Market Study Roadway Analysis November 2013 Diminution in Price, Injurious Affection

Real Estate Appraisers & Consultants A Division of Wellington Realty Group Inc.

Prepared By

Ben Lansink, ACCI, P. App, MRICS
ben@lansink.ca     519-645-0750

Market Study: Diminution in Price Caused by a Roadway Event

The study that follows is not a static document.

It will continue to evolve and be edited as new research and Price evidence is collected.

Example: 114 Ardagh Road, Barrie

As reported by Leonard Borgdorff, Senior Project Engineer, City of Barrie, Ardagh Road (from Patterson Road to Ferndale Drive) was widened from two lanes to four lanes with the majority of construction during 2004 and 2005. The roadway was opened in late 2005/2006.

At present, the roadway is painted for two lanes with on-street parking until the traffic volume justifies four lanes.

The property sold before and after the road construction was commenced and completed. The details are as follows:

• 114 Ardagh Road sold on July 22, 1997 (via MLS #9703646).
  

  Price:	$155,000
  Seller:	Houter
  Buyer:	Wale
  PIN:	N/A
  Area (MLS):	18 metres x 37.99 metres (or 683.82 sq. metres)
  Area (Land Registry):	N/A

• On June 5, 2002, PIN 58760-0444 was registered as a severed parcel to ‘The Corporation of The City of Barrie’. The area of the parcel is 92 sq. metres.
• 114 Ardagh Road sold on March 6, 2007 (via MLS #0700352):

  Price:	$267,000
  Seller:	Wale
  Buyer:	Walton
  PIN:	58760-0445
  Area (MLS):	18 x 26.96 metres (or 485.28 sq. metres)
  Area (Land Registry):	483 sq. metres

Based on the MLS descriptions, a number of improvements were made between the 1997 and 2007 sale dates. These include a fully finished basement, central air conditioning, a new roof (in 2005), and a gas fireplace.

The following page outlines the calculations required to analyze the diminution in value caused by the roadway changes, if any. The calculations considered are as follows:

• State the sale date and sale price before the construction/event occurred;
• State the sale date and sale price after the construction/event occurred;
• Determine the RENOVA expected return for any improvements made to the property;
• Calculate an adjusted sale price based on the RENOVA renovation expected returns;
• Determine the average residential price on the date of purchase before;
• Determine the average residential price on the date of purchase after;
• Calculate an adjustment based on passage of time;
• Calculate percentage loss, if any.
• Conclude the diminution in Price (injurious affection), if any.

* The “Expected Return (ROI)” is provided by RENOVA.

Example: 154 Ardagh Road, Barrie

As reported by Leonard Borgdorff, Senior Project Engineer, City of Barrie, Ardagh Road (from Patterson Road to Ferndale Drive) was widened from two lanes to four lanes with the majority of construction during 2004 and 2005. The roadway was opened in late 2005/2006.

At present, the roadway is painted for two lanes with on-street parking until the traffic volume justifies four lanes.

The property sold before and after the road construction was commenced and completed. The details are as follows:

• 154 Ardagh Road sold on January 16, 2003 (via MLS #0206249).

  Price:	$149,500
  Seller:	Sawdon / Winkler
  Buyer:	Crombie
  PIN:	N/A
  Area (MLS):	38.10 metres x 27.42 metres (irregular)
  Area (Land Registry):	N/A

• On October 10, 2003, PIN 58761-0229 was registered as a severed parcel to ‘The Corporation of The City of Barrie’. The area of the parcel is 116 sq. metres.
• 154 Ardagh Road sold on January 13, 2006 (via MLS #0507389):

  Price:	$158,000
  Seller:	Crombie
  Buyer:	Arnold
  PIN:	58761-0230
  Area (MLS):	38.10 metres x 27.42 metres (irregular)
  Area (Land Registry):	939 sq. metres

Based on the MLS descriptions, it appears there were little to no improvements made between the dates. However, it was observed that a parking area was created by the City of Barrie with access from Ardagh Road.

The following page outlines the calculations required to analyze the diminution in value caused by the roadway changes, if any. The calculations considered are as follows:

• State the sale date and sale price before the construction/event occurred;
• State the sale date and sale price after the construction/event occurred;
• Determine the RENOVA expected return for any improvements made to the property;
• Calculate an adjusted sale price based on the RENOVA renovation expected returns;
• Determine the average residential price on the date of purchase before;
• Determine the average residential price on the date of purchase after;
• Calculate an adjustment based on passage of time;
• Calculate percentage loss, if any.
• Conclude the diminution in Price (injurious affection), if any.

* The “Expected Return (ROI)” is provided by RENOVA.

Example: 188 Ferndale Drive South, Barrie

As reported by Leonard Borgdorff, Senior Project Engineer, City of Barrie, Ferndale Road (from Ardagh Road past Summerset Drive) was widened from two lanes to four lanes with the majority of construction during 2006 and 2007. The roadway was opened in November 2007.

The property sold before and after the road construction was commenced and completed. The details are as follows:

• 188 Ferndale Drive South sold on November 7, 2003 (via MLS #0305160).

  Price:	$235,000
  Seller:	Marshall
  Buyer:	Fraser
  PIN:	58763-0086
  Area (MLS):	15.10 metres x 35 metres
  Area (Land Registry):	527 sq. metres

• No land was taken for the road widening.
• 188 Ferndale Drive South sold on July 3, 2008 (via MLS #0804054):

  Price:	$277,000
  Seller:	Fraser
  Buyer:	Ouroumis
  PIN:	58763-0086
  Area (MLS):	15.10 metres x 35 metres
  Area (Land Registry):	527 sq. metres

Based on the MLS descriptions, only a few improvements were made between the 2003 and 2008 sale dates. These include minor refurbishments and central air conditioning.

The following page outlines the calculations required to analyze the diminution in value caused by the roadway changes, if any. The calculations considered are as follows:

• State the sale date and sale price before the construction/event occurred;
• State the sale date and sale price after the construction/event occurred;
• Determine the RENOVA expected return for any improvements made to the property;
• Calculate an adjusted sale price based on the RENOVA renovation expected returns;
• Determine the average residential price on the date of purchase before;
• Determine the average residential price on the date of purchase after;
• Calculate an adjustment based on passage of time;
• Calculate percentage loss, if any.
• Conclude the diminution in Price (injurious affection), if any.

* The “Expected Return (ROI)” is provided by RENOVA.

Example: 163 Professor Day Drive, Bradford

As reported by Vince Musacchio, Capital Projects, Bradford West Gwillimbury, Professor Day Drive (from Holland Street West to 8th Line) was widened from two lanes to four lanes with the majority of construction during 2007. The roadway was opened in 2008. Professor Day Drive was extended north to 8th Line.

The property sold before and after the road construction was commenced and completed. The details are as follows:

• 163 Professor Day Drive sold on March 21, 2006 (via MLS #N863695).

  Price:	$257,000
  Seller:	Medeiros
  Buyer:	Cull / Delaney
  PIN:	58032-0994
  Area (MLS):	9 metres x 36.58 metres
  Area (Land Registry):	332 sq. metres

• No land was taken for the road widening.
• 188 Ferndale Drive South sold on July 3, 2008 (via MLS #0804054):

  Price:	$274,000
  Seller:	Cull / Delany
  Buyer:	Saqib
  PIN:	58032-0994
  Area (MLS):	9 metres x 36.58 metres
  Area (Land Registry):	332 sq. metres

Based on the MLS descriptions, only a few improvements were made between the 2006 and 2009 sale dates. The major refurbishment outlined was a basement renovation.

The following page outlines the calculations required to analyze the diminution in value caused by the roadway changes, if any. The calculations considered are as follows:

• State the sale date and sale price before the construction/event occurred;
• State the sale date and sale price after the construction/event occurred;
• Determine the RENOVA expected return for any improvements made to the property;
• Calculate an adjusted sale price based on the RENOVA renovation expected returns;
• Determine the average residential price on the date of purchase before;
• Determine the average residential price on the date of purchase after;
• Calculate an adjustment based on passage of time;
• Calculate percentage loss, if any.
• Conclude the diminution in Price (injurious affection), if any.

* The “Expected Return (ROI)” is provided by RENOVA.

Example: 253-255 Commissioners Road East, London

A portion of the analysis, “Diminution in Value Study – Reconstruction of Adelaide Street”, is cited from Lansink Appraisals and Consulting files. The analysis is also included within “A Case Study: Injurious Affection (Lazar v. Hydro One)”, by Ben Lansink, AACI, P.App, Lansink Appraisals and Consulting.

The owner of 245 Commissioners Road East applied to rezone his 3.25-acre property for medium density residential but did not succeed.

He then applied for and was successful in severing two lots (69,171 sq. ft. total). Each lot was suitable for single detached dwelling construction and use.

The two lots, 253-255 Commissioners, were sold to Mortimer/Brocklehurst in December 1999 for $115,000 each, or $230,000 for both, or $3.39 per square foot for 67,795 square feet total. A total of 1,376 square feet was dedicated to the City of London for road widening.

The purchasers were aware the road would be enlarged to four lanes and there would be a new sidewalk and bicycle path along the front of their land. The home sits well back from Commissioners Road as the purchasers constructed their home with the footprint close to the rear lot line.

Example: 465 Ridout Street South, London

A portion of the analysis, “Diminution in Value Study – Reconstruction of Adelaide Street”, is cited from Lansink Appraisals and Consulting files. The analysis is also included within “A Case Study: Injurious Affection (Lazar v. Hydro One)”, by Ben Lansink, AACI, P.App, Lansink Appraisals and Consulting.

Summary

In 2000, the City of London purchased 465 Ridout Street for $170,000. The vendors sold the property to the City of London under threat of expropriation; hence it was not an open market sale. The vendors did not pay Realtors® commission and the City paid the vendors a moving allowance.

In the open market place, vendors typically pay Realtors® fees and all moving costs.

Adjusted, the vendors received an open market price of $195,500 ($170,000 + $25,500), in other words the vendors effectively received $195,500 but it is assumed they had to pay Realtors® fees and all moving costs similar to a typical open market sale.

The City of London purchased the entire property, 817 m2 or 8,794 sq. ft.

The City of London retained 151 m2 or 1,625 sq. ft. or 18.5% of the property for the widening of Ridout Street and Commissioners Road East.

In 2003, the City of London sold 465 Ridout Street consisting of 666 m2 or 7,169 sq. ft. for $160,000 with the City, as vendor, reportedly paying Realtors® commission, which is typical of the open market.

Note that the building was constructed facing Commissioners Road; however ingress/egress is from Ridout Street The building footprint hugs its northerly boundary sitting as far as possible from the road allowance for Commissioners Road, which results in a normal-appearing front yard.

The following page outlines the calculations required to analyze the diminution in value caused by the roadway changes, if any. The calculations considered are as follows:

• State the sale date and sale price before the construction/event occurred;
• State the sale date and sale price after the construction/event occurred;
• Determine the RENOVA expected return for any improvements made to the property;
• Calculate an adjusted sale price based on the RENOVA renovation expected returns;
• Determine the average residential price on the date of purchase before;
• Determine the average residential price on the date of purchase after;
• Calculate an adjustment based on passage of time;
• Calculate percentage loss, if any.
• Conclude the diminution in Price (injurious affection), if any.

* The “Expected Return (ROI)” is provided by RENOVA.

Example: 788 Oxford Street West, London

Oxford Street is a major east west arterial road in London. The section of Oxford Street West between the rail overpass and Hyde Park Road was reconstructed to five lanes with one lane being a turning lane. Construction commenced in 2005 and ended in early 2006.

The Average Annual Daily Traffic (AADT) had been approximately 15,000 prior to construction and was expected to increase to approximately 33,500 after construction.

The following page outlines the calculations required to analyze the diminution in value caused by the roadway changes, if any. The calculations considered are as follows:

• State the sale date and sale price before the construction/event occurred;
• State the sale date and sale price after the construction/event occurred;
• Determine the RENOVA expected return for any improvements made to the property;
• Calculate an adjusted sale price based on the RENOVA renovation expected returns;
• Determine the average residential price on the date of purchase before;
• Determine the average residential price on the date of purchase after;
• Calculate an adjustment based on passage of time;
• Calculate percentage loss, if any.
• Conclude the diminution in Price (injurious affection), if any.

* The “Expected Return (ROI)” is provided by RENOVA.

Example: 736 Oxford Street West, London

Oxford Street is a major east west arterial road in London. The section of Oxford Street West between the rail overpass and Hyde Park Road was reconstructed to five lanes with one lane being a turning lane. Construction commenced in 2005 and ended in early 2006.

The Average Annual Daily Traffic (AADT) had been approximately 15,000 prior to construction and was expected to increase to approximately 33,500 after construction.

The following page outlines the calculations required to analyze the diminution in value caused by the roadway changes, if any. The calculations considered are as follows:

• State the sale date and sale price before the construction/event occurred;
• State the sale date and sale price after the construction/event occurred;
• Determine the RENOVA expected return for any improvements made to the property;
• Calculate an adjusted sale price based on the RENOVA renovation expected returns;
• Determine the average residential price on the date of purchase before;
• Determine the average residential price on the date of purchase after;
• Calculate an adjustment based on passage of time;
• Calculate percentage loss, if any.
• Conclude the diminution in Price (injurious affection), if any.

* The “Expected Return (ROI)” is provided by RENOVA.

Example: 736 Oxford Street West, London

Oxford Street is a major east west arterial road in London. The section of Oxford Street West between the rail overpass and Hyde Park Road was reconstructed to five lanes with one lane being a turning lane. Construction commenced in 2005 and ended in early 2006.

The Average Annual Daily Traffic (AADT) had been approximately 15,000 prior to construction and was expected to increase to approximately 33,500 after construction.

The following page outlines the calculations required to analyze the diminution in value caused by the roadway changes, if any. The calculations considered are as follows:

Comparable criteria were as follows:

• All properties on Oxford Street West in this study are within the reconstructed area.
• Each property is the same vintage, design and offers similar utility.
• All dwellings are in the 1,000 to 1,300 sq. ft. range and all have finished basements.
• All properties sold in 2006 or 2007.

The calculations considered are as follows:

• Calculate the sale price per square foot of building including land for each property.
• Calculate the average and median of sale price per square foot of building including land.
• Compare averages of Oxford Street West properties versus comparable properties.
• • Calculate percentage loss, if any.

Conclusion

The above analysis illustrates, via the open market place, that a property on an Arterial Road (Oxford Street West) sold for less than a property on a Local or Secondary Collector roadway.

A property should have sold $199.34 per sq. ft. of building including land

for…

A property sold for… $165.39 per sq. ft. of building including land

Therefore, the Arterial Roadway location has caused a diminution in Price of approximately 17.03%.

Municipal Property Assessment Corporation

The Municipal Property Assessment Corporation (MPAC) is a non-profit Provincial corporation that completes assessments for all real property in Ontario. The valuation system used by MPAC is based on current value assessment (CVA).

For each assessment, MPAC uses industry-standard Computer Assisted Mass Appraisal techniques to analyze sales and property data across the province. The primary valuation tool within the Computer Assisted Mass Appraisal is ‘Multiple Regression Analysis’, a statistical tool used by assessing authorities to automate the sales comparison approach to value in a mass appraisal setting. Within Multiple Regression Analysis, multiple variables are used in the calculation of the value assessment. MPAC uses ‘abutment and proximity variables’ within the calculations.

The diagram below, as sourced from the MPAC website, provides an example of a subject property. The lots with the ‘A’ would typically be considered to be abutting the subject property. The lots with the ‘P’ would typically be considered as being in proximity to the subject property.

Traffic Pattern (light)

Property fronts or sides onto a street that feeds into specific subdivision from primary or secondary road. One of main roads is in a subdivision.

Traffic Pattern (medium)

Property fronts or sides onto a street or highway subject to intermittent flow of traffic throughout the day.

Traffic Pattern (heavy)

Abuts – property directly fronts street or highway, subject to constant flow of traffic throughout entire day. Typically considered as major artery in municipality in urban area with several traffic lights to control traffic.

Proximity – property indirectly fronts, backs or sides onto street or highway subject to constant flow of traffic throughout entire day. Typically considered as major artery in municipality in urban area with several traffic lights to control traffic.

Traffic Pattern (extremely heavy)

Abuts – property directly fronts, backs or sides onto a 400-series highway or equivalent (e.g., Don Valley Parkway). Generally, has two or more lanes of traffic in each direction and controlled access to highway.

Proximity – property indirectly fronts, backs or sides onto a 400-series highway or equivalent (e.g., Don Valley Parkway). Generally, has two or more lanes of traffic in each direction and controlled access to highway.

MPAC reported that the variable values for diminution caused by either abutment or proximity to a traffic pattern used within the ‘Multiple Regression Analysis’ vary from neighbourhood to neighbourhood and model to model. The diminution in value percentages are in the range of:

-3% to -17%

Effects of a Roadway: General Overview

There are real or perceived effects, risks, and concerns when a high traffic volume roadway is constructed, used, and maintained. There are many reasons why property buyers discount the price of property along a high traffic volume roadway.

The following section of this study provides examples of possible effects, risks, and concerns related to high traffic volume roadways. .

Respiratory and Heart Problems

• Traffic pollution can prevent the lungs of children who live near busy roads from developing properly, making them more likely to suffer respiratory and heart problems later in life, U.S. researchers said on Friday (Jan. 26, 2007).
• They found that children who had lived within 500 yards of a highway from the age of 10, had significantly less lung function by the time they reached 18 than youngsters exposed to less traffic pollution.

Source: msnbc.com news services, 2007, http://www.msnbc.msn.com/id/16831975/ns/health-kids_and_parenting/

Premature Deaths

• The Ontario Medical Association says that air pollution is responsible for 59,000 emergency room visits and 5,800 premature deaths every year. Poor air quality costs our province almost $10 billion a year. Cars and trucks aren’t the only cause of this, but they are a major contributor, and we have the power ourselves to do something about it.
• While cars and trucks contribute to smog, emissions from these vehicles affect us at the most local level. Research shows that, when vehicles are banned from city streets, hospitalizations for asthma go down. And air pollution gets worse the closer you live to a major road, especially one with frequent traffic jams.

Effects of Noise Pollution on Health

Noise pollution can be caused due to various sources – there is street noise, traffic noise, noise in public transport places…

Noise pollution can take a severe toll on human health in the long run. These effects will not become apparent immediately, but there could be repercussions later on. The following is a list of the kinds of effects noise pollution will have on human health after continuous exposure for months, and even years:-

• The most immediate effect is a deterioration of mental health. As an example, people who are living too close to airports will probably be quite jumpy. Continuous noise can create panic episodes in a person and can even increase frustration levels. Also, noise pollution is a big deterrent in focusing the mind to a particular task. Over time, the mind may just lose its capacity to concentrate on things.
• Another immediate effect of noise pollution is a deterioration of the ability to hear things clearly. Even on a short-term basis, noise pollution can cause temporary deafness. But if the noise pollution continues for a long period of time, there’s a danger that the person might go stone deaf.
• Noise pollution also takes a toll on the heart. It is observed that the rate at which heart pumps blood increases when there is a constant stimulus of noise pollution. This could lead to side-effects like elevated heartbeat frequencies, palpitations, breathlessness and the like, which may even culminate into seizures.
• Noise pollution can cause dilation in the pupils of the eye, which could interfere in ocular health in the later stages of life.
• Noise pollution is known to increase digestive spasms. This could be the precursor of chronic gastrointestinal problems.

A “Position Paper” released by Germany estimates that for each 1dB(A) increase in noise levels, average property values fall by 0.5%.

Asthma and Reduced Lung Function

People living or otherwise spending substantial time within about 200 m of highways are exposed to these pollutants more so than persons living at a greater distance, even compared to living on busy urban streets. Evidence of the health hazards of these pollutants arises from studies that assess proximity to highways, actual exposure to the pollutants, or both. Taken as a whole, the health studies show elevated risk for development of asthma and reduced lung function in children who live near major highways.

Cancer, Asthma, Premature and Low-Birthweight Babies

Air pollution from motor vehicles increases rates of cancer, asthma, premature and low-birthweight babies and creates other health woes. And the closer you live to congested roads, the greater the danger to your health.

Pneumonia

Birthweight

Scientist has found the relationship between exposure to traffic pollution and the affect of the development of babies in the womb. A mother who has a high level of exposure in early and late stages of pregnancy are more likely that the baby would not grow properly although more detailed research into the link was necessary.

Mental and Physical Health Problems

Excessive traffic noise is one of the most common complaints among American residents. Millions of people are affected by constant traffic noise in their own home. In fact, traffic noise impacts more people than any other environmental noise source. Traffic noise can affect the ability to work, learn, rest, relax, sleep, etc. Excessive noise can lead to mental and physical health problems. If your home is near a major road or you are experiencing problems with traffic noise, you may be able to limit the impact on yourself and your family.

Hyper-tension

Results from studies of road traffic noise and hypertension are heterogeneous with respect to effect size, effects among males and females and with respect to effects across age groups. The study supports an association between road traffic noise at high average levels and self-reported hypertension in middle-aged.

Market Study: Conclusions

The purpose of this market study was to “determine any loss in Price due to a roadway widening, roadway development/change, traffic increase, and/or an expropriation required for roadway events” and to isolate any loss in value caused by the external obsolescence (the roadway event).

By analyzing the price of these properties before and after the roadway event, this study has determined that external obsolescence caused by ‘roadway events’ has a negative effect on the Price, hence value of properties abutting the roadway.

Most people have an opinion regarding obsolescence and the effect on themselves, their surroundings, their property, and on society. The harm may be real or perceived and it may be different for each property and to each property seller and buyer. Compensation for Price diminution, hence value diminution, to the remaining property as a result of obsolescence, injurious affection, is best measured by the actions of willing sellers and willing buyers functioning in the open market place.

This is a value diminution analysis based on the BEFORE road construction value vs. the actual price AFTER road construction. Nissouri Road was widened and reconstructed by the County of Middlesex.

The vacant Lot at 22060 Nissouri Road sold for $83,000 in May of 2012.

The taking was a narrow strip of land running next to and parallel to Nissouri Road.

The estimated compensation for Injurious Affection was estimated to be zero percent or $0, nil, by the Expropriating Authority.

The appraisal report stated: …an estimated $18.50 per square meter is considered the best indication of current value for the subject property.

A portion of the Expropriation Act, 25. (1), follows:

The County’s estimated land value was $18.50 $/M2 for the Sec. 25 payment.

22060 Nissouri Road – Aerial AFTER the taking

The property at 22060 Nissouri Road sold in May of 2012 “AFTER” the expropriation and the road reconstruction for $83,000. The property, a vacant lot suitable for dwelling construction and use, had been offered on the open market. Several persons made inspections.

After a few months the seller’s accepted an Agreement of Purchase and Sale.

The December 2009 Sec. 25 value “BEFORE” was $100,122 and the open market sale was only $83,000.

The new home constructed is set-back about 180 feet from the new pavement’s edge.

When adjusted for the passage of time, this sale provides very strong evidence that the road taking and road works resulted in a diminution of minus -28.67%.

The County of Middlesex determined that the vacant lot at 22060 Nissouri Road would NOT be injuriously affected by the taking and concluded zero per cent (0%) estimated Injurious Affection.

22044 Nissouri Road

Certification by Ben Lansink – Market Study

I, Ben Lansink, certify to the best of my knowledge and belief that:

This document is not an appraisal report, a technical review, or a consulting report, as defined by the Appraisal Institute of Canada. It is a Market Study, an analysis of Price facts pertaining to residential properties. This study does not estimate market value of a specific property, rather the percent diminution in Price, if any. Price is an historic fact; value is an opinion.

The statements of fact contained in this study are true and correct.

The reported analyses, opinions, and conclusions are my personal impartial and unbiased professional analyses, opinions, and conclusions. No one provided professional analysis assistance to me.

I have no known bias and no present or prospective personal interest with respect to the issues that are the subject matter of this Case Study, or to the public who may receive this Study.

The writing of this Study was not contingent upon developing or reporting predetermined results, the amount of the Price diminution, or a conclusion favouring anyone.

My analyses, opinions, and conclusions were developed, and this Case Study has been prepared, in conformity with (1) the Canadian Uniform Standards of Professional Appraisal Practice (CUSPAP), Appraisal Institute of Canada; (2) the Uniform Standards of Professional Appraisal Practice (USPAP), Appraisal Standards Board, United States; and (3) the International Valuation Standards (IVS).

I have the knowledge and experience to complete this Study competently.

The Appraisal Institute of Canada has a Continuing Professional Development Program. As of January 2014, I have fulfilled the requirements of this Program. I am a member in good standing of the Appraisal Institute of Canada.

Should any evident errors or omissions or additional undisclosed or unavailable facts become known, I reserve the right to revise this Study and its findings.

Respectfully submitted,

Ben Lansink, AACI, P.App, MRICS      Date: January 2014

Lansink Appraisals and Consulting

Telephone: 519-645-0750      Email: ben@lansink.ca

End of Study – Last Page