Buying a Home – August 2024

Listing a home for sale or buying a new home can be stressful, now more than ever considering the housing market forecast. Expert opinion insists that the housing market will improve sooner than later, but there continues to be a delay in its uprising thanks to many economic factors, including inflation, which is slow to level.

For homeowners looking to sell in today’s real estate market, consider the following:

• Ensure the home is in tip-top shape. Homes that draw attention and have well-maintained curb appeal can make or break a buyer’s final decision.
• Don’t ignore repairs. Don’t give buyers a reason to doubt the purchasing of the home. Make repairs or improvements to showcase only the most positive attributes of the home.
• Contact a local real estate agent. Advertising is important. A real estate agent can expedite a homeowner’s selling process due to his/her/their local market presence or access to real estate portals.
• Do the research! Homeowners should list their home competitively against other homes currently on the market. This is possible only if the homeowner keeps up to date with current pricing intel, so do research thoroughly and regularly!
• For homebuyers aspiring to purchase their next home for memory making, remember:
• Budget plan. Housing payments are influenced by several factors: home price, down payment, mortgage rate, length of loan, insurance, taxes, etc. One should determine a reasonable monthly payment based on his/her/their lifestyle.
• Keep both eyes open. Stay up to date on one’s ideal market. Pay attention to turnover, available inventory, prices, etc. One never knows when a good deal will pop up and should be prepared to pounce!
• Be confident. It is easy to get discouraged. One should strive for realistic expectations, be flexible and open-minded and don’t let the chaotic market convince one to buy what isn’t right for one’s budget or lifestyle!

Thankfully, Lincoln has at least one business to cover each of these aspects in both the home buying and home selling processes. Continue reading for information on the best businesses in Lincoln for enhancing curb appeal, remodeling, finding a real estate agent, financing, insurance and more!

Razor-sharp Real Estate Agents

Professional Realty Group (PRG) (prg-ne.com) understands that buying a home is a big step! It understands the importance of investment, whether it’s one’s first home, dream home or tenth investment property, so PRG has a team of individuals that are experts in the field, ensuring that each of its clients find the perfect property for the clients’ unique circumstances, needs and style.

The PRG team knows and loves the real estate market, so they make it a priority to educate homebuyers throughout every step of the buying experience. PRG never wants its clients to feel left out!

PRG has seven top-performing real estate agents for Lincoln and the surrounding areas:

• Andrea Bleicher
• Andy Sprieck
• Ben Bleicher
• Danny Poethig
• Jen Pfeifer
• Mark Salak
• Tucker Velder

“I focus on client satisfaction. My business is about service, and I am not happy until you are happy,” says PRG Real Estate Agent Ben Bleicher. “Whether it’s finding you a home, finding the best loan or helping you get the most out of selling your home, I am here to guide you!” Check out Professional Realty Group for more dedicated and knowledgeable real estate agents such as Ben!

Loyal Lending Services

The first thing homebuyers should do is get pre-approved with a mortgage lender to determine lending ability. Once the homebuyer understands possible lending options, the homebuyer can adjust plans, if needed. The loan officer will be able to help identify available options that achieve the homebuyer’s goals, which is where West Gate Bank® (westgate.bank) can help!

To start the pre-approval process, homebuyers should reach out to their bank and speak to a mortgage loan officer. A mortgage loan officer, such as those at West Gate Bank, can provide a link to a free homebuyer education class. This class provides valuable information for first-time homebuyers. It outlines the necessary steps to prepare for home ownership and teaches how to save for the down payment and closing costs. It also has information on building and achieving great credit scores.

A good way to plan for buying a house, without racking up too much debt, is to know and stay within a set budget. Wait to get furniture and appliances after the loan application is approved and one has closed on the mortgage. Do not accrue any new debt prior to or during the process of getting a mortgage loan.

What is a good timeline for financing a house? The answer is after one has completed the homebuyer education class and has determined he/she/they are ready to take on home ownership.

Mortgage Loan Officer Amy Dang at West Gate Bank says, “Buying a house in the winter might help with bidding against fewer buyers due to lower demand.” Tips such as these are why West Gate Bank can be relied upon to not only provide homebuyers with loans options, but to also educate and inform homebuyers throughout every step of the process.

Impactful Insurance

It is almost impossible to avoid all unforeseen challenges during the home buying process. However, there are steps one can take to be better prepared for any obstacles that arise.

Ashley Freese & Associates, Inc. (amfam.com) knows how to be best prepared. It claims the number one thing is to ALWAYS get a home inspection done! As much as a home can look amazing on the outside, an inspection can make sure the foundation, siding, roof and utilities are all in good condition. Not only does this put the homebuyer’s mind at ease because they know exactly what they are getting themselves into, but it is also financially sustainable in the long run, ensuring all aspects of the home are safe and highly efficient. Ashley Freese & Associates, Inc. can help guide homebuyers through this undeniably important process.

Ashley Freese & Associates, Inc. also recommends that homebuyers do their research when looking for the right realtor, mortgage lender and insurance agent. “Make sure you feel comfortable with them and they understand you and your needs; that is most important!” says Owner Ashley Freese.

“Purchasing a home is as unique as the family that is purchasing the home,” adds Freese. “Always make sure that you are comfortable, you are able to trust the professionals with whom you are and they put your needs/wants first.”

Ashley Freese & Associates, Inc. is committed to this goal of customer satisfaction. Freese and the Ashley Freese & Associates, Inc. team strive to serve its clients using its compilation of unique backgrounds, training and experience. So, Ashley Freese & Associates, Inc. is well equipped to support its clients’ home, auto, life and business insurance needs in Lincoln and the surrounding areas!

Budget-friendly Building

Hartland Homes (hartlandhomes.com) believes that everyone should have the opportunity to own a brand new home. Hartland Homes makes this possible by offering equitable and simplified solutions for first-time homebuyers, offering clients the opportunity to build in one of Hartland Homes’ communities or any available lot, customizable floor plans ranging from 792 to 2,059 square feet and customizable finishes for both interior and exterior features. Hartland Homes is a homebuyer’s one-stop shop to home ownership, taking special care to ensure budget-friendly solutions and services.

Hartland Homes wants its clients to reap all the possible benefits of building a new home. Building with Hartland Homes ensures benefits such as included warranties, lack of repairs or remodeling, current building codes, customization and flexible building with all the types of loans or housing grants, including FHA and VA.

Hartland Homes encourages all clients to consult their lender to make sure they are prequalified and establish realistic expectations for the home buying and selling processes to come.

Hartland Homes wants to knock the myth that one must be wealthy to build or own a new home. “Hartland Homes has made owning a brand new home affordable and attainable for 40 years by offering smaller floor plans with standard finishes that use high-quality products and are energy efficient,” notes Co-owner Lea Barker. “Hartland Homes also works with preferred lenders that have less stringent requirements, such as lower down payments or credit scores under 700, which allows more people to qualify and purchase their dream home.”

This October marks Hartland Homes’ 40th Anniversary of serving Lincoln and the surrounding communities, and they continue to make owning a new home possible for anyone and everyone.

Requisite Realtors

The best thing a homeowner can do is contact a trusted realtor! Realtors not only provide a market analysis, but they can also tell homeowners what is needed to make the home more desirable to secure the best possible price.

This is where Lincoln Federal Savings Bank (Member FDIC, Equal Housing Lender) (lincolnfed.com) comes in! It is in the homeowner’s best interest to sit down with a lender prior to putting their house on the market to ensure everyone is on the same page regarding approval amount, cash to close and expected payment.

“With rates being a little higher than the last couple of years, we don’t want clients to be shocked when looking at a new home after they have their current home under contract,” says Lincoln Federal Savings Bank Vice President Chris Elgert. “We direct clients on whether or not to sell their current home before finding a new house, if bridge financing is an option or how to overall proceed.”

It is important for the homeowner to understand what they will “net” when selling their home. Lincoln Federal Savings Bank wants to ensure that their clients’ new homes aren’t going to come with any unintended expenses. If that is the case, Lincoln Federal will help the homeowner make sure those items can be paid for without any additional financing.

“We also want to make sure that buyers are doing their due diligence before submitting an offer. We don’t want our clients to rack up inspection fees and see that money go to waste if the transaction doesn’t hold together,” notes Elgert. “Again, that is where a trusted lender, like Lincoln Federal, can be invaluable!”

Lincoln Federal aims to have everything into underwriting for final approval two weeks prior to closing and fully approved more than one week in advance. This customer dedication is why homeowners should look to Lincoln Federal Savings Bank as a trusted lender to guide them through the buying and selling process!

Imperative Inspections

An important factor in buying a home is having a professional home inspection done prior to purchase. Schedule a home inspection with King’s Home Inspections (kingsinspections.com) as soon as possible after a housing offer is accepted. Home inspectors are in high demand and booked out several weeks!

As is common, King’s Home Inspections offers something called a “Whole House Inspection,” which is a comprehensive review of all aspects of the home. These range from $400 to $700 depending on the house and its features. Additionally, other inspections such as termite, radon testing, mold, lead paint and asbestos can be requested.

“An inspection can discover defects or issues with a home of which the buyer (and many times the seller) is not aware. These issues can be dealt with prior to purchase, saving homeowners money in the long run,” says Owner of King’s Home Inspections Randy King.

When choosing a home inspector, look for one that has years of experience and credentialing with a national association, such as InterNACHI, ASHI or NAHI. If possible, select one that is certified or a Master Inspector such as King.

“While a home inspection is comprehensive, it is not invasive,” says King. “The home inspector will often refer the homeowner to a specialist for further evaluation if a component is suspect.”

One can also purchase a home warranty to cover items that break or go bad. These are usually for one year and can be renewed, so ask a realtor or representative at the title company for more information.

“King’s Home Inspections can identify the age of a house’s components and help buyers formulate a timetable for remodeling, replacing or upgrading,” asserts King. “This helps buyers know what major expenses they may be facing!”

Randy King is an InterNACHI Certified Master Inspector with over 25 years of experience. He has inspected over 8,000 homes of all shapes and sizes in southeast Nebraska.

Resilient Realty Service

Buying a home, especially as a first-time homebuyer, can be tricky. Thankfully, the team at Nebraska Real Estate Specialty Group of Nebraska Realty (nebraskarealty.com) can help!

What are some of those tricks homebuyers should look out for when buying a new home? Look out for hidden costs such as taxes, insurance and maintenance; the location–safety, amenities and future development; home inspections; resale value and current market conditions.

Nebraska Real Estate Specialty Group’s realtors are highly trained and have the knowledge and dedication to help clients navigate these steps, which can be confusing without the help of an experienced real estate agent. Whether one is buying or selling a home, acreage, farm or ranch, building new, pursuing a commercial investment or has a leasing need, Nebraska Real Estate Specialty Group is more than capable and excited to guide a client through the process!

“Hire an expert realtor who understands your unique needs and listens to your aspirations. They should guide you seamlessly from pre-approval through closing and beyond, ensuring a smooth and successful home-buying experience,” offers Realtor at Nebraska Real Estate Specialty Group of Nebraska Realty Alicia Chrastil as advice to those looking to become homeowners.

One must remember that there is no single right way to buy a home because everyone’s situation is different. However, there are best practices–such as doing thorough research, being financially prepared, using professional help, being patient and staying informed on market changes and regulations. Luckily, the team at Nebraska Real Estate Specialty Group of Nebraska Realty is prepared to help!

Mindful Mortgage Lenders

“For individuals that are considering selling their current home and purchasing a new one, a strategic initial step involves assembling a trusted team of local real estate professionals”, assures City Bank & Trust (citybankandtrust.com) Senior Vice President Shawn Lang. “This team should include a lender capable of financial assessment and a realtor possessing in-depth market knowledge with experience in both buying and selling properties. Prioritizing lender pre-approval is crucial. This process validates purchasing power, strengthens the buyer’s negotiating position and provides the real estate agent with valuable information about the seller’s property to facilitate a comprehensive assessment of potential sale proceeds.”

Thorough preparation is essential for a seamless and advantageous home financing process. Prospective homebuyers should begin by scrutinizing their credit reports for inaccuracies and obtaining an estimate of their credit score. Establishing a clear understanding of available funds for a down payment is crucial. A comprehensive budget outlining income, expenses and savings will illuminate affordability. Moreover, allocating funds for potential homeownership costs, such as repairs or maintenance, is prudent. By diligently assessing these financial factors, individuals can confidently determine their purchasing power and suitable mortgage options.

Partnering with a reputable lender and real estate agent is essential for minimizing debt accumulation during the home buying process. A qualified lender can provide guidance throughout the loan process, prioritizing budgetary constraints and transparently communicating associated costs.

Here, one can look to City Bank & Trust. Simultaneously, an experienced real estate agent can effectively negotiate to optimize purchase terms and limit financial burdens.

City Bank & Trust is a reliable, trustworthy and experienced lending option for any mortgage, commercial, agricultural or personal lending adventure.

Impeccable Interior Painting

Buying a home can be expensive, which can mean a limited budget for refinishing and refining a home to fit the needs and wants of the homebuyer. Fortunately, paint is a long-lasting, inexpensive way to completely change the look and atmosphere of a home. Look to Remy Refinishing (remyrefinishing.com) for any type of painting project.

Remy Refinishing offers services including exterior painting, commercial painting, handyman work and more! Remy’s painters are highly skilled and dedicated to customer satisfaction, capable of painting all types of wood and adept at painting staircases, fireplace mantles and surrounds, baseboard trim, window trim, door trim, doors and walls.

“In 2019, we got our first shop space and painted approximately 30 sets of cabinets. Since then, we have done at least 50 cabinets a year. In 2022, we produced 75 beautifully painted cabinets,” said Owner Jeremy Day. “Whatever your interior painting project is, I would love to chat with you!”

Remy Refinishing has since grown to paint the interiors of hostels, restaurants, health clinics and all types of office spaces and services Lincoln and surrounding areas. Remy Refinishing also partners with Sherwin Williams to offer its customers free color consulting to find the perfect color for any space.

Nebraska Realty

Ana Perez (nebraskarealty.com) is in her fifth year of realty, and she’s here to help. As a bilingual real estate agent, she wants to make sure that the bilingual community and its members are well taken care of during their journey into financing and looking for their forever home. She is driven, loves people and is always happy to help!

“Each client is different,” says Owner Ana Perez. “You know what you want and need, so talk with your agent to find your forever home.”

Before starting her realty business, Ana Perez remodeled and resold houses with her husband for years, and now, she has narrowed the process of buying a house down to a three step process. The first step is to always make sure that one is financially ready to buy a house. It’s important to decide on a budget before diving headfirst.

The second step is to find an agent that works specifically with each client’s needs. Reviews and reputation are important to consider when looking for an agent that’s the perfect fit. Don’t stop at the first agent that pops up. Ana Perez recommends interviewing them! Don’t settle for an agent, and make sure to research each agent before committing to the one that will help find the perfect home.

Finally, one should go into the home buying process knowing what one wants. After completing those first three steps, buying a home becomes a breeze. Not only is Ana Perez an expert in the real estate industry, but she is also highly adept at working with all types of people from all walks of life.

Chic Curbing

Liberty Edge Curbing (libertyedgecurbing.com) specializes in concrete curbs and boarders, which are a professionally installed, permanent and attractive solution to any landscape. Liberty Edge Curbing offers visually appealing concrete curbs that are sure to enhance the look and increase the value of any home or business. Liberty Edge offers a wide variety of curbing styles, patterns and colors and is more than happy to help its customers develop a unique design that is right for each client’s own personal needs and wants.

Curbing might not be the first thing one thinks of when buying a home. However, it’s amazing how much of a difference concrete curbing can make both literally and figuratively in defining boundaries while redefining style.

• Value. Concrete curbing enhances the property’s curb appeal and resale value, making neighbors and buyers turn their heads when they’re out and about.
• Ease. Don’t spend time on unnecessary lawn care. Seamless concrete borders are the perfect barrier to keep a yard where it belongs, so one doesn’t have to spend so much time trimming and edging.
• Durability. Unlike plastic or brick pavers that crack and shift, concrete edging is composed of a specialized mix, admixtures and cable reinforcement, so the property is not only timelessly beautiful, but also durable.
• Originality. Each customer has the freedom to choose from various colors, patterns and textures to match style and design preferences.
• Versatility. Concrete curbing can be used to define walkways, borders, flowerbeds and even tree rings.
• Affordability. Traditional decorative curbing has to be replaced every few years. With Liberty Edge’s sustainable concrete curbing, homeowners just have to make that first-time investment to achieve their dream landscape for decades.

Loyal Loan Services

It is crucial for homebuyers to review their budget before embarking on a home purchase. This helps determine a comfortable mortgage payment range. Subsequently, getting pre-qualified is essential in understanding one’s qualifications and in analyzing payments and down payment options. Homebuyers should share their budget with a loan officer to ensure the prequalification purchase price aligns with what the homebuyers are comfortable paying monthly as homebuyers often qualify for a higher price point.

“The best first step is to meet with a loan officer and get prequalified,” says Assistant Vice President-Mortgage Loans Stein Mach. “This allows for an analysis of your situation and credit. If there are credit issues, your loan officer can guide you on how to increase your credit score or devise a plan to facilitate home ownership.”

Home purchases generally involve some level of debt, so meeting with a loan officer to discuss options and available programs is advisable. Luckily, Union Bank & Trust (ubt.com) offers numerous programs and grants that can assist with down payments. However, it’s important to avoid taking on additional debt such as car loans or credit cards when purchasing a home as this can affect prequalification and approval.

Getting prequalified is a straightforward task. Scheduling a meeting with a loan officer to review everything is the first step. During this meeting, homebuyers receive a copy of the prequalification letter, so they can commence house hunting. Once a purchase agreement is signed, it typically takes 30-45 days to close. This period involves working with the loan officer to provide the necessary documentation for the loan, ordering the appraisal and title work and submitting everything to underwriting for full approval before closing. Although this process can seem scary, Union Bank & Trust is happy to help its clients every step of the way.

Impeccable Insurance

It is important to understand closing costs and insurance costs and how they complement each other. Many homebuyers make the mistake of overextending on a home, and to compensate, they try to cut costs on the insurance and upkeep of the home. This is illogical and not sustainable, hurting homeowners in the long run!

“I sell insurance not homes. I would never want anyone to purchase insurance without a good agent and feel the same way about buying a home,” says Agent of Shelter Insurance (shelterinsurance.com) Matt Moorhead. “Lincoln has many good real estate agents that work very hard to get homebuyers into the right home. Finding a trusted agent is the best option, so Shelter Insurance is there for you!”

From an insurance perspective, there are a few things of which Matt asks his clients to be aware:

• Flood plains. There are several areas in Lincoln that fall within a flood plain. Homes that are within these flood plains require flood insurance, which can add additional insurance cost.
• Prior water damage. Even if a home is not in a flood plain, several perils still exist when it comes to water and water damage. Schedule an inspection of the home to look for prior issues with sewer back up, outside rainwater and mold.
• Roof and exteriors. Many homes have been impacted by severe weather in the past five years, and not everyone gets their home repaired properly. Again, schedule an inspection of the roof and attic of the new home before buying! If the home has previous damage that was not repaired, it may not be eligible for replacement-cost insurance or any kind of insurance before repairs are completed.

Shelter Insurance understands that buying a home with proper inspection can be financially daunting and a hassle, but Shelter Insurance makes it their mission to make the insurance process as stress-free as possible, all the while informing the homebuyer of the must-knows along the way.

Impeccable Investment Advising

When buying a new home, think about it as an investment. One should consider how long one plans to live in the home, whether someone else would buy and if there are any key updates that could be done to add value.

One should also set a budget, and don’t get underwater in payments. Plan for the worst! Like death and taxes, home repairs are inevitable! Have savings for repairs, get warranty coverage on the major mechanicals and don’t let the heart over power the brain. Be patient, it is a competitive market with lots of buyers.

“My number one piece of advice is to do it,” says Broker Matt Garner. “There is no better way to build wealth than real estate. Just don’t let the real estate own you!”

“The right and best way to buy a house is your way,” adds Garner. “What works for you?” This is where Pinnacle Realty Group (pinnaclecommercialgroup.com) can help. Pinnacle Realty has extensive experience as a brokering office, providing services in industrial, retail, multi-family, land, medical and investment property sale and lease transactions.

Whether one is buying a home now or six months from now, one must evaluate what kind of financing is needed and whether the buy realistically fits into futures plan. These reasons are why Garner loves what he does.

“I get to work through all of these questions with all of my clients and help them decide what works for them,” notes Garner. “I can fall back on my 20 plus years of real estate knowledge to help guide my clients. I’ve seen a lot as a homeowner myself, buying and selling my own homes every three to four years, so I too have been through the buying, selling and moving many times.”

The Pinnacle Realty Group team, equipped with experience such as Garner’s, is the perfect choice to help businesses, investors and the community flourish through real estate brokerage services.

Phenomenal Painting Services

Walter’s Painting Inc. (walterspaintinginc.com) has three decades of experience in the painting industry, averaging 15 busy team members all year round! Homebuyers can look to the seasoned expertise of Walter’s Painting Inc. to take a diamond in the rough and turn it into a statement of curb appeal!

“Our mission is to remain a leading contractor by providing the best quality work–quality at its finest. Priority is the satisfaction of our clients, so we always take the extra time to ensure you are satisfied with your space and the finished project,” assures Owner Jeff Walters.

Walter’s Painting Inc.’s painters are skilled and qualified in residential and commercial, interior and exterior and small and large painting projects, servicing Lincoln and the surrounding area. Walter’s Painting is dedicated to completely projects in an efficient manner at only the fairest of rates, using top-quality products to inform its clients painting and decorating decisions.

In addition to Walter’s Painting full service painting, it also offers staining and special coatings applications, including power washing! Walter’s Painting wants to be thorough in creating a perfect base for its painting. Clients can choose from a variety of high-quality paints, sustainable yet with minimal odor.

Clients can be sure that Walter’s Painting Inc. will take extra care in ensuring that all items not to be painted will stay completely clean as the team will do a full walkthrough to check for and address any concerns. This is what sets Walter’s Painting apart. For those that just bought a home or for homeowners looking to give their home a little revamp, don’t hesitate to call on Walter’s Painting Inc.

Clear-cut, Capable Construction

Buying a home can seem daunting if the home needs renovating. Luckily, Black Label Built (blacklabelbuilt.com) offers high-end, quality construction to ease new and existing homeowners’ minds.

Black Label Built specializes in constructing custom decks, pavilions, pergolas, docks and more. With more than 35 years of experience in the industry, Black Label Built ensures each project leaves a lasting impression in functionality, curb appeal and style. Based out of Lincoln, Black Label Built is licensed and insured, allowing it to tackle any and all home projects.

“We are certified deck inspectors,” says Owner, Lance Roach. “So when buying a home, we could be considered a great contact to make sure your structure has no cause for concern when buying a new home.”

Black Label Built involves and communicates with its customers every step of the way. With our 3D design technology, Black Label Built’s clients have the opportunity to build their vision from the ground up. Whatever the client pictures or envisions, Black Label Built will be sure to execute.

Black Label Built’s comprehensive services are what sets it apart as a leading construction company. Black Label can transform old decks and porches into well-designed and crafted masterpieces. Black Label can elevate the functionality of decks and patios by turning them into beautifully enclosed spaces to relax or entertain friends or family. Black Label will custom build stately boat or party docks that will weather the elements, adding years of enjoyment and value for its client. Black Label will even keep properties clear and safe during the winters as they are commercial snow removal specialists!

Black Label Built is here for you for any renovation, construction or informational needs! To schedule a consultation, visit blacklabelbuilt.com or call (402) 730-6333.

Hardworking Home Realtors

In the last decade of real estate, the market has been rapid with sellers expecting to receive more dollars for their property than their asking price, along with no inspections. This leaves buyers at risk for surprises when they take ownership. Now more than ever, it is important that buyers have a trusted advisor, a realtor, on their side directing these transactions, so look to HOME Real Estate (homerealestate.com).

“I always tell the buyers, ‘We don’t live in a perfect world, so we will not have perfect houses,’” says an Associate Broker of HOME Real Estate Pat Ohmberger. “Your realtor can help with your negotiations on the transaction, advise you on to get a warranty plan and help with getting you in the right direction for your home owners insurance.”

HOME Real Estate wants its clients to have a plan and make sure they have expert advice. It is more than likely that there will be some unexpected bumps in the road, so one should make sure one has a trusted agent in one’s corner!

Every buyer brings unique experiences and expectations to the table, so there will never be one “right” way to purchase. But, if one has an experienced realtor by one’s side to guide the way, home buying should be a smooth and enjoyable experience for anyone! Realtors, like those at HOME Real Estate, can take each client’s experiences, expectations and budget into consideration and turn any homebuyer’s dreams into a reality!

It’s HOME Real Estate’s mission to deliver unparalleled value to each and every one of its buyers and sellers. HOME Real Estate’s agents love what they do, and it shows! Count on HOME Real Estate for any home-buying adventure.