Related Group Proposes 26th New Condo Tower In South Florida Since Crash

  

Hyde Beach Resort, Ocean Drive and Hallandale Beach Boulevard, Hollywood-Hallandale, FL 

Jorge Perez

   MIAMI, FL -- As the South Florida condo market rebounds from the devastating crash of 2007, Miami billionaire Jorge Perez of the Related Group - the tricounty region's largest vertical condo developer - is proposing a 26th new condo tower with a combined 6,300 units for the coastal tricounty region of Miami-Dade, Broward, and Palm Beach counties, according to a new report from CondoVultures.com. 

By comparison, the Related Group developed 24 new condo towers with more than 9,125 units in South Florida's seven largest coastal markets during the last boom-and-bust cycle that began in 2003, according to the Condo Vultures® Official Condo Buyers Guide™ series.

For its newest South Florida condo project during this latest cycle, the Related Group is proposing to develop the Hyde Beach Resort, a 41-story tower with a combined 407 condo and condo-hotel units on an 1.6-acre site at the intersection of Ocean Drive and Hallandale Beach Boulevard in the Hollywood / Hallandale Beach market of Southeast Broward County between Greater Downtown Miami and Downtown Fort Lauderdale, according to marketing literature.   

Back in March 2012, an Aventura development company announced it had the property under contract and planned to build a 40-story tower with 477 condo-hotel units - to be called the Beach One Resort - on the site, according to a CondoVultures.com report.  

With the new Related Group project, developers are now proposing at least 13 new towers with nearly 1,650 condo units in the Hollywood / Hallandale Beach market that stretches from the Miami-Dade County line north to Sheridan Street, and the Atlantic Ocean west to Federal Highway as of November 22, 2013, according to the Preconstruction Condo Projects Database™ compiled by the licensed Florida brokerage CVR Realty™.

 For a complete copy of the company’s news release, please contact:

Condo Vultures® LLC

225 Midtown Building

225 NE 34th St.,

Suite 209B,

Downtown Miami, Florida, 33137. 800-750-0517.

Manhattan Construction Co. Completes 10-Story Parking Garage in Downtown Atlanta for the State of Georgia

State of Georgia's parking garage adjacent to Georgia State Capitol

Matthew Widmaier

ATLANTA, GA (Nov. 25, 2013) – Manhattan Construction Co. has completed work on a $22 million, 447,193-square-foot parking garage adjacent to the Georgia State Capitol.

The 10-story structure, which is owned by the state of Georgia for the use of its employees, features 1,169 parking spaces — 236 of which are reserved for state legislators — and two helipads.

 The garage, which is on the former site of the Georgia Department of Transportation headquarters, opened this month.

Barton Plunkett

 Matthew Widmaier, a project manager in Manhattan’s Atlanta office, oversaw the construction of the facility. Stevens & Wilkinson designed the parking garage.

 “We are proud of our efforts in creating this great addition to the Capitol area,” said Barton Plunkett, a senior vice president for Manhattan who oversees the firm’s Atlanta office. “This garage will serve the state well for years to come.”

When Laurence H. Rooney founded what is now Manhattan Construction Group in Oklahoma Territory in 1896, he built his business and reputation for trustworthiness and dependability through consistent performance. These same timeless values have enabled Manhattan to grow and prosper into one of the most respected construction firms in the nation.

Laurence H. Rooney

The firm’s operating companies are Manhattan Construction Co., Cantera Concrete Co. and Manhattan Road & Bridge. Manhattan is recognized by Engineering News-Record as a top 20 U.S. domestic builder and in last two years has received 50+ industry honors forquality and safety.

The company’s services include Builder-Driven Pre-Construction®, construction management, general building, design-build and turn-key projects, and roads, bridges and civil works. The company works in the U.S., Mexico, Central America and the Caribbean.

For more information aboutManhattan, please visit: www.manhattanconstructiongroup.com or connect with us on twitter @ManhattanBuild, via Facebook/ManhattanConstruction and on LinkedIn.

For a complete copy of the company’s news release, please contact:

Stephen Ursery

The Wilbert Group

404.549.7150 – office

404.405.2354 – cell

sursery@thewilbertgroup.com

Commercial Real Estate Veteran Ruth Hughes Joins Hartman Simons Law Firm in Atlanta, GA

  

Ruth Hughes

 ATLANTA, GA Nov. 25, 2013 – Ruth Hughes, whose career includes stints as an executive with a national financial consulting firm and one of the nation’s largest commercial real estate investment firms, has joined the Hartman Simons & Wood law firm as an associate.

Hughes was previously a senior vice president of litigation and investigative services in the Atlanta office of Mesirow Financial Consulting, a full-service financial and operational advisory firm. Before her three-year tenure at Mesirow, she was a vice president at Atlanta-based Jamestown, a real estate investment and management firm.

“Ruth brings an invaluable combination of career experience to our firm,” said Summey Orr, managing partner of Hartman Simons. “At Mesirow, she became extremely well versed in a whole range of financial matters important to the commercial real estate industry, and her time at Jamestownwill give her tremendous insight into the needs of our clients and enable her to establish a great rapport with them.”

Summey Orr

A 2011 graduate of the Georgia State University College of Law, she earned her law degree while working full-time. She is a member of the Georgia Bar Association’s Law School Outreach Committee and graduated with a Bachelor of Arts in political science from Jacksonville State University.

For a complete copy of the company’s news release, please contact:

Stephen Ursery

The Wilbert Group

404.549.7150 – office

404.405.2354 – cell

sursery@thewilbertgroup.com

  

http://www.hartmansimons.com

http://hartmansimons.typepad.com.

McCarthy Building Companies Hires Michael W. Benford as Director of Business Development for Commercial Projects

Michael W. Benford

NEWPORT BEACH, CA –McCarthy Building Companies, Inc., one of California’s preeminent builders, recently hired Michael W. Benford as business development manager, commercial services for the firm’s Southern California Division.

Based in McCarthy’s Newport Beach office, Benford will lead the initiatives for the commercial business unit, focusing on Fortune 500, entertainment, transportation, science and technology and other markets in the commercial building sector. 

Benford has over five years of construction industry experience in roles ranging from project engineer to business development.  Prior to joining McCarthy, he served as business development manager for another large, national general contracting firm. 

“Mike is a great addition to our team as McCarthy continues its momentum and growth in the commercial market,” said Jim Madrid, McCarthy vice president, business development.

 “He will apply his construction industry background to focus on new opportunities in the Los Angeles market including entertainment, parking structures and the many mixed-use projects developing from the rebounding economy.”

James Madrid

A resident of Rancho Santa Margarita, Benford has bachelor’s degrees in communication and psychology from the Dornslife College of Arts, Letters and Sciences and a minor in business management from Marshall School of Business at University of Southern California. 

He serves as a board member for the Irvine Chamber of Commerce and is an active member of the Society of Marketing Professionals and Design Build Institute of America.  

   

For a complete copy of the company’s news release, please contact:

 Laura Mickelson (LM Communications) Lauramickelson@cox.net; (949) 453-0851            

Susan Garritano (McCarthy Building Companies, Inc.)  Sgarritano@mccarthy.com; (314) 968-3300 

www.mccarthy.com.

        

ZipRealty Study Finds West Coast Metros Buck the Trend in Median Home Sales Price Growth

Lanny Baker

EMERYVILLE, CA– ZipRealty, Inc. (http://www.ziprealty.com) (NASDAQ: ZIPR), the nation’s most prominent online technology-powered residential real estate brokerage firm and real estate marketing solutions provider, has released a new Housing Trends Report, which points to a less-frenzied real estate market compared to last spring.

While the median sales price of $267,215 at the end of October was 14.2% higher on a year-over-year basis, the ZipRealty report indicates that across markets, prices are moderating, the inventory of homes has started to increase and sold-to-list price ratios are trending downward.

However, Sacramento, Las Vegas, the San Francisco Bay Area and Phoenix were the strongest local markets at the end of October, as median sales prices in these metros have increased over the past 30 days, bucking the seasonal trend seen in the overall averages.

Leading Metros for Price Growth

Metro Area	Median Sales Price as of Oct. 31	Year-Over-Year Growth
1.Sacramento	$245,700	37%
2.Las Vegas	$172,100	32%
3.San Francisco Bay Area	$570,000	31%
4.Los Angeles	$352,000	25%
5.Orlando	$142,000	24%

Housing inventory was 382,873 at the end of October 2013, 10% fewer homes for sale than in October 2012.

“Throughout 2013, tighter inventory has contributed to rising home sales prices as eager buyers have competed for a relatively scarce supply of homes. Inventory levels tightened during October 2013, starting the month at 386,500, based on the 10/15/13 Housing Trends Report, and ending the month at 382,873 homes,” explained Lanny Baker, ZipRealty’s CEO and President.

”However, that 1% decline in inventory during October 2013 compares to a 5% decline during the same time frame last year. In other words, the trend in inventory levels points to more supply coming on − and staying on − the market.”

Metros with the Greatest Rise in Inventory

Metro Area	Inventory as of Oct. 31	Year-Over-Year Growth
1.Tucson	5,568	21%
2.Sacramento	8,166	18%
3.Las Vegas	9,599	15%
4.San Diego	6,660	14%
5.Phoenix	21,566	5%

“Sold to-list-price ratios also seem to reflect a slight increase in supply, signaling the beginning of a less-frenzied market, though the average across metros in ZipRealty’s study was still a selling price equal to 98.7% of the listing price.

“ Earlier this year, the ratio hit 100%, a very unusual sign that highlighted a significant imbalance of buyers vs. sellers. Even in October, one-third of the metros analyzed show sold-to-list price ratios of 100% or more,” stated Mr. Baker.

For a complete copy of the company’s news release, please contact:

Stacey Corso
510.735.2667
scorso@ziprealty.com

NAI Realvest Negotiates Two New Leases at South Park Business Center and Two Renewals at Plaza Central in Orlando, FL

South Park Business Center, 8600 Commodity Circle, Orlando, FL

Tom R. Kelley II

ORLANDO, FL – NAI Realvest recently negotiated two new leases and two renewal leases all totaling 8,258 square feet at industrial and office centers in Orlando

 Tom R. Kelley II, CCIM, principal at NAI Realvest, brokered two new industrial leases on behalf of Miami-based South Park, LLC, the landlord of the South Park Business Center, a flex, office and warehouse center at 8600 Commodity Circle in Orlando. 

 The new tenants are Advanced Cockpit Solutions, LLC of Miami, leasing Unit 113 with 2,218 square feet and Orlando-based Sunlight Enterprises, Inc., Unit 109 with 1,830 square feet. 

Chris Adams

 At the same time, Kelley and NAI Realvest Associate Chris Adams negotiated two renewal leases for office space at Plaza Central located at 6220 S. Orange Blossom Trail.

KKP Holdings, LLC renewed its lease of suite 320 with 3,510 square feet, and Mark Anthony Arias renewed the lease of Suite 101 with 700 square feet.

For a complete copy of the company’s news release, please contact:

Beth Payan, Larry Vershel Communications, 407-644-4142 lvershelco@aol.com.

      

Post Properties Announces Quarterly Dividends

Post Alexander Apartments, Phase 2, Atlanta, GA

ATLANTA, GA--(BUSINESS WIRE)-- Post Properties, Inc. (NYSE: PPS), an Atlanta-based real estate investment trust, today announced quarterly dividends on its common stock of $0.33 per share for the fourth quarter of 2013.

The dividend is payable on January 15, 2014 to all common stockholders of record as of January 2, 2014.

Post Biltmore Apartments, Atlanta, GA

Post also announced regular quarterly dividends on its 8.5 percent Series A Cumulative Redeemable Preferred Stock of $1.0625 per share for the fourth quarter of 2013.

The dividend is payable on December 31, 2013 to all Series A preferred stockholders of record as of December 16, 2013.

Post Properties, founded more than 40 years ago, is a leading developer and operator of upscale multifamily communities. The Company’s mission is delivering superior satisfaction and value to its residents, associates, and investors, with a vision of being the first choice in quality multifamily living.

Post Brarcliff Apartments, Atlanta, Ga

Operating as a real estate investment trust (“REIT”), the Company focuses on developing and managing Post® branded high density urban and resort-style garden apartments.

Post Properties is headquartered in Atlanta, Georgia, and has operations in ten markets across the country.

Post Properties has interests in 22,516 apartment units in 60 communities, including 1,471 apartment units in four communities held in unconsolidated entities and 1,620 apartment units in five communities currently under development or in lease-up.

For a complete copy of the company’s news release, please contact:

Post Properties, Inc.

Chris Papa, 404-846-5000

Bull Realty Brokers Sale of 1.15 Acres on Peachtree Street in Atlanta’s Buckhead District

  

1753 Peachtree Street, Atlanta, GA

ATLANTA, GA – Bull Realty has brokered the $4.3 million sale of 1753 Peachtree St., a 1.15-acre site in Atlanta.

Michael Bull

UHS-Pruitt purchased the site on Nov. 12 from Woodhaven Ventures LP with plans develop an upscale six-story, 120-bed skilled nursing facility on the property.

The corner site is located less than half a mile south of Piedmont Hospital and the Shepherd Center, one of the top rehabilitation hospitals in the country.

Michael Bull, CCIM, and Daniel Latshaw, CCIM, of Bull Realty marketed the property and represented the seller in the transaction. Rush Bradley of Lavista Associates represented the buyer.

UHS-Pruitt, which is based in Norcross, Ga., owns and operates healthcare properties throughout the Southeast. 

The firm plans to tear down the existing single-story, 9,440-square-foot building to make way for a Class A, 60,832-square-foot skilled nursing facility.

The site, located at the intersection of Peachtree Street and Huntington Road in the popular Buckhead area of Atlanta, features 123 feet of frontage on Peachtree Street and a daily traffic count of 39,530 vehicles. The new building will have great views of Buckhead and Midtown and will be convenient to numerous high-end restaurants and stores.

Rush Bradley

“With its proximity to two premier hospitals, this location represents an outstandingpurchase for UHS-Pruitt and an ideal demographic for a skilled nursing facility,” said Michael Bull, the founder and president of Bull Realty.

 “All the factors are in place for this new development to be a wonderful addition to Buckhead and a very successful project.”

For a complete copy of the company’s news release, please contact:

Stephen Ursery • The Wilbert Group

1720 Peachtree St., Suite 350 • Atlanta, Ga. 30309

O: 404-549-7150  • M: 404-405-2354

www.thewilbertgroup.com

Consolidated Contracting Services Completes Construction of New Clinic and Urgent Care Center for San Ysidro Health Center in Chula Vista, CA

Waiting Center for Patients at San Ysidro Health Center Clinic and Urgent Care Center
678 3rd Street, Chula Vista, CA

Terry Whitaker

SAN DIEGO, CA – Consolidated Contracting Services, Inc., a leading Southern California commercial builder with offices in San Diego and San Clemente, has completed construction for the new three-story, 46,016-square-foot San Ysidro Health Center clinic and urgent care center, located at 678 3rd Street in Chula Vista, CA 91910.

The facility is set to open for patients in December of 2013.

San Ysidro Health Center purchased the building last March for approximately $12 million, before it was completely renovated to accommodate the consolidation of three of its satellite clinics – Chula Vista Family Clinic, Otay Family Health Center and South Bay Family Urgent Care Center – under one roof. 

With the new facility, San Ysidro Health Center has expanded its community health services to include behavioral health and dental services, as well as ancillary services such as digital x-rays.  The expansion increases the organization’s number of available exam rooms from about 40 to 65.

Nick Rehnberg

Nick Rehnberg of Boulder & Associates served as the project architect.  Jean Young of Young+Co., Inc., was the interior designer.

“The design goal was to create a non-institutional environment that is both uplifting for staff and pleasing to visit for patients,” said Terry Whitaker, CFO of San Ysidro Health Center.  “This new facility will actually change our entire care model to make it a more patient-centric, residential-feeling, healing experience.”

Charlie Young served as project leader for Consolidated Contracting, with Steve Viscioni as superintendent and Kim McComb as project engineer. Peter Carlson with Miyamoto International was the structural engineer, Joe Hammond of Rick Engineering Company was the civil engineer, Steve Kurtzman of Michael Wall Engineering was the electrical engineer, and Jeff Dufoe of Dufoe Consulting Engineers was the mechanical/plumbing engineer. 

Jean Young

The scope of work by Consolidated Contracting included complete renovation of the building’s interior, including structural upgrades; new electrical, plumbing, and HVAC systems; telecommunication systems; fire/safety and intrusion alarm systems; and fire sprinkler upgrades.

For a complete copy of the company’s news release, please contact:

Bonnie Kutch

Director

619-299-1010

Kutch & Company

6434 Caminito Listo | Suite B-100 | San Diego, California 92111

www.consolidatedcontracting.com.

Cousins Properties Announces New Leases at Colorado Tower in Downtown Austin, TX

Rendering of planned Colorado Tower office development
Downtown Austin, TX

Larry Gellerstedt

AUSTIN, TX--Cousins Properties Incorporated (NYSE: CUZ) announced today that it has signed three leases, totaling 79,000 square feet, at Colorado Tower in Downtown Austin, TX.

The 373,000-square-foot, Class-A office development will be the first high-rise tower built in Austin since Cousins developed Frost Bank Tower in 2003.

Colorado Tower is projected to be delivered December 2014 and still has approximately 294,000 square feet available.

"We are excited to announce the addition of these high-quality tenants to Colorado Tower and are encouraged by the positive leasing momentum building since breaking ground in June," said Larry Gellerstedt, President and Chief Executive Officer of Cousins.

Additional information on these leases:

• DuBois, Bryant & Campbell, LLP leased 24,342 square feet.
• Scott, Douglas & McConnico, L.L.P. leased 40,011 square feet and was represented by Commercial Texas LLC.
• Munsch Hardt Kopf & Harr, P.C. leased 14,768 square feet and was represented by CBRE, Inc.

Frost Bank Tower, Downtown Austin, TX

Cousins has played a prominent role in the Austin real estate market for over 20 years, with a list of notable projects including Frost Bank Tower, Palisades West, and its recent acquisition of 816 Congress.

Cousins Properties Incorporated is a leading diversified real estate company with extensive experience in development, acquisition, financing, management and leasing. 

Based in Atlanta, the Company actively invests in office and retail projects. Since its founding in 1958, Cousins has developed 20 million square feet of office space and 20 million square feet of retail space. 

Palisades West, Austin, TX

Cousins has built and maintained an industry-wide reputation for innovative and sustainable developments, premium management services and top quality leadership. 

The Company creates and maintains value in real estate assets for the benefit of shareholders, and partners.

Cousins Properties is a fully integrated equity real estate investment trust (REIT) and trades on the New York Stock Exchange under the symbol CUZ.

For a complete copy of the company’s news release, please contact:

Cousins Properties Incorporated

Tim Hendricks, 512-477-3434

Senior Vice President

timhendricks@cousinsproperties.com

www.cousinsproperties.com.

Investment Grade Commercial RE Market Frenzy Continues

                                                                                                

Stamping Ground, KY --  The commercial real estate world continues it’s feeding frenzy of investment grade single tenant credit deals chasing prices to new highs and cap rates to new lows (cap rates have an inverse relationship to prices).  The recent sale of a brand new construction Dollar General in Stamping Ground, KY serves as another example. 

David Wells

The asset traded at a 7.6% cap rate to an all cash foreign buyer for a price of $980,000.  Both the buyer and seller were represented by the Wells Net Lease Group, the largest brokerage firm of Dollar stores in the Nation.

“We’ve done 50 dollar store transactions this year, they’re a great credit asset with a strong long-term outlook,"  says Wells Net Lease Group CEO David Wells.

"The buyer on this deal was a foreign national, we’re dealing with more and more foreign investors.  People here like to sing the blues about our economy, it’s a bunch of crap.

"America is resilient our legal system in regards to property rights is the best in the world and capital keeps pouring in.  The buyer on this deal is from Afghanistan.  

"I travel a lot and people always ask me about the strength of the US market, put it this way I’ve never once had a US investor ask for a deal in Afghanistan."

The overall outlook for US real estate assets with long-term credit tenants remains strong across all commercial real estate market sectors.

  “For credit rated tenants with ten or more years of term prices have steadily risen throughout the year as more investors are seeking higher yields than the bond market offers and the security of the underling real estate," says Mr. Wells. 

"Cap rates will rise slightly going forward in respect to the increase in interest rates but overall demand for credit assets will continue.”

Wells adds, “People always get excited when cap rates rise or fall, it’s just a function of the 10-year.  

"The relationship between the cost of capital and the cost of the asset remains historically at a 200-300 basis point spread, the spread necessary to incentivize investors with positive leverage.  Cap rates move with the 10-year treasury, it’s the most efficient gauge of market valuation.” 

“The industry tends to think the demand for credit rated tenants is a trend, it’s no trend, and we’ve all learned hard lessons over the past cycle.  

"Standard & Poors & Moody’s ratings are the only plausible benchmark to mitigate risk and lenders.  Investors agree."

Dollar General has an investment grade credit rating of BBB-. 

For more information, please contact David Wells directly:

305.498.6095

david.wells@wellsnetlease.com

 www.wellsnetleasegroup.com

Kiser Group Brokers Sales for Two Apartment Buildings and One Mixed-Use Property in Metro Chicago, IL

1230--1244 Carol, Park Ridge, IL

CHICAGO, IL – Kiser Group, Chicago’s leading mid-market commercial real estate brokerage firm, recently brokered two apartment sales and one mixed-use property transaction – a 52-unit property in Park Ridge, a 15-unit mixed-use building in Portage Park, and a six-unit building in Rogers Park.

John Meyer

1230-1244 Carol – Park Ridge

 The 52-unit brick apartment complex located at 1230-1244 Carol in Park Ridge sold for $4.45 million. The unit mix includes one- and two two-bedroom units, each with one bath.

 “This property provides solid, stable returns and has been extremely well-maintained,” said John Meyer, managing director of Kiser Group, who represented buyer and seller in the sale. “The surrounding neighborhood is quiet and tends to attract renters that stay for a long time.” 

Brian Semel

4209 Milwaukee -- Portage Park

 This 15-unit mixed-use property at 4209 Milwaukee includes five storefronts along a bustling city street with 10 apartments located directly above the commercial spaces. Located in Chicago’s Portage Park neighborhood, it sold for $815,000. The unit mix includes five retail spaces, five one-bedroom, one-bath residential units and five studio apartments.

“This building attracts retailers that serve the needs of the neighborhood,” said Brian Semel, senior managing director of Kiser Group, who represented buyer and seller in the sale. “The high visibility along heavily trafficked Milwaukee Avenue also appeals to these retailers.”

  

Mike Anguiano

 “Residents of this building enjoy the convenient location,” added Mike Anguiano, managing director of Kiser Group, who also represented buyer and seller in the sale. “They can get on the Milwaukee Avenue bus right outside their door.”

1431 West Howard, Rogers Park

Located at 1431 W. Howard in Chicago’s Rogers Park neighborhood, this center-entrance six-flat sold for $605,000. It includes two-bedroom, one-bath apartments. The property also includes a four-car parking garage.

4209 Milwaukee, Portage Park, IL

 “This recently improved six-flat consistently maintains a high occupancy rate because of its location,” said Mike Anguiano, managing director of Kiser Group, who represented the seller in the sale. “It’s a five minute walk to the Purple Line ‘L’ stop at Howard Street, and it’s only a few blocks from Lake Michigan.”

 All the names of buyers and sellers involved in these transactions are not available at this time.

For a complete copy of the company’s news release, please contact:

Mark Thomton

mthomton@taylorjohnson.com,

312-267-4523

Berger Commercial Realty Manages New Office Build for Schneider Electric USA in Fort Lauderdale, FL

  

3330 NW 53rd Street, Fort Lauderdale comparable photo
to 3350 NW 53rd Street (above), Fort Lauderdale, FL

FORT LAUDERDALE, FL --  Full service commercial real estate firm Berger Commercial Realty recently completed a construction management project for Schneider Electric USA's new office, located at 3330 NW 53rd Street in Fort Lauderdale.

Lloyd Berger

 The firm represented landlord SPG Palm Crossings LLC in leasing the 10,665-square-foot space to Schneider Electric USA for a 5-year term, then oversaw the overall space planning and engineering for the complete office build-out.

The $450,000 project was permitted and completed in 10 weeks, from overall design and permitting to final closeout.

 Berger Commercial Realty's construction and project management services include long-term planning, competitive bidding, and selection, coordination and management of design, engineering and construction professionals.

 "Our staff manages the entire process, operating as a single source of coordination and accountability.

" Our integrated expertise allows our clients to reach their specific financial and operational objectives, whether it's a tenant improvement project or extensive redevelopment," said Berger Commercial Realty President Lloyd Berger.

"Each property is different, but our goal is the same: to provide our clients with every opportunity for success throughout the management and construction process."

For a complete copy of the company’s news release, please contact:

Marielle Sologuren

msologuren@piersongrant.com

(954) 776-1999, ext. 226