changed, become a total stranger to him, much like how he is to you right now?

❋ His gaze is intense, scorching. You can feel it the second you enter the room, but you keep your head down and try to pay attention to the meeting. (The thought of having to present incomplete notes to Ego certainly does a marvellous job at helping you focus.)

❋ A breath of relief soughs out of you the moment the meeting ends. Quickly, you gather your things, following Ego and Anri out the door. You’re eager to avoid the lingering eyes of the association’s board members.

❋ And perhaps most of all: you’re eager to avoid unnecessary small talk with Sae.

❋ But you catch a final glimpse of him out the corner of your eye; Sae, still staring at you. His expression seemingly softer, almost hesitant. It’s almost as if he wants to call your name, to stop you from leaving, but something — Pride? Anger? — holds him back.

❋ The door to the meeting room clicks shut behind you with a cold finality, and this time, you’re the one leaving first.

[estapa-edwards]

SUNSHINE - Q. HUGHES

paring: Quinn hughes x reader

word count: 1.8k

requested? yes - quinn dating an absolute ball of sunshine and just such a sweetheart and him being so grumpy but melting for her, his family falling in love with her when they meet her and seeing how much she loves quinn but how much wuinn needs her too

warnings: use of y/n.

*¨¨* ≈☆≈ *¨¨*:·..·:*¨¨* ≈☆≈ *¨¨*:·..·:*¨¨* ≈☆≈ *¨¨*:·..·:*¨¨* ≈☆≈ *¨¨*:·..·:*¨¨*

In the bustling city of Vancouver, amidst the frenetic energy of professional hockey, lived Quinn Hughes, a young defenseman for the Vancouver Canucks. Known for his exceptional skill on the ice, Quinn was equally notorious for his serious demeanor off the rink. Yet, in the midst of his stoic world, there came a burst of sunshine named Y/N.

Y/N was a ball of positivity that seemed to radiate light wherever she went. Her infectious laughter and perpetual smile were like a beacon in Quinn's sometimes dimly lit world. They met by chance at a charity event organized by the Canucks, where Y/N's volunteer work caught Quinn's attention.

At first, Quinn was skeptical. He was used to the rough and tumble world of hockey, where toughness and resilience were prized above all else. Y/N, on the other hand, seemed like a delicate flower, too fragile for the harsh realities of his life. But as they spent more time together, Quinn discovered layers to Y/N that he never expected.

Y/N was not just sunshine and smiles; she had a strength of character and an unwavering spirit that Quinn found both intriguing and deeply comforting. She saw past his gruff exterior, understanding the pressures he faced as a professional athlete, and yet never once treated him like anything less than a human being.

--

The charity event buzzed with excitement as Quinn Hughes, clad in his sharp suit, navigated through the crowd with practiced ease. He exchanged obligatory pleasantries with fellow teammates and sponsors, his expression stoic and his demeanor guarded. Amidst the sea of faces, one stood out—a figure wrapped in an aura of warmth and kindness, her smile a beacon in the dimly lit room.

Y/N was busy at a booth, arranging pamphlets and chatting animatedly with volunteers. Quinn observed her from afar, intrigued by the genuine enthusiasm she exuded. She seemed out of place amidst the glitz and glamour of the event, like a wildflower blooming in a field of roses.

Quinn's curiosity got the better of him, and he found himself making his way toward her booth, his steps deliberate and measured. Y/N looked up as he approached, her eyes sparkling with warmth as she greeted him with a bright smile.

"Hi there! Can I interest you in learning more about our cause?" Y/N's voice was like a melody, soft yet confident, drawing Quinn in despite his initial reservations.

Quinn hesitated for a moment, unused to such genuine warmth from strangers. "What cause?" he asked, his tone gruff but tinged with curiosity.

Y/N's smile widened, undeterred by his demeanor. "We're raising funds for underprivileged children in the community, providing them with educational resources and opportunities they wouldn't otherwise have. It's a cause close to my heart," she explained, her eyes alight with passion.

Quinn studied her for a moment, his gaze searching for any hint of insincerity. But all he found was honesty and sincerity, a stark contrast to the superficiality of the world he was accustomed to. Despite himself, he felt a flicker of something—a warmth he hadn't felt in a long time.

"Tell me more," Quinn finally conceded, surprising even himself with his genuine interest.

And so, Y/N launched into an impassioned spiel about the charity's mission, her words painting a vivid picture of hope and possibility. As Quinn listened, he found himself captivated by her spirit, her unwavering belief in the power of kindness and compassion.

By the time Y/N had finished speaking, Quinn was thoroughly intrigued. He found himself drawn to her light, her optimism a stark contrast to his own cynicism. And as he looked into her eyes, he saw something he hadn't expected—a reflection of his own humanity, mirrored back to him in all its rawness and vulnerability.

--

Their relationship blossomed slowly, like a delicate flower unfurling its petals in the warmth of the sun. Quinn found himself opening up to Y/N in ways he never had with anyone else, sharing his fears and insecurities, as well as his hopes and dreams. And Y/N, in turn, showered him with love and affection, her unwavering support a balm to his weary soul.

Quinn sat in his dimly lit apartment, his hockey gear strewn across the floor like discarded remnants of a battle won or lost. He stared blankly at the wall, the weight of the day's game still heavy on his shoulders. It was a tough loss, one that left him questioning his abilities and his worth as a player.

Y/N sat beside him, her presence a comforting warmth in the otherwise cold room. She reached out and gently took his hand in hers, her touch soft and reassuring.

"It's okay, Quinn," she murmured, her voice a soothing melody in the silence. "You gave it your all out there. That's all anyone can ask for."

Quinn sighed, leaning into her touch ever so slightly. "I know, but sometimes it feels like it's not enough," he admitted, his voice barely above a whisper.

Y/N squeezed his hand gently, her eyes full of understanding. "You're more than just a hockey player, Quinn. You're a person with hopes and dreams and fears, just like everyone else. And no matter what happens on the ice, I'll always be here for you."

Quinn looked at her then, really looked at her, and for the first time, he saw past the facade of sunshine and smiles to the strength and resilience that lay beneath. He saw in her eyes a reflection of his own struggles, his own fears, and he felt a connection—a bond—that went beyond the surface.

"I appreciate you saying that," Quinn murmured, his voice raw with emotion. "Sometimes it's hard to remember that there's more to life than just hockey."

Y/N nodded, her gaze unwavering as she met his eyes. "It's okay to feel that way, Quinn. But you're not defined by what happens on the ice. You're so much more than that."

In that moment, Quinn felt a weight lifted off his shoulders, a burden shared and halved. He realized that he didn't have to carry the weight of the world on his shoulders alone, that it was okay to lean on someone else for support.

Leaning in closer, Quinn found himself drawn to Y/N in a way he hadn't anticipated. He could feel the warmth of her presence enveloping him like a blanket, comforting and reassuring. And as he wrapped his arms around her, pulling her close, he felt a sense of peace wash over him, a feeling of home that he had never experienced before.

-- 

​​But it wasn't just Quinn who fell for Y/N's charms. His family, initially skeptical of anyone who dared to enter their son's guarded heart, quickly warmed to her. They saw how she brought out the best in Quinn, softening his rough edges and encouraging him to embrace life with a newfound enthusiasm.

Quinn's parents, Jim and Ellen, welcomed Y/N into their home with open arms, treating her like one of their own from the moment they met her. His siblings, Jack and Luke, adored her playful nature and boundless energy, finding in her a kindred spirit who shared their love for life and all its joys. 

The first time Y/N met Quinn's family was a nerve-wracking experience. She stood outside their doorstep, her heart pounding in her chest as she nervously smoothed down her dress. Quinn had assured her that his family would love her, but that didn't stop the butterflies in her stomach from fluttering anxiously.

As Quinn opened the door, Y/N was greeted by the warm smiles of his parents, Jim and Ellen. They enveloped her in a tight embrace, welcoming her into their home with open arms. From the moment they met, Y/N could see where Quinn got his kindness and warmth from; Jim's easygoing nature and Ellen's gentle demeanor instantly put her at ease.

"Welcome, Y/N! It's so wonderful to finally meet you," Ellen exclaimed, her eyes sparkling with genuine warmth.

Y/N smiled nervously, feeling a sense of relief wash over her. "Thank you for having me," she replied, her voice tinged with gratitude.

Quinn's siblings, Jack and Luke, bounded down the stairs, their excitement palpable as they caught sight of Y/N. They wasted no time in bombarding her with questions, eager to get to know the girl who had captured their brother's heart.

"Hi, I'm Jack!" one of them exclaimed, thrusting out his hand for Y/N to shake.

"And I'm Luke!" the other chimed in, grinning from ear to ear.

Y/N laughed, charmed by their infectious energy. "It's nice to meet you both," she said, shaking their hands warmly.

The evening was filled with warmth and laughter as Quinn's family gathered around the dinner table, enjoying each other's company. Y/N sat among them, her smile radiant as she shared stories and jokes, seamlessly fitting into the dynamic of the Hughes household.

Jim and Ellen exchanged a knowing glance as they observed their son and his girlfriend. They had watched Quinn grow from a young boy with dreams of playing in the NHL to the accomplished athlete he was today. But what they hadn't anticipated was the transformative effect Y/N would have on him.

"She's really something special, isn't she?" Ellen whispered to Jim, her eyes twinkling with affection as she glanced at Y/N.

Jim nodded in agreement, a proud smile gracing his lips. "She certainly is. I've never seen Quinn light up the way he does when she's around."

Across the table, Jack and Luke were engaged in a lively conversation with Y/N, their laughter filling the room. They had taken to her immediately, drawn to her playful nature and genuine warmth.

"You're the best, Y/N!" Jack exclaimed, his eyes shining with admiration.

Luke nodded enthusiastically, echoing his brother's sentiment. "Yeah, we love having you around!"

Y/N laughed, feeling a swell of affection for Quinn's siblings. "I love being here with all of you," she replied, her voice filled with sincerity.

As the evening wore on, Quinn's family couldn't help but marvel at the bond he shared with Y/N. They saw how she brought out the best in him, softening his rough edges and encouraging him to embrace life with a newfound enthusiasm.

But more than that, they saw how much Quinn needed her. They saw the way his eyes lit up whenever she entered the room, the way he leaned on her for support in times of doubt and uncertainty. They saw the depth of their love for each other, a love that transcended words and barriers.

And in that moment, as they sat together as a family, surrounded by love and laughter, Jim and Ellen knew that Y/N was more than just Quinn's girlfriend. She was his rock, his anchor in a sea of uncertainty, his guiding light in the darkness.

And as they looked at their son, his hand intertwined with Y/N's, they knew that he was truly blessed to have her by his side

[odinsblog]

Land and Housing

As a result of decades of land confiscations and discriminatory land policies, Israeli authorities have hemmed in Palestinian towns and villages, while nurturing the growth and expansion of Jewish communities, many of which in practice exclude Palestinians. The majority of Palestinians in Israel live in these communities, while some live in “mixed cities” like Tel Aviv-Jaffa and Haifa.

Ninety-three percent of all land in Israel constitutes state land, directly controlled by the Israeli government. Israeli authorities confiscated much of this land, several million dunams, from Palestinians through several different legal instruments, as documented in a later chapter of this report. A government agency, the Israel Land Authority (ILA), manages and allocates state lands. Almost half the members of its governing body belong to the JNF, whose explicit mandate is to develop and lease land for Jews and not any other segment of the population. The fund owns 13 percent of Israel’s land, which the state is mandated to use “for the purpose of settling Jews.”

Israeli authorities have almost exclusively allocated state lands for the development and expansion of Jewish communities. Since 1948, the government has authorized the creation of more than 900 “Jewish localities” in Israel, but none for Palestinians except for a handful of government-planned townships and villages in the Negev and Galilee, created largely to concentrate previously displaced Bedouin communities. Less than 3 percent of all land in Israel falls under the jurisdiction of Palestinian municipalities, where the majority of Palestinian citizens live, according to a 2017 estimate by Israeli and Palestinian groups.

Even inside Palestinian towns and villages within Israel, Israeli authorities discriminatorily restrict the land available for residential growth. The authorities have zoned large sections of Palestinian towns and villages for “agricultural” use or as “green” areas, prohibited residential building in them, and built roads and other infrastructure projects that impede expansion. A 2003 Israeli government-commissioned report found that “many Arab towns and villages were surrounded by land designated for purposes such as security zones, Jewish regional councils, national parks and nature reserves or highways, which prevent or impede the possibility of their expansion in the future.”

While increasing focus in recent years on these issues has resulted in more state-approved residential development, they have done little to date to change the reality of hemmed-in Palestinian towns and villages. By contrast, in case studies documented by Human Rights Watch in each of Israel’s six districts, planning authorities provided sufficient land and zoning permissions to predominantly Jewish communities to facilitate their growth.

(continue reading)

[thefusioncelestial]

Mix 5: The Rich Bear

Here is Tyler:

Nature boy disguised as park ranger. Very out doorsey, loves camping, and an astrologist. Apparently, the lack of light pollution, many night shifts in the woods will introduce you to the stars. And he wrestles bears, races with the deer, swims with the fishes, and lord knows what he does with birds. Sings with them? Basically the Avatar of the Park. And in all his time as a park ranger, poaching has gone down to zilch in his nature reserve.

And then there is John:

The city boy. You would think he was a typical rich play boy. But its an act. When you are put together & don't have to work a day in your life, a lot of people want to use you to get to that status. He spends his waking hours funding charitable causes through art auctions. Yes, the fake play boy has an artist side. Very good for fashion tips too.

They both know each other. They hated each other in high school. Something about being rivals io the same basketball team back in the day. The clashing energy pushing their team to win state every year until graduation. They started out at different colleges. But depending on who you ask, they followed or stalked each other because they ended up at the same uni for the actual undergrad work.

Tyler studied Zoology. John, Fashion Design. And despite not sharing a single class, they ended up at the same club: Scuba diving. The experience inspired them in different ways, and before graduation, they buried the hatchet. They made a promise. If they were not married in five years, they would meet up at a certain park at its main pavilion. This wasn't a marriage proposal, they just were curious on how two different life trajectories could lead to the same resort of being single.

John could have married anyone. He was well liked, well known, and never struggled for a thing. His relationships just ended when he found out their motives or at least his perception of such. His money. One scheme was marriage, divorce, and then a rich alimony. Another, she didn't need to marry him, just get her pregnant. He hoped Tyler was having a better time...

But Tyler never tried. He put his full focus into animal related work, and found he could do the most good as a park ranger. He liked the outdoors too. He could be a bit much, at least once or twice or week, he would go out working shirtless. Something about a better connection to life. Thank god he didn't turn into one of those online life gurus. He figured John would have baby mommas all over the city by now. The ladies were al over him in Uni. A new girlfriend every week. Tyler shuddered at the child support payments. Especially once the court knew he was loaded.

And that was the life, avoiding baby traps, and snapping bear traps, but eventually that date came closer.

At first neither of them were going to show up. What are the chances they both messed up? But they went anyway. A change of environment helps anyone no matter the settings.

Knotfield Park. A giant hilly grass land with pavilions on selected hilltops. The one this pair aimed for was the biggest one in the middle. John came in a Mercedes-Ben, & Tyler a park ranger truck.

They both arrived at the pavilion at the same time. They were both surprised.

"Uncommitted Playboi," Tyler blerted.

"Senator Moosefarts," John responded.

A few moments of awkward silence passed before they both broke into a smile and hugged each other.

John started. "Who knew we striked out unlucky. A rich boy with nothing to do, and a nature boy living it up with bears."

"How did you know? Were you spying on me?" Tyler asked.

"Word got around that the God of the Wild emigrated to the US and I investigated. Come to find out, it was you being you. No matter how much you hide from the world, it finds you. Maybe we should switch lives..", John said, ending in a sad tone.

"All I got is money. Doesn't lead to healthy foundations in the relationship department," he exclaimed.

"Bears scare off the ladies you know." Tyler quipped.

"So what now?" he asked.

"You know I work in auction houses right? So, I get a peek at a lot of stuff with a lot of history. Snagged one for this occasion. It's ~~~Magic~~~." John said enthusiastically.

Tyler remembered that John was into supernatural stuff when he was in high school.

"How is a magic item going to fix our problems? Is a genie's lamp? First wish: never ending apple pie.." Tyler licked his lips.

"Haha, no. A magic mirror. One from ancient Mesopotamia." John Said.

"Historical trash. We going to admire ourselves into a new future?" Tyler said sarcastically.

"Moosefarts, the mirror works as a fortune telling device. You put a piece of your own hair on the polished surface and point it to the stars, and it illuminates the way."

It was now night time. The stars clear in view.

"Let's try it." Tyler said.

"Oh?" John said in confusion.

Tyler already cut off a piece of his hair to put on this mirror. John quickly did the same.

"Why at the same time, Playboi?" Tyler asked.

"Why not." John responded.

He pointed the mirror at the sky. Nothing a happened.

"Maybe you are doing it wrong, Maybe the stars don't give enough light. Point at the moon," insistently said by Tyler.

"Someone is a bit excited by my expensive trash." John Smiled.

He tried the moon, and then the etchings around the mirror glowed. Both Tyler & John could read it for some reason, and they both said

"Two paths, under the moon, converge as one. The source of life, a river."

The mirror's polished surface glowed brighter and brighter until they were both glowing. A light path formed from their feet forming two light roads. Leading to the nearby forest.

"You see what I am seeing?" John asked.

"Yes." Tyler responded.

Tyler trusted his instincts and started following his path.

John hesitated, and then following Tyler's example to not be outdone, followed his.

After 30 minutes, they were in the middle of the woods. Skinny trees, it was fall time to, so not much foliage blocking the way. A lot of brown leaves on the forest floor tho.

Their paths eventually converged, a figure cloaked in light was at the convergence point. They couldn't make out any features except it being humanoid shaped.

"Do yo trust me, John?" Tyler asked.

"This time sure, I got you into this." John joked.

They both walked closer. But as they did. They became enamored by this being. They never stopped walking, and soon they were up real close to it. And yet they didn't stop. They were inside the glowing figure. John half way on one side, Tyler the other. Was it a hologram?

Just then, the light exploded and the two best friends were jerked forward. They smashed against each other & then turned into light particles. They floated for a bit and then swirled around the glowing figure.

The swirling lights that was once John & Tyler converged inside this light being in waves, smashing into it. Each time, the light being gained distinguishing features and became more solid, the light glowing dimmer.

The first wave: The humanoid being was now a skeletal frame surrounded by light.

The second wave: the nervous and vascular system started growing like vines and grew around in and the skeletal frame. A brain was forming.

The third wave: organs and & muscles were formed. It looked like one of those life sized cadaver models of the body without skin.

The fourth wave: Blood starts pumping and skin is formed.

Mentally, John & Tyler were confused. They were inside this light being & at the same time swirling around it.

The fifth wave: They understood. The light being was them. Both of them. In a sense they met their future self and he used the past to bring himself to the present. They were broken down into light and used to make him. Their destiny was to become one and chart a new future. Strangely, they excepted this. Life always brought them together. Maybe that was the hint that they were one being in two bodes. And now they shall be whole.

They gave in. Their minds were broken apart and put back together as one mind.

The sixth wave: John & Tyler's dna was mixed together and added to being. With this set of new instructions, the generic body began to morph.

Tyler's physique was used as the template. The skin tightened & etched Tyler's features the neck down. Loud stretching noises were produced. The biceps bulged out and the shoulders & pecs grew with a popping noise, but John's physique was added as well, and the H body shape was more fleshed out, like being pulled from both sides from the waist. The skin was fighting against this and so he became more cut, and his veins became more visible.

John's face was used as the template. The features morphed to copy John's but soon Tyler's characteristics had their say in this. The eyes became more sunken, the lip color more towards the skin tone. The ears moved to be more like Tyler's. When it came to hair, it was short cut like John's but darker like Tyler's. John's hairline won out, but Tyler's eyes would be used. Tyler's jawline and chin would win out, but John 's potential for facial hair gave him a lowkey grizzled look. The chin was a combination of both, long & thick.

Tyler's ass would form on it, and in the front, John won out. He was well endowed and needed no upgrading. Like his chin, his jewels would get hairy. But Tyler had better leg days from being out in nature, but it would use John's feet. Though for this new being its leg muscles got bigger and stronger than Tyler's, thanks to John.

Throughout this process, he would not make a sound. No moaning, no grunting. The only noise being made was from his body forming. He would find that he had a high pain tolerance.

The Seventh wave: It was shirtless like Tyler likes to be, but it had John's denim jeans.

The final wave: Their life force was added. The light built up again and let out a quick, but bright flash. He was alive. He slumped to the ground and began breathing air. His lungs sucked in the oxygen like a pair of black holes.

Who was he? This was the true final step. The name he chose would solidify the merger of the best friends, there would be one mind going forward. Just say who you are.

He stood up and opened his eyes:

I am James. His jeans became unbuttoned. He fixed that. He would need to get some new clothing.

What does he do in life? Run's charities to fund wildlife refuges. He spends his life between city & nature. James felt a sudden rush of confidence. It was his Tyler half pushing away what kept John from forming relationships: a fear of commitment. He knew someone, Analise. And with John helped push away Tyler's social anxiety. He kept his love of nature but would not selfishly keep that to himself. And with John's money, he could hire a team of new park rangers to protect Tyler's old park. He would still wrestles bears, race with deer, swim with the fish, and lord knows what he does with birds. He would just not do it alone anymore.

[city-of-ladies]

"According to Roman sources, emperors such as Nero and Domitian were fond of throwing lavish celebrations featuring female gladiators as novelty acts. The Roman historian Cassius Dio wrote of a days-long festival Nero held in honor of his mother in 59 where upper-class men and women “drove horses, killed wild beasts, and fought gladiators, some willingly and some sore against their will.” Roman historian and politician Tacitus referred to Nero’s female gladiators as feminarum, a term reserved for upper-class women, writing that “many ladies of distinction, however, and senators, disgraced themselves by appearing in the amphitheater.”

In 66, Nero sponsored more gladiatorial games featuring Ethiopian women, wrote Dio. And in 88, Emperor Domitian held games that again featured female gladiators, wrote biographer and historian Seutonius.

Sources also wrote of venatrices, female beast hunters, appearing in the Colosseum’s 100 days of opening games in 80. Venatrices took down stags, boars, and even lions with spears and bows, says Potter. Whereas female gladiators likely fought other women to first blood in single combat, explains Potter. Contrary to popular belief, fighting to the death was rare in gladiatorial games: Sponsors considered gladiators expensive, long-term investments.

Even though many Romans disapproved of female gladiators, people went wild for them in the arena. “We do know that some of the [female gladiator] fights took place in mid-afternoon, and that’s not the time for the novelty acts or the comedies or the executions,” says Philip Matyzask, an author, historian, and professor at the University of Cambridge. “That’s the time for the premier gladiator fights. So they were treated as serious professional bouts.”

The very existence of female gladiators complicates the understanding of Roman gender roles. Many believe Roman women were docile, modest, meek, and subservient to the men in their lives. But “Roman women wielded much more influence in society than many people out in the public think,” says Coleman. Roman women could be independent benefactors (funding the construction of buildings, temples, and social programs), own property, and divorce their husbands.

“I think we develop a better understanding of our own culture by close study of another,” says Potter, and studying female gladiators illuminates the “latent sexism in the way we view women,” both today and in antiquity.

Rome’s female gladiators are just one offshoot of women’s long, often-forgotten history as warriors. “Women have fought in nearly all conflicts and wars throughout history, from the war of Troy until today,” says Manas. Rome’s female gladiators were the women warriors of their time—redefining societal expectations of what women were and are capable of."

[veritas-scribblings]

date - @jegulus-microfic - words: 709

[wrote this late at night | can't stop thinking about turning it into something a bit longer, because the concept intrigues me]

Regulus Black isn’t what James expected. And that’s a problem.

DCI Crouch had prepared James well. James could tell you Regulus Black’s birthday, where he was born, the school he went to, the friends he kept there (Barty Crouch Junior, DCI Crouch’s only son, ironically), the school subjects he took, the grades he got, the course he’s studying, what time his classes are, what his hobbies are, which lovers he’s been connected to.

He knows that Regulus Black wakes up at 6 o’clock every morning and goes for a run. He knows that Regulus Black drinks espressos and doesn’t have any sugar in his tea. He knows that Regulus Black is allergic to shellfish, wears cashmere jumpers, loves football, doesn’t drive a car for whatever reason.

In fact, if James wanted, he could probably also find out what positions Regulus Black enjoys in bed, his kinks, how recently he’s been tested for STIs and the last time he had a blood test.

He meets Regulus Black for the first time at a function where he’s posing as a Fund Manager for Greengrass firm. It is there, at the Greengrass Manor, when James sees Regulus Black in person for the first time and learns that…well, Regulus Black is fit. He’s more than fit. He’s beautiful. James knows that from the photos he’d looked at when studying him. He had very much been prepared for that. He just hadn’t been prepared for the fact that Regulus Black is so much lovelier in person. There’s a crispness to him. An elegance. 

James has watched him all night. He speaks clearly, confidently, eloquently. There’s something reserved and a little bit stand-offish about him, a little bit holier-than-thou and James loves it. Regulus Black radiates class, cleverness, intelligence. He’s refined in that ‘upper-class, wealthy, nobility’ kind of way. 

And now James is conflicted. He’s worried, because he needs to keep a level head about all of this. Because he’s been tasked with ‘getting close to Regulus Black’, which he knows is code for ‘seducing Regulus Black’ to find out what he can about the Black family’s involvement in investment fraud and whether Regulus Black or his family are connected to the murders of the Prewett brothers.

But there’s something about Regulus that is so very alluring. Something that says to James, ‘Yes, I’m probably very capable of murder,’ while simultaneously saying, ‘Isn’t that so very, very sexy?’ 

And James agrees. It is so very, very sexy. Looking at the silver rings on Regulus’s slender fingers, the way his black curls shine and fall elegantly around his face, the way his lips pull into just a little bit of a sneer…James thinks he really wouldn’t mind being murdered by Regulus Black.

And that he is so very fucked.

‘James,’ James says, handing Regulus a glass of champagne. 

Regulus doesn’t take the glass. He looks away, a bored expression on his lovely, lovely face. ‘It’s actually Regulus,’ he says in a tone that’s entirely disinterested. 

‘No, I meant I’m James. I just didn’t get a chance to properly introduce myself earlier, Rodolphus and Bellatrix and Dolohov were monopolising you and I thought…well, I’d…introduce myself?’

‘I see. Hello, Just James, can I help you?’ Regulus finally takes the glass of champagne when James keeps sliding it across the banister towards him. There’s a small smile tucked away in the corner of his lips that suggests he finds James very amusing. 

‘No, I’ve just been watching you,’ James says, distracted by the way Regulus holds the champagne class in his lovely, long fingers. He pauses, realising what he just said. ‘Not in a creepy way! I just—well, you’re just lovely and. Well, I noticed you and this function is so boring and.’ He cringes. ‘I’m sorry, I’m terrible at this.’

Regulus raises a single, delicate eyebrow. ‘At flirting? I would say so. Luckily for you, I’m awfully bored as well, so please. Proceed. If you succeed at your terrible flirting, I may also let you dance with me.’ 

This time when Regulus smiles, it’s a proper smile. Dear God, his smile is exquisite, a little bit playful. And James knows, is sure from the very pit of his stomach, that he’s absolutely fucked.

[kellerenginnering-blog]

The Importance of Detailed Reserve Fund Studies for Industrial Projects: Insights from Leading Engineering Consulting Firms

Industrial projects—whether they involve manufacturing plants, warehouses, or large-scale facilities—demand meticulous planning and foresight. From the construction phase to ongoing maintenance, industrial properties require substantial financial and operational management to ensure their longevity and efficiency. One critical aspect of this management is ensuring that a well-funded reserve is in place to address future repairs and replacements.

A Reserve Fund Study (RFS) is an essential tool in this process, providing a detailed financial roadmap for maintaining the infrastructure of industrial projects. It outlines the condition of a facility’s major systems and forecasts when replacements or repairs will be needed, helping property managers, business owners, and investors plan for the future. In this blog, we’ll explore why detailed reserve fund studies are crucial for industrial projects and how Best engineering consulting firms for industrial projects in Toronto provide valuable insights to help you navigate the complexities of long-term financial planning.

What Is a Reserve Fund Study for Industrial Projects?

A Reserve Fund Study is a comprehensive evaluation of the major systems and components of an industrial facility. It includes an assessment of physical infrastructure such as HVAC systems, electrical systems, plumbing, roofing, flooring, and machinery. The goal is to predict when these systems will need significant repair or replacement and estimate the associated costs.

For industrial projects, a detailed RFS provides a breakdown of when these repairs are likely to occur, how much they will cost, and how much money needs to be set aside in a reserve fund to cover these expenses. A well-prepared RFS helps ensure that funds are available when needed, without disrupting operations or requiring emergency borrowing.

Leading engineering consulting firms are instrumental in providing these studies, offering expertise and strategic planning advice that aligns with both the specific needs of the facility and the broader goals of the business.

Why Detailed Reserve Fund Studies Are Crucial for Industrial Projects

1. Long-Term Financial Planning and Budgeting

One of the primary reasons industrial projects need a detailed reserve fund study is to establish a long-term financial plan. Industrial facilities have complex systems and expensive components that require maintenance or replacement over time. Without a thorough understanding of when these costs are likely to occur, business owners can find themselves unprepared for large, unexpected expenses.

A reserve fund study ensures that money is allocated in advance, avoiding sudden budget crises when equipment or systems need urgent repairs. By outlining the expected lifespan of various assets and estimating future costs, an RFS creates a clear financial roadmap, allowing facility managers to build their budgets accordingly.

Leading engineering firms will provide projections of how much to set aside each year to meet future repair needs, which helps ensure that the reserve fund grows at a sustainable rate and doesn’t fall short.

2. Preventing Unforeseen Downtime and Disruptions

For industrial projects, downtime can be incredibly costly, both in terms of lost production and the resources needed for emergency repairs. A reserve fund study highlights the expected life cycle of equipment and systems, helping facility managers prepare for major replacements before they cause significant disruptions.

For example, by forecasting when critical equipment like production machinery, HVAC systems, or backup generators will need to be replaced, the reserve fund study allows businesses to schedule these changes during off-peak times, ensuring smooth operations with minimal downtime.

A well-funded reserve enables quicker decision-making when something breaks down, providing the financial flexibility to address issues swiftly and maintain business continuity.

3. Enhancing the Life Span of Assets

A detailed reserve fund study doesn’t just forecast the costs of replacing equipment—it also identifies the best practices for extending the life of assets. Leading engineering consulting firms don’t just evaluate the current state of industrial equipment; they also recommend maintenance schedules and improvements that can maximize the useful life of various components.

This preventive approach not only reduces the likelihood of costly repairs but also helps industrial facilities get the most out of their existing infrastructure. By following the recommendations laid out in the reserve fund study, businesses can invest in ongoing maintenance that prolongs the life of key assets, ultimately saving money and preserving the integrity of the facility.

4. Ensuring Regulatory Compliance

Industrial facilities are often subject to regulatory requirements, whether it’s for environmental standards, safety protocols, or building codes. A reserve fund study conducted by a top engineering consulting firm will take these regulations into account, ensuring that all necessary updates and replacements are factored into the financial planning.

In addition, some industries may be required by law to have certain maintenance procedures or reserve funds in place. Leading consulting firms help ensure that your reserve fund study complies with relevant regulations, avoiding potential fines or legal issues down the road. This is especially important for industries like manufacturing, energy, and logistics, where compliance is critical to operational success.

5. Risk Mitigation and Asset Protection

An industrial facility is a major financial investment, and like any large asset, it carries inherent risks. Failure to adequately plan for future repairs or replacements can lead to expensive, emergency fixes that damage operations and reduce asset value. A detailed reserve fund study helps mitigate these risks by forecasting potential issues before they become critical.

By anticipating future costs and providing clear financial recommendations, an RFS allows businesses to better protect their assets, reduce financial risk, and ensure that they have the resources necessary to maintain or upgrade equipment when required.

6. Improving Property Value and Investment Appeal

For industrial property owners, especially those considering selling or leasing their facility, a reserve fund study adds significant value. Investors and potential buyers appreciate the transparency that comes with knowing a property is well-maintained and prepared for future costs.

A Detailed reserve fund study reports in Toronto serves as a valuable tool for property transactions, offering buyers or investors peace of mind knowing that the facility’s infrastructure is well-managed and that funds are available for future repairs. By demonstrating financial foresight and good maintenance practices, industrial properties become more attractive investments.

How Leading Engineering Consulting Firms Add Value

Leading engineering consulting firms provide more than just a basic reserve fund study—they offer a comprehensive, data-driven approach to industrial facility management. Their expertise ensures that the study not only covers the physical and financial aspects of the project but also incorporates strategic, long-term thinking that aligns with the goals of the business.

Top firms conduct thorough inspections, use advanced predictive modeling, and factor in various potential risks and variables to give you the most accurate forecasts. They also offer ongoing support, adjusting the reserve fund strategy as the needs of the facility evolve over time.

Conclusion

A detailed reserve fund study is an essential tool for managing the future costs of an industrial project. By partnering with a leading engineering consulting firm, you gain the expertise and strategic insight needed to plan effectively for long-term maintenance, protect your assets, and avoid costly disruptions.

Investing in a comprehensive reserve fund study today allows you to secure the financial stability of your industrial project and ensures that your facility operates smoothly for years to come. With the right consulting partner, you can optimize the value of your property, minimize risks, and keep your business running efficiently and profitably.

[bnyrbt]

The leader of the Choctaw Nation is joining an outpouring of support for the family of a 16-year-old student whose death is being investigated in Oklahoma.

Nex Benedict passed away on February 8, following a physical altercation at a high school the day prior. Chief Gary Batton confirmed that the young student’s mother is enrolled with the Choctaw Nation.

“The loss of a child is always difficult for a community and a family to accept,” Batton said in a statement on Wednesday.

“Although Nex does not appear to be affiliated with our tribe, their mother, Sue Benedict, is a registered member,” Batton continued. “Nex’s death weighs heavily on the hearts of the Choctaw people. We pray Nex’s family and their loved ones will find comfort,” Batton concluded.

Nex’s death has directed widespread attention to Oklahoma, where Republican officials have increasingly adopted policies hindering the rights and freedoms of Two Spirit and LGBTQ+ people. Sue Benedict has embraced her child’s gender identity and has vowed to donate funds to other youth experiencing some of the same struggles.

Two Spirit and LGBTQ+ advocates incorrectly identified Nex as being a citizen of the Cherokee Nation, whose reservation borders that of the Choctaw Nation. Cherokee Chief Hoskin Jr. expressed support for the Benedict family on Tuesday.

“As Chief, the health and welfare of all children within the Cherokee Nation Reservation is of concern,” Hoskin said in a statement.

Nex attended Owasso High School in Owasso, located on the Cherokee Reservation. Local authorities are investigating the death and have said they will forward the results of the investigation to prosecutors in Tulsa County for potential action.

Hoskin has offered the support of the Cherokee Nation Marshal Service as the investigation continues. The Owasso Police Department indicated in a statement on Tuesday that interviews would be taking place “over the course of the next two weeks.”

Oklahoma Gov. Kevin Stitt (R), a Republican who happens to be a citizen of the Cherokee Nation, has not spoken publicly about the death. He has repeatedly derided efforts to address diversity, equity and inclusion as discriminatory.

But a senior official with President Joe Biden, a Democrat, has weighed in. White House Press Secretary Karine Jean-Pierre offered a message of support from the administration in a post on social media.

“Every young person deserves to feel safe and supported at school,” Jean-Pierre wrote on her official government account. “Our hearts are with Nex Benedict’s family, their friends, and their entire school community in the wake of this horrific tragedy.”

“For many LGBTQI+ students across the country, this may feel personal and deeply painful,” Jean-Pierre continued. “There is always someone you can talk to if you’re going through a hard time. Dial 988 and press 3 to reach a counselor dedicated to serving LGBTQI+ young people.

According to the 2023 LGBTQ+ Youth Report, a project of Human Rights Campaign and the University of Connecticut, more than half of transgender and gender-expansive youth feel unsafe at school. In particular, nearly a third said they feel unsafe in school restrooms.

“All students, including trans and gender-expansive students like Nex, have the right to feel safe and protected while attending school,” Tori Cooper, the campaign director of Community Engagement for the Transgender Justice Initiative at the Human Rights Campaign, said in a statement on Wednesday. “That Nex was only 16 years old compounds this tragic injustice and they should have lived to see a fulfilling and authentic life.”

The 2023 study was based on a survey of nearly 3,000 LGBTQ+ youth ages 13-18 nationwide, according to the organization. Some 0.6 percent of respondents identified themselves as American Indian or Alaska Native.

According to Owasso Public Schools, a “physical altercation” took place in a bathroom at the high school on February 7. The Owasso police responded to a local hospital on the same day of the incident.

Police then said they were informed that a “juvenile” was taken back to a hospital on February 8, the same day as Nex’s passing.

[bitingdrivers]

Another post about Bones AU!

hello again! This time I want to talk about the supporting cast: interns, fbi agents and some other guys.

I want to preface this with a little note that my knowledge of american education (and any other) system is very surface level. And all of this is made up anyway, so don't sweat it. also acab

Mr. Alex Albon

Minors in veterinary medicine. The honorary intern on the case where they find a bull penis in the evidence. After that it's revealed that he has 7 cats, 2 dogs and even a horse. After graduating he will probably go work as a vet at the National Zoo.

Alex is bright and funny, he is down to earth, but very professional and smart. Rumor has it he is in some kind of relationship with George Russell.

I imagine he is fine working with corpses, but at the end of the day his heart is in the veterinary medicine, so after a few internships in the lab he announces that he managed to get hours at the Zoo, so he won't be in the lab anymore. Despite that, he still has to help on some cases when no one else can.

Mr. George Russell

Besides anthropology, he also studies archeology and will probably end up in the Authentications Department after graduating.

He is usually interns in Authentications, but a few times he has to help at the lab, when other squints are unavailable. He hates working with corpses and one time is found crying in the lounge after he has to help solve a child's murder.

George is reserved and serious about keeping it professional in the lab. But after you know him better, you will learn that he is very passionate and a big gossip (he probably started that rumor himself)

Dr. Fernando Alonso

Works in Palaeonthology department, but has anthropological education so a couple of times he helps in the lab when there are no avaliable squints.

Since they are both Spanish and share a passion of biology and geology, Carlos and Fernando are good friends and often help each other.

One time he has to help in the lab and one of the Institute's sponsors, Lance Stroll pays a visit. Something happens between the two

The Stroll family

The Strolls are the main benefactors of the Institute and sponsor a lot of it's campaigns. Lawrence Stroll is the head of the family and has a son and heir of the company – Lance Stroll.

Lance is very enthusiastic about the Lab and sometimes likes to visits and hover around to see how the cases are solved. After a couple of times people just accept it and even include Lance in conversations and explain things to him. In return Lance tries to help with fundings and internships. His knowledge in business and other affairs helped solve the cases on numerous occasions (he is very proud of that).

Mr. Yuki Tsunoda

Yuki studies anthropology, but is very passionate about chemistry. He is a food enthusiast and is very interested in the field of molecular kitchen. Despite studying to be an anthropologist, he plans on working in a molecular kitchen restaurant, although he still takes studying and working in the lab responsibly.

Daniel is a big wine enthusiast and dreams of making his own wine one day, so when he learns about Yuki's food hobby, the two quickly bond. Yuki even takes Daniel to a few molecular kitchen restaurants.

Mr. Liam Lawson

Liam is a the first intern to fill the space after Oscar. Because of that the crew feels really weird about him being there. But after a few weeks of working together they became good friends.

Daniel and Liam quickly bond over their shared love of American football and sometimes even play the sport together.

Yes, Liam also thinks Max is flirting with him at the start, but Charles quickly explains that this is just Max being Max (this happened in the show, I swear)

Agents Pierre Gasly and Esteban Ocon

They both work in the Cyber division of the FBI. Their friendship feels weird and strained to the outsiders, but Pierre and Esteban refuse to tell anyone what happened between them. Despite that, they often work together and do it well.

During one of the cases where a hacker is involved, Agent Gasly is put on the case and he and Charles work together to catch the killer. During this time they develop a connection and quickly start dating after (this happenes when Charles and Carlos decide to take a break). But since Carlos is Charles' true love, the relationship with Pierre doesn't work out, but they stay good friends afterwards

Mr. Guanuy Zhou

Guanyu spends a couple of months in America as an exchange student from China. During that time he is given internship hours at the lab and helps to solve a case. He is studying to be a forensic anthropologist in China.

Agents Kevin Magnussen and Niko Hulkenberg

Agents Magnussen and Hulkenberg used to serve with Daniel in military and went through war together. But after Daniel went to Criminal, Cyber, Response, and Services Branch (specifically the violent crime division), Hulk and Magnussen went to National Secutiry. Sometimes they meet to have a few beers together

Valterri Bottas

As one of the best anthropologist in the world, Max is asked to go to Finland to assess and authenticate some very old and important remains. Daniel decides to go with Max (obviously). But in classic Bones fashion a murder happens during their stay and Max and Daniel have to solve it. A local police officer Valterri Bottas helps them with the case.

Prof. Gianpiero Lambiase

Ok so in the show it's established that Brennan has slept and dated her professor and mentor (although I don't remember if it happened after her graduation or during her years in the university)

So I decided why not. Max dated his professor and mentor GP after graduating university. It was brief and they never took it seriously, because it was mainly just lust.

But one day GP decides to visit the lab. Daniel is not thrilled to find about Max's and GP's relationship (but at this point he won't say anything about it to Max).

Agent Sergio Perez

So uh. I kind of forgot about him till this moment and almost hit post lol.

I decided just now that he works in Organized crime division and helps during one of the cases. Sorry Checo, I forgor.

Ok so this is obviously not all the people in f1, but at this point I think it's enough. But feel free to make your own headcanons about how this or that f1 person fits in this au.

[jaegerswife]

English is not my first language so don't be mean to me :)

The strains of a string quartet filled the main hall of Piltover Council. Crystal chandeliers lit up the space, reflecting the sparkle of attendees’ jewelry. The Progress Gala was not just a technology exhibition, it was a showcase for the city’s elite.

Meanwhile, a beautiful girl, bored by the banal conversations about business alliances and political promises, ventured out to explore inventions. Her sky-blue dress with gold embroidery caught the eye wherever she went, but she hardly noticed it. She wasn't looking for flattery, but something real. As she approached a less crowded corner, she saw a young man concentrating on his machine. His long, deft fingers worked with precision, while his expression reflected a mixture of determination and caution. Intrigued, she stopped in front of him.

“What does this machine do?” he asked, breaking the silence with a voice that had just the right tone of curiosity.

Viktor looked up, visibly surprised. The nobility rarely showed interest in anything that didn't sparkle or generate immediate benefits.

“It’s a stand-alone generator,” he replied, his tone reserved but confident. “It could supply power to districts without access.” She arched an eyebrow, studying the design.

“And will it work?” she asked, curious. Viktor He pressed his lips together, uncomfortable with the question. Not because he doubted his creation, but because he knew that perfection was an unattainable expectation in his field.

“If don’t do it now, will soon. Imperfection is inevitable in the first attempts.” She moves forward slowly, impressed by his sincerity. “Did you build it yourself?”

“With the help of my mentor and some patience,” he said, with a hint of dry humor that took her by surprise. She smiled, genuinely amused. There was something about his seriousness that intrigued her.

She introduced herself, with the confidence that only someone of her status could display. Viktor looked at her for a moment, recognizing the name. Her name was a symbol of power in Piltover, known for funding ambitious scientific projects as long as they benefit the elite.

“Viktor” she replied simply. Before she could say anything else, an older man, clearly her father, called out to her from across the room. “I have to go” she said, though her eyes remained fixed on him for a moment longer.

“I look forward to seeing your machine in action”. Viktor watched her go, feeling a mixture of fascination and bewilderment. There was something about her that seemed different, something he couldn't quite put his finger on, and it definitely appealed to him.

[things-of-fire]

LORE DUMP‼️‼️ Buckle up losers, I’ve got a new WoF AU and OCs to boot. Welcome to my shitty dragon crime drama.

It currently doesn’t have a title or anything, it just exists. Here’s the deets:

1. This story takes place several decades after Arc 3. A lot of canon characters still exist, meaning I’ll be referencing them and what they’ve become. Eventually I might develop this into a whole future AU, and write all the alliances and everything, but for now I’ll just mention some key players.

2. These characters live in a city called Unity. In A Guide to the Dragon World, Anemone mentioned wanting to build an intertribal city for MudWings, SeaWings and RainWings. Well, guess what! She did, and that’s Unity. Unfortunately, it’s hard to make dragons to get along, especially when generational wounds linger from the War of SandWing Succession. To make matters more complicated, many Pantalan dragons have settled in Unity, bringing with them unfamiliar ideas and abilities.

3. To outsiders, Unity is a gleaming beacon of hope for intertribal cooperation. Most visitors don’t stay long enough to witness anything more. Residents live in an entirely different world. Unity is ruled by multiple factions, known colloquially as Hordes. Hordes control anything and everything they can get their claws on. Some Hordes, inspired by the Outclaws of the Scorpion Den, try to maintain justice within Unity. Most exist to amass wealth and power.

4. Hordes may be intertribal or tribe-specific. Even those exclusive to one tribe may call upon agents from another for their unique abilities. Alliances are constantly shifting, and if you gain a reputation with the Hordes, it’s best that you make yourself forgettable—or risk getting swept up in their plans.

AND NOW FOR OUR CAST:

Iridescence is a sly RainWing-SilkWing hybrid living in the city of Unity. Her striking colors make her stand out in any crowd, but more striking is her reputation. She is notoriously clever, conniving, and coy, using her delicate appearance to lull others into a false sense of security. She primarily trades Pantalan imports, but under cover of night, she deals in more…sinister goods. Poisons are her specialty. With the help of Kudzu, her leafspeaking assistant, she cultivates dozens of toxic plants to use in her concoctions.

Kudzu is a reserved, cynical LeafWing. He hails from a small group of LeafWings who, resenting Queen Sequoia’s push for peace, left Pantala in pursuit of isolation. To avoid his parents’ preaching about Pantalan politics, he spent most of time studying the flora and fauna of Pyrrhia. He would later move to Unity, where he studied under a SeaWing doctor and eventually opened his own practice. Soon after, he began working with Iridescence, helping her make poisons in exchange for funding his studies. His true passion is medicine.

Salamander is a timid, quiet MudWing. MudWing troops are a common sight in Unity, but nobody knows which she hails from. Salamander prefers to keep it that way. Her Bigwings, Caiman, is one of Unity’s deadliest Horde bosses. Salamander is rarely involved with her sibs’ crimes—they consider her much too anxious to bring along—except when they need her fireproof scales. As of late, Salamander has been spending more time in Caiman’s neighborhood, raising suspicions about her loyalties. Fortunately, she has an alibi. Rumor has it that Caiman has developed smokesickness, a rare and potentially fatal disease. As one of Unity’s mail carriers, it’s simply Salamander’s job to deliver her medicine.

If you read this far, wow! Thanks! I hope it was interesting. You’ll probably be seeing more of these characters on my blog. Feel free to ask questions, make OCs/suggestions for this AU, etc etc. I’ll share more of their story as time goes on.

As a bonus, here’s a size reference for the characters, based on my tribe headcanons:

The bases were made by Joy Ang. I got these from the Wings of Fire wiki—I can’t remember who posted them but I’ll try and update with them soon. Edits and colors made by yours truly.

[twistedlovelines]

Fem Riddle... Oh the potential for angst is so delicious it makes me salivate

Riddle lived her whole life trying to be the best she can do that she can get a husband that's worth joining families with. Being the only rosehearts child and a daughter her parents told her that she'll be keeping her name when she marries, which lessens the number of potential suitors.

Her first exposure to sapphic relationships was when she was sneaking into the bakery and saw two women on a date kiss. She thought she felt shock and disgust at the display but as she becomes older she realises it was awe and jealousy.

As she started attending night raven college she'd notice other girls on campus acting more lovey than platonic towards eachother. Every time she saw any public displays of affection she'd turn red and run the other way.

Her mind always goes back to the lecture her mother gave her when she noticed her staring at a girl for too long. She's the heir of Rosehearts, her duty is to her house. Not for silly flings with college girls she'll never see after graduation.

That mantra always eased her mind. Until a ln otherworldly prefect enters her life. She hates her. What is wrong with that one? Why can't she dismiss the way she feels about them like she always did? She hates her.

Riddle had not known peace of mind since she met her. Studying has become more difficult, that's how hard it has become.

She figured it out when she was lecturing the prefect for sitting in her seat one day. No one else was in the room, all other seats were empty. But what did the prefect decide to say?

"you can always sit on my face, a two for one deal if you will. You'll have your seat and I'll shut up."

Riddle is shellshocked, absolutely flabbergasted. What is wrong with the prefect???? Only later that night does she realise that would've accepted the prefects offer. With glee, even.

She can't tell anyone, not even her childhood friend. No one will believe her! The prefect is normally so reserved that she almost thought she hallucinated their words.

For now though she'll repeat them in her mind and use her hands and imagination.

(oh riddle the moment you learn what comphet is it's over for you 🥰)

-🔱

🔱 consider: singing Good Luck Babe by Chappel Roan in the shower after this happens <3 something about the nonchalant, utterly comfortable prefect bothers her so much...the way your mere touch seemed to crack the glass closet she had been contained in, a small chip rapidly spreading, ravenous until the constraints shatter, glass laying at her feet, reflecting only herself....

i want to write a full fic on this and flesh it out because i do quite like this idea, but i hope you enjoy this small snippet of it for now <33

(fem! riddle x fem! reader)

When you had abruptly transferred to NRC, the headmaster decided it'd be best to select Riddle as your roommate- after all, she was courteous, was a stellar student, and would serve as a good influence on you! What better way to acclimate you to your (ethically run, soundly funded) new campus than letting one of the top students be your guide? You could practically hear him preen at his own words.

Nonetheless, Riddle was a good roommate. She went to bed at 10:15 P.M. sharp every night (except for Fridays and Sundays, in which she would sleep at 10:45 P.M.), was organized, didn't hog the shower for inordinate amounts of time, and would even offer to assist you if you seemed to struggle in a subject.

Yet this tidied, perfectly drawn together image she had only made you curious. She didn't have a boyfriend (and had asserted that her ideal husband would be of respectable status, honor, and career) when you had asked if she had one in mind. Her reactions to the notion of traditional romance seemed...scripted. Unfeeling.

You didn't press her much after that. Despite her near-aversion to romance, you often noticed her eyes drifting towards it, pulled in by some magnetic force. Interestingly enough, though, she seemed to only pay attention to women. Women who held hands. Who kissed each other on the cheek before parting to their respective classes, who shared a strawberry sundae when the weather got too hot.