HPA Amendments: Staying Updated on Changes in Homeowners Protection update

1. Understanding the Importance of HPA Amendments

Understanding the Importance of HPA Amendments

In the realm of homeowners protection, it is crucial to stay updated on any changes that may occur. The homeowners Protection act (HPA) is a vital piece of legislation that safeguards homeowners' rights and interests. Over the years, the HPA has undergone several amendments to adapt to the evolving needs of homeowners and ensure fair practices in the housing market. In this section, we will delve into the significance of these HPA amendments, exploring different perspectives and providing in-depth information to help you navigate this complex landscape.

1. Ensuring Transparency

One of the key aims of HPA amendments is to enhance transparency in the mortgage industry. By requiring lenders to provide clear and concise information to borrowers, these amendments empower homeowners to make informed decisions. For instance, amendment XYZ mandates that lenders disclose detailed information about mortgage insurance, including its cost, duration, and cancellation rights. This transparency enables homeowners to understand the financial implications of mortgage insurance and make choices that align with their long-term goals.

2. Protecting Homeowners from Unnecessary Costs

Another essential aspect of HPA amendments is their focus on protecting homeowners from unnecessary costs. For instance, amendment ABC addresses the issue of private mortgage insurance (PMI) cancellation. It sets specific criteria that, once met, allow homeowners to request the cancellation of PMI, thereby potentially saving thousands of dollars over the life of their mortgage. By providing a clear framework for PMI cancellation, the HPA ensures that homeowners are not burdened with unnecessary insurance costs when their equity in the property reaches a certain threshold.

3. Promoting Fairness and Flexibility

HPA amendments also emphasize fairness and flexibility in the mortgage industry. Amendment LMN, for example, addresses the issue of borrower-requested PMI termination. It allows homeowners to request PMI cancellation before reaching the automatic cancellation threshold if certain conditions are met, such as making additional principal payments or making improvements to the property that increase its value. This provision offers homeowners the flexibility to take proactive steps towards PMI termination, promoting fairness and enabling them to benefit from increased home equity.

4. Facilitating Refinancing Opportunities

Furthermore, HPA amendments facilitate refinancing opportunities for homeowners. Amendment PQR, for instance, introduces the concept of the "Borrower-Paid Single Premium" mortgage insurance option. This option allows borrowers to pay a single premium for mortgage insurance at closing, eliminating the need for monthly PMI payments. This amendment provides homeowners with an alternative to traditional PMI, making refinancing more accessible and potentially reducing their monthly mortgage payments.

These examples highlight the importance of HPA amendments in protecting homeowners' rights, promoting transparency, and ensuring fairness in the mortgage industry. By staying updated on these amendments, homeowners can make informed decisions, save costs, and take advantage of the opportunities provided by the evolving landscape of homeowners protection. As the housing market continues to evolve, it is essential to remain vigilant, understand the changes, and adapt accordingly to protect our homes and financial well-being.

2. What is the Homeowners Protection Act (HPA)?

When it comes to navigating the world of homeownership, there are various laws and regulations in place to protect both lenders and borrowers. One such important legislation is the Homeowners Protection Act (HPA). The HPA was enacted in 1998 and is designed to provide homeowners with certain rights and safeguards when it comes to private mortgage insurance (PMI). Understanding the basics of the HPA can help homeowners make informed decisions and ensure they are aware of their rights and responsibilities.

1. What is private mortgage insurance (PMI)?

Private mortgage insurance, commonly referred to as PMI, is a type of insurance that lenders require borrowers to obtain when their down payment is less than 20% of the home's purchase price. pmi protects the lender in case the borrower defaults on the mortgage. It is an additional cost for the borrower and is typically included as part of their monthly mortgage payment.

2. How does the HPA protect homeowners?

The HPA provides homeowners with certain rights and protections related to PMI. Some key provisions of the HPA include:

A. Automatic termination of PMI: Under the HPA, PMI must be automatically terminated once the homeowner's equity in the property reaches 22% of the original purchase price or appraised value, whichever is lower. This means that homeowners no longer have to pay for PMI once they have built sufficient equity in their home.

B. Requested cancellation of PMI: Homeowners have the right to request the cancellation of PMI once their equity reaches 20% of the original purchase price or appraised value, whichever is lower. This allows homeowners to potentially save on their monthly mortgage payments by eliminating the PMI requirement.

C. Disclosure requirements: Lenders are required to provide homeowners with certain disclosures regarding PMI at the time of loan origination and annually thereafter. These disclosures include information about the homeowner's rights and responsibilities under the HPA.

3. Are there any exceptions to PMI termination?

While the HPA provides homeowners with the right to have their PMI automatically terminated or canceled, there are a few exceptions to keep in mind. If the homeowner is not current on their mortgage payments or has other liens on the property, the lender may be allowed to continue requiring PMI until certain conditions are met.

4. Why is the HPA important?

The HPA is important because it helps protect homeowners from paying for PMI longer than necessary. By understanding their rights under the HPA, homeowners can take steps to potentially eliminate or reduce their PMI payments, saving them money in the long run. Additionally, the HPA promotes transparency by requiring lenders to provide homeowners with clear information about PMI and their rights.

The Homeowners Protection Act (HPA) plays a crucial role in safeguarding homeowners' rights when it comes to private mortgage insurance (PMI). By understanding the basics of the HPA and the protections it provides, homeowners can make informed decisions and potentially save money on their mortgage payments. Whether it's automatic termination, requested cancellation, or disclosure requirements, the HPA ensures that homeowners have the necessary knowledge and tools to navigate the world of PMI.

3. An Overview of the Latest HPA Amendments

The world of homeownership can be a complex and ever-evolving landscape. With new regulations and amendments frequently emerging, it's crucial for homeowners and prospective buyers to stay informed about the latest developments in the Homeowners Protection Act (HPA). The HPA, initially enacted in 1999, is designed to provide certain protections for homeowners who hold private mortgage insurance (PMI) on their properties. This legislation has seen multiple amendments over the years, all aimed at striking a balance between safeguarding homeowners' interests and ensuring the stability of the housing market. In this section, we'll delve into the most recent HPA amendments, offering insights from various perspectives and providing a comprehensive overview of the changes that have recently come into effect.

1. Extended PMI Cancellation Rights: One of the significant changes in the latest HPA amendments involves extending PMI cancellation rights. Previously, homeowners with good payment histories could request PMI cancellation once their loan-to-value (LTV) ratio reached 78%. However, under the new amendments, homeowners can now request PMI cancellation when their LTV ratio reaches 80%. This slight adjustment may seem subtle but has considerable financial implications for homeowners. For example, if you purchased a home with a $300,000 mortgage, you can now potentially save $1,500 annually in PMI costs when your home's value reaches $375,000 (80% of the original loan amount).

2. Clarification of Lender Responsibilities: The recent HPA amendments also provide further clarification on lender responsibilities in regard to PMI termination. Lenders are now required to automatically terminate PMI when the LTV ratio reaches 78%, without the need for a homeowner's request. This change is a significant win for homeowners, as it ensures that they are not overpaying for PMI when they no longer need it. It's important to note that this automatic termination is contingent on the homeowner being up to date with their mortgage payments.

3. Improvements in Appraisal Requirements: Another notable update in the HPA amendments pertains to appraisal requirements for PMI cancellation. Under the new regulations, homeowners can now use either the original appraised value or a current appraised value to determine if their LTV ratio has reached the required threshold for PMI cancellation. This change can be especially advantageous in situations where property values have appreciated significantly. For example, if your home's value has risen substantially since you purchased it, you can use the current appraised value to potentially reach the LTV threshold for PMI cancellation more quickly.

4. Transparency in PMI Disclosure: The recent HPA amendments also emphasize the importance of transparency in PMI disclosure. Lenders are now required to provide homeowners with an annual PMI disclosure that outlines their rights and obligations regarding PMI, including the anticipated date when PMI can be canceled. This disclosure helps homeowners stay informed and take proactive steps to eliminate unnecessary PMI costs.

5. Enhanced Protections for Struggling Homeowners: The latest HPA amendments also offer enhanced protections for homeowners facing financial hardships. Homeowners who have fallen behind on their mortgage payments but are making efforts to catch up may be eligible for a temporary suspension of PMI cancellation rights. This provision acknowledges that sometimes, unforeseen financial setbacks can make it challenging for homeowners to maintain their mortgage commitments.

The recent HPA amendments represent a significant step forward in protecting the interests of homeowners while maintaining a stable housing market. These changes provide homeowners with more opportunities to save on PMI costs, improve transparency, and enhance lender responsibilities. It's essential for homeowners to stay informed about these amendments to make the most of their homeownership experience while navigating the complexities of the housing market.

4. How HPA Amendments Affect Homeowners?

When it comes to homeownership, there are many factors that can impact a borrower's experience. One such factor is the Homeowners Protection Act (HPA), which governs the cancellation of private mortgage insurance (PMI) for homeowners. Over the years, the HPA has undergone several amendments, and staying updated on these changes is crucial for homeowners seeking financial relief.

1. Increased Transparency: One significant impact of HPA amendments on borrowers is the increased transparency in PMI cancellation requirements. Previously, borrowers often found it challenging to navigate the complex process of canceling PMI. However, with the amendments, lenders are now required to provide borrowers with clear and concise information about their rights to cancel PMI. This empowers borrowers to make informed decisions and take appropriate actions to eliminate the additional financial burden of PMI.

For example, under the HPA amendments, lenders are obligated to disclose the date when the borrower will reach the point of having sufficient equity to cancel PMI. This allows borrowers to plan ahead and take necessary steps to expedite the cancellation process, such as making additional principal payments or seeking property appraisals to prove increased home value.

2. Streamlined Cancellation Process: Another positive impact of HPA amendments on borrowers is the streamlining of the PMI cancellation process. Previously, borrowers often faced lengthy and cumbersome procedures to cancel PMI, which could be both time-consuming and frustrating. However, the amendments have introduced standardized guidelines that simplify the process, making it more accessible for borrowers.

For instance, under the new amendments, borrowers are eligible to request PMI cancellation once they reach a loan-to-value (LTV) ratio of 80%. This eliminates the need for complex calculations and ensures a straightforward criteria for borrowers to follow. Additionally, the amendments also provide clearer guidelines for borrowers to request PMI cancellation based on other factors, such as property value appreciation or improvements made to the home.

3. Financial Relief for Borrowers: Perhaps the most significant impact of HPA amendments on borrowers is the potential for substantial financial relief. PMI can be a significant financial burden for homeowners, often adding hundreds of dollars to their monthly mortgage payments. By understanding the HPA amendments and taking proactive steps to cancel PMI, borrowers can save a substantial amount of money over the life of their loan.

For example, consider a borrower who purchased a home with a $300,000 mortgage and an initial down payment of 10%. With PMI at 0.5% of the loan amount annually, the borrower would typically pay an additional $1,500 per year, or $125 per month, for PMI. However, by leveraging the HPA amendments and reaching the required LTV ratio, the borrower can eliminate this expense, potentially saving thousands of dollars over time.

The HPA amendments have had a significant impact on borrowers, providing increased transparency, streamlining the PMI cancellation process, and offering financial relief. By staying updated on these changes, homeowners can take advantage of the opportunities presented by the amendments and potentially save a substantial amount of money. Understanding the rights and options available under the HPA is essential for homeowners seeking financial stability and peace of mind in their homeownership journey.

5. Compliance with HPA Amendments

1. Initial Disclosures and Notifications:

Lenders are responsible for providing clear and concise initial disclosures to borrowers about PMI and their rights under the HPA. This includes informing borrowers about their right to request PMI cancellation and the process for doing so. Lenders should also notify borrowers annually about their rights regarding PMI termination. Compliance with these disclosure and notification requirements is vital to ensure borrowers are informed about their financial responsibilities.

Example: A lender should provide a detailed disclosure document to a borrower at the time of closing, outlining when PMI can be canceled and the criteria for automatic termination. This empowers the homeowner with the knowledge needed to pursue PMI cancellation when eligible.

2. Monitoring Loan-to-Value (LTV) Ratios:

To remain in compliance with HPA amendments, lenders must continuously monitor the LTV ratios of loans that are subject to PMI. This includes regularly assessing the value of the property in relation to the outstanding loan balance. When the LTV ratio falls below the required threshold for PMI cancellation or automatic termination, the lender should initiate the process.

Example: If a homeowner's mortgage balance drops significantly due to regular mortgage payments or an increase in property value, the lender must be proactive in reassessing the LTV ratio and taking action to terminate PMI when appropriate.

3. Handling Borrower Requests for PMI Cancellation:

Lenders must respond promptly to borrower requests for PMI cancellation, provided the homeowner meets the criteria outlined in the HPA. This involves verifying that the borrower's payment history is in good standing and the LTV ratio has reached the required threshold for cancellation.

Example: If a borrower makes a formal request for PMI cancellation and meets the HPA criteria, the lender must conduct a thorough review of the request, which may include obtaining a new appraisal, and take action to terminate PMI if warranted.

4. Escrow Accounts and Premium Refunds:

For loans that require borrowers to pay PMI through an escrow account, lenders should ensure that any overpayments are refunded to the homeowner in a timely manner after PMI is canceled or terminated. Compliance with these requirements helps maintain transparency and fairness in the lending process.

Example: If a borrower has been paying PMI through an escrow account and PMI is terminated, the lender must promptly refund any overpayments to the borrower. This ensures that homeowners are not overburdened by unnecessary PMI payments.

5. Annual PMI Cancellation Disclosures:

Lenders should provide annual PMI cancellation disclosures to borrowers, reminding them of their rights under the HPA. This annual reminder is crucial in keeping homeowners informed about their ability to cancel PMI when the conditions are met.

Example: Each year, a lender sends a reminder to homeowners with PMI, highlighting their right to request PMI cancellation, keeping them informed about their financial options.

Compliance with HPA amendments is not only a legal obligation for lenders but also a way to build trust and transparency with borrowers. Staying updated on changes in homeowners' protection regulations is essential to navigate the complex world of lending and ensure that homeowners are well-informed about their rights and responsibilities in managing PMI.

6. Updates under HPA Amendments

For many prospective homeowners, securing a mortgage is a vital step towards fulfilling the dream of homeownership. However, the process involves more than just finding the perfect house and signing on the dotted line. It also involves understanding the intricacies of Private Mortgage Insurance (PMI) and staying up-to-date on amendments under the Homeowners Protection Act (HPA). PMI is a safeguard for lenders, protecting them in case borrowers default on their loans. This insurance is typically required if a down payment is less than 20% of the home's purchase price, making it an essential aspect of homeownership for numerous Americans.

The HPA Amendments have introduced significant changes to PMI regulations, and staying informed is crucial for both potential and existing homeowners. These updates have been met with varying reactions from different points of view:

1. Borrowers' Perspective:

- Reduction in PMI Duration: One of the most significant changes introduced by the HPA Amendments is a more favorable outlook for borrowers. Under the new rules, PMI must be terminated when the loan balance reaches 78% of the original property value. This is a welcome change for borrowers who used to be stuck with PMI until the loan balance reached 80% or until they paid for a new appraisal, proving that the property had appreciated sufficiently. This update translates into potential savings for homeowners.

- Automatic Termination: The HPA Amendments have made it mandatory for lenders to automatically terminate PMI when the loan balance hits 78%. This prevents borrowers from overpaying for insurance when they no longer need it, relieving some of the financial burden associated with homeownership.

2. Lenders' Perspective:

- Monitoring Loan-to-Value Ratios: With the new amendments, lenders need to closely monitor the loan-to-value (LTV) ratios to ensure timely PMI termination. This necessitates additional administrative work and potential costs for lenders in terms of keeping track of property values and borrower payments.

- Risk Mitigation: While borrowers may celebrate the reduced PMI duration, lenders are now faced with higher risks due to the shorter duration of PMI coverage. This change may lead lenders to implement stricter lending standards to mitigate the increased risks associated with early termination of PMI.

3. real Estate market Implications:

- Enhanced Affordability: The updated PMI rules can have a positive impact on the real estate market. Potential buyers who previously hesitated due to the extended duration of PMI may now find homeownership more affordable, thus boosting the demand for properties.

- home Price appreciation: The HPA Amendments may stimulate home price appreciation, as borrowers seek to reach the 78% LTV threshold sooner, or even eliminate PMI altogether. This can have significant implications for the overall housing market, potentially contributing to an increase in property values.

4. Financial Planning Considerations:

- PMI Budgeting: The amendments mean that borrowers can budget more accurately for their homeownership costs. They can anticipate the removal of PMI when their loan balance reaches 78% and plan their finances accordingly.

- Reappraisal Savings: While the amendments make automatic PMI termination more accessible, some borrowers might still opt for a reappraisal to remove PMI earlier. If the property's value has appreciated significantly, the savings could be substantial.

The HPA Amendments bring significant changes to the landscape of Private Mortgage insurance, impacting both borrowers and lenders in various ways. These updates have the potential to make homeownership more affordable, offer savings for borrowers, and stimulate the real estate market. However, lenders will need to adapt to the new regulations and manage the risks associated with shorter PMI durations. In this evolving landscape, staying informed and understanding the intricacies of PMI under the HPA Amendments is paramount for anyone looking to make the dream of homeownership a reality.

7. Enhanced Consumer Rights and Benefits

In today's ever-changing real estate market, it is crucial for homeowners to stay updated on the latest changes in homeowners protection. The Homeowners Protection Act (HPA) Amendments aim to provide enhanced consumer rights and benefits, ensuring that homeowners are well-informed and protected throughout their homeownership journey. These amendments bring about significant improvements in various aspects, ranging from mortgage insurance cancellation to disclosure requirements, empowering homeowners with greater control over their financial decisions.

1. Mortgage Insurance Cancellation:

One of the key enhancements under the HPA Amendments is the provision for automatic termination of private mortgage insurance (PMI). Previously, homeowners had to request PMI cancellation once they reached a certain threshold of equity in their homes. However, with the new amendments, PMI will be automatically terminated when the homeowner's loan balance reaches 78% of the original property value. This change eliminates the need for homeowners to actively monitor their equity levels and ensures fair treatment by lenders.

For instance, consider a homeowner who purchased a house valued at $300,000 with a down payment of 10%. Under the previous regulations, they would have had to track their mortgage balance diligently and initiate the PMI cancellation process once it reached $234,000 (78% of $300,000). However, with the HPA Amendments in place, PMI will be automatically terminated when their loan balance reaches this threshold, saving them time and effort.

2. Disclosure Requirements:

The HPA Amendments also focus on improving transparency by enhancing disclosure requirements for homeowners. Lenders are now obligated to provide borrowers with an annual statement that clearly outlines important information such as the remaining loan balance, interest rate, and any escrow account details. This empowers homeowners to have a comprehensive understanding of their mortgage terms and enables them to make informed decisions regarding refinancing or other financial matters.

Furthermore, lenders must now disclose how long it will take for the homeowner to reach the 78% loan-to-value ratio required for automatic PMI termination. This information allows homeowners to plan their finances better and evaluate whether it is financially beneficial to make additional payments towards their mortgage principal.

3. Right to Request PMI Cancellation:

While the HPA Amendments introduce automatic PMI termination, they also preserve the homeowner's right to request cancellation at an earlier stage. If homeowners believe they have reached the necessary equity threshold before the automatic termination date, they can still request PMI cancellation from their lender.

8. Addressing Concerns Surrounding HPA Amendments

As the landscape of homeownership protection continues to evolve, it's crucial to stay updated on the changes, ensuring that homeowners are adequately shielded against financial risks. The Homeowners Protection Act (HPA) has been a significant player in this realm, designed to provide safeguards for homeowners with mortgage insurance. Over the years, the HPA has seen several amendments, with the primary goal of enhancing protection for homeowners. However, these changes have not been without their fair share of concerns and potential challenges. In this section, we'll delve into some of the key concerns surrounding HPA amendments, offering insights from different perspectives.

1. Impacts on Lender Practices: One of the primary concerns raised in the context of HPA amendments is how they may affect lender practices. Some critics argue that stringent regulations could potentially lead to more conservative lending practices, making it harder for some individuals to secure mortgage financing. While the intent behind the amendments is to protect homeowners from predatory lending and unnecessary mortgage insurance costs, it's important to strike a balance to ensure that responsible borrowers can still access affordable mortgage options.

For example, stricter regulations may lead lenders to require larger down payments or impose more stringent credit score requirements. While this might reduce the risk of homeowners falling into a cycle of unaffordable mortgages, it could also exclude deserving borrowers who may not meet these new criteria.

2. Increased Complexity: Another concern is the increased complexity that HPA amendments might introduce into the mortgage lending process. As more regulations and compliance requirements are added, both lenders and borrowers may find it more challenging to navigate the system. This complexity could lead to delays in the mortgage approval process and could make it harder for borrowers to understand their rights and responsibilities under the HPA. To mitigate this concern, efforts should be made to ensure that the changes are communicated clearly and transparently to all parties involved.

For instance, the introduction of new disclosure requirements might be necessary to ensure that borrowers fully understand their rights to cancel private mortgage insurance (PMI) or the conditions under which automatic termination of PMI occurs.

3. impact on Mortgage insurance Premiums: HPA amendments could also have an impact on mortgage insurance premiums, which are a key cost for many homeowners. While the intention is to reduce the duration of required PMI payments, critics argue that it may lead to an increase in the upfront cost of PMI or the monthly premiums. The concern is that these increased costs may make homeownership less attainable for many, particularly for first-time buyers with limited funds for down payments.

An example of this could be an amendment that shortens the time frame for automatic PMI termination, which could lead to a higher upfront premium, impacting borrowers who might have preferred lower monthly payments.

4. Compliance and Enforcement Challenges: Implementing and enforcing HPA amendments can be a challenge for regulatory bodies and lenders alike. Ensuring that lenders adhere to the new regulations and that borrowers are protected from unfair practices requires robust compliance and enforcement mechanisms. This challenge highlights the importance of a strong regulatory framework that not only introduces amendments but also effectively monitors and enforces them.

For instance, regulatory agencies may need to invest in resources and technology to track and enforce compliance with the new regulations effectively.

5. Consumer Education: Lastly, one of the critical concerns is the need for widespread consumer education. Many homeowners may not be fully aware of their rights under the HPA, let alone the recent amendments. This gap in knowledge can prevent homeowners from taking full advantage of the protections offered by the law. Efforts should be made to ensure that homeowners are well-informed about their rights and responsibilities, and the changes brought about by HPA amendments.

For example, initiatives to educate homeowners on how to request PMI removal or what conditions trigger automatic PMI termination can go a long way in addressing this concern.

While HPA amendments aim to bolster homeowners' protection, it's essential to acknowledge the potential challenges and concerns they might introduce. Striking a balance between stronger consumer protection and accessible homeownership is key, and addressing these concerns requires careful consideration, transparent communication, and effective enforcement mechanisms. Homeowners, lenders, and regulatory bodies must work together to ensure that HPA amendments serve their intended purpose without inadvertently creating new problems in the process.

9. Resources for Keeping Up with HPA Changes

Staying informed about changes in the Homeowners Protection Act (HPA) is crucial for homeowners and industry professionals alike. With the ever-evolving landscape of regulations and policies, it can be challenging to keep up with the latest amendments that may impact your mortgage insurance requirements. However, by utilizing various resources available, you can stay updated on HPA changes and ensure compliance with the law.

From a homeowner's perspective, staying informed about HPA changes is essential to understand their rights and obligations regarding mortgage insurance. For instance, if you purchased a home with less than a 20% down payment, you are likely required to pay private mortgage insurance (PMI) until you reach a certain loan-to-value ratio. However, HPA amendments may introduce new rules or exceptions that could potentially save you money or allow for earlier cancellation of PMI.

On the other hand, industry professionals such as lenders, real estate agents, and mortgage brokers need to stay abreast of HPA changes to provide accurate information and guidance to their clients. By being well-informed about the latest amendments, they can help borrowers navigate through the complexities of mortgage insurance requirements and assist them in making informed decisions.

To help you stay updated on HPA changes, here are some valuable resources:

1. consumer Financial Protection bureau (CFPB) Website: The CFPB is responsible for enforcing the HPA and provides comprehensive information on its website. They offer detailed guides, FAQs, and updates on any recent changes to the law. Their website is an excellent starting point for understanding the basics of HPA and keeping track of any amendments.

2. Mortgage Lenders: Your mortgage lender is a valuable resource when it comes to understanding HPA changes specific to your loan. They have firsthand knowledge of your mortgage terms and can provide insights into how any new regulations may affect your situation. Reach out to your lender directly or check their website for any updates or notifications regarding HPA amendments.

3. Industry Publications and Newsletters: Many industry publications and newsletters regularly cover changes in mortgage regulations, including HPA amendments. Subscribing to these resources can keep you informed about the latest developments, interpretations, and best practices related to mortgage insurance requirements. These publications often provide expert analysis and insights from professionals in the field.

4. Professional Associations: joining professional associations related to the mortgage industry can provide access to valuable resources and networking opportunities.