Case Study – Notional Rent

GP Surveyors first worked for the Leadgate Surgery this year and we’re pleased to say their Notional Rent Review had a fantastic outcome.

One of our highly experienced Surveyors, Tom Simpson took on the case and visited the surgery to carry out a full inspection of the premises. Having completed his inspection, compiled his finding and compared the District Valuers (DV) Notional Rent valuation with our vast database of evidence, Tom concluded, there was enough evidence for the surgery to challenge the DVs’ valuation.

An interesting finding of Tom’s inspection was that a large area of storage space within the surgery had not been included in the DVs figures. When comparing storage areas of similar quality and functionality, that have been assessed as eligible for Notional Rent reimbursement, Tom concluded there was a strong case for these areas to be included.

Tom’s case for an increase was based upon a number of factors, including;

• A low unit rate
  The surgery is a 1995 purpose-built medical centre and Tom believed this should be placed in line with other purpose-built surgeries in the area.
• A low value placed on car parking spaces
  The car parking rate had been set low compared to the evidence in the surrounding area.
• Storage areas
  Storage areas missing from DVs figures.

Tom then presented the above case, alongside his comparable evidence to the District Valuer and began negotiations to increase the surgeries Notional Rent reimbursements.

Much to the delight of the surgery, Tom was able to successfully negotiate an increase of 7.62% above the initial Notional Rent valuation. In addition, this increase in the surgeries Notional Rent is likely to have increased the investment value of the property.

Here’s what Michael Foster, Practice Manager, had to say about our Notional Rent service;

“Excellent and efficient service. Successful outcome to notional rent review. Highly recommended GP Surveyors.”

We hope you have found our Leadgate Surgery case study useful, to see our full range of Notional Rent case studies click here.

[printfriendly]

Geraldine, the Practice Manager of Hackness Road Surgery in Scarborough, was keen to obtain a second opinion on the District Valuers (DVs) initial Notional Rent valuation and so sought GP Surveyors specialist advice.

Having spoken to Paul Hardman, one of our highly experienced Client Managers Geraldine instructed GP Surveyors to check the surgeries Notional Rent figure. We duly dispatched one of our Senior Surveyors & RICS Registered Valuers, Claire Kersey, to visit the practice. Clare met with Geraldine at the surgery and carried out a full inspection of the premises. Having collated all the evidence and compared this to like for like surgeries in the area, Clare concluded that there was a case to challenge the DV’s initial Notional Rent valuation.

The case for an increase was based upon a number of factors:

• Inaccurate floor areas
  Upon inspection, Clare found the surgeries’ ground floor and first-floor areas were larger than stipulated in the DV’s valuation.
• Property type – low unit rate
  The surgery is a converted premises, which has been extended, therefore Clare believed the surgery should be placed in line with similar premises on a higher unit rate.
• Low car park rate
  A low value had been placed on car parking spaces when compared to surgeries in the surrounding area.

Clare then began negotiations with the DV to bring the surgeries Notional Rent value in line with comparable surgeries in the locality. Drawing upon our vast database of local comparable evidence, Clare was able to successfully negotiate a 13.9% increase in Notional Rent, above the DV’s initial valuation of the surgery. A result Geraldine was very pleased with.

The great news for the property-owning partners was that the notional rent increase is likely to have increased the capital value of their property.

Geraldine, Practice Manager;

“The process was made very east, the team are all extremely helpful. Great service, friendly and helpful staff, achieved a successful challenge gaining an additional increase. Would definitely recommend.”

We hope you have found our Hackness Road Surgery case study useful, to see our full range of Notional Rent case studies click here.

If you’d like GP Surveyors to carry out an assessment of your Notional Rent, or you have any questions, please contact us on 0114 281 5850 or email [email protected]

[printfriendly]

Neville Road Surgery Notional Rent case study

GP Surveyors worked for Neville Road Surgery in Luton for the first time in 2018. The surgeries Practice Manager, Farkhanda Mehmood contacted GP Surveyors to obtain a second opinion of the NHS’s proposed Notional Rent valuation, believing it may be low.

Once Mr Mehmood instructed us to carry out his surgeries Notional Rent review, we assigned Brady Harrison, one of our specialist primary care surveyors, to the case.

Having completed his full on-site inspection and compared his findings to the wealth of evidence GP Surveyors hold, Brady was able to put together a strong case, as to why the Notional Rent valuation should have been higher.

The reasons outlined in our case included;

• A low unit rate:
  Based on the evidence held on converted surgeries in the area we proposed that a higher unit rate would be more appropriate.
• A discrepancy in the number of car parking space held by the surgery.
• Low value placed on car parking spaces:
  We proposed that a greater value be attached to the surgery’s car parking spaces, due to comparable evidence of surgeries in the area.

Following negotiations with the district valuers, based on comparable evidence to support the above factors, we agreed on an increase of 15%, above the NHS’s initial valuation, benefiting the surgery by thousands of pounds.

Farkhanda Mehmood, Practice Manager, Neville Road Surgery, said;

“It’s the first time I have used GP surveyors and I have found them to be extremely open & professional. They made my life easy – I didn’t have to do anything apart from forward a couple of emails and the rest was quietly and efficiently completed by them in the background. We received over 2K uplift to our notional rent and it didn’t even take a month for the turnaround.”

We hope you have found our Neville Road Surgery case study useful, to see our full range of Notional Rent case studies click here.

 

Single-handed Glasgow Medical Centre Notional Rent case study

This single-handed practice in south Glasgow, instructed GP Surveyors, to carry out a review of their Notional Rent figure. The surgery required a second opinion on NHS Scotland’s original valuation, believing the initial figure may be too low.

This small practice is a purpose-built surgery, located in south Glasgow, with over 1,600 patients.

Upon instruction, we assigned Tom Simpson, one of our highly experienced surveyors to the case and Tom carried out a full onsite inspection of the surgery. Having gathered all the necessary information and compared this to the wealth of evidence GP Surveyors hold, Tom was able to put together a strong case to challenge the District Valuers’ original valuation. The basis for the appeal, being that the surgeries Notional Rent unit rate were low when compared to that of similar purpose build surgeries in the area.

As a direct result of our appeal, we achieved an increase of 9.34% in Notional Rent, from the NHS Scotland’s original determination, benefiting the surgery by thousands of pounds extra income. In addition, the increase in their Notional Rent is likely to have increased the capital value of the surgery.

Linda (Practice Manager) said:

“This is the first time I have used GP Surveyors and was delighted with the prompt, friendly, efficient service. They kept me informed at every step of the way and were successful at increasing the notional rent. I am very grateful. I would use them again and recommend them in an instant.”

This case is a perfect example of how, just a small increase in unit rate, can amount to a significant increase in Notional Rent and a welcome boost to a practice’s income and ensuing capital value.

We hope you have found this Glasgow Medical Centre case study useful, see our full range of Notional Rent case studies here.

 

The Narrowcliff Surgery had been on Cost Rent since the premises was completed in 1995, they recently requested a Notional Rent figure from the PCT which GP Surveyors challenged on their behalf, see how their case study developed.

The Narrowcliff Surgery is located in Newquay, Cornwall. It is a two-storey purpose-built surgery with a patient list size of 10,800. They have a pharmacy onsite which is rented out to a local company.

The practice approached GP Surveyors after requesting a Notional Rent figure which they felt was too low.

“Other GP Surgeries should challenge the District valuer’s valuation as they have nothing to lose financially and everything to gain”

The practice had been on Cost Rent since the premises were completed in 1995. They received £64,842 per annum on the Cost Rent scheme, but wanted to know whether it would be beneficial for them to move onto Notional Rent.

The PCT initially provided a Notional Rent figure of £58,500 which was provided by the District Valuer. GP Surveyors took up negotiations on behalf of the practice and was able to achieve an increase in the District Valuer’s figure to £71,000 per annum.

“GP Surveyors really did provide a pain free, win win solution”

Susan Beadle is the Practice Manager at the Narrowcliff Surgery. She explains; “We decided to use GP Surveyors as the partners agreed to the ‘free’ no charge upfront option.”

“The increase we have received means an increase in the practice revenue. Other GP surgeries should challenge the District Valuer’s valuation as they have nothing to lose financially and everything to gain. GP Surveyors really did provide a pain free win win solution.”

Through GP Surveyors skilled negotiation it meant that the funding that the practice will receive under the Notional Rent Scheme was enhanced by 8% from the Cost Rent. The total gross financial benefit will be £18,474 over the three year period.

“If the practice receives Cost Rent the onus falls with that practice to request Notional Rent reviews from the PCT”

Practices that are on Cost Rents therefore need to check if they have had the appropriate review in the past or if any current reviews are outstanding. If the practice receives Cost Rent the onus falls with that practice to request Notional Rent reviews from the PCT.

GP Surveyors can ensure that this is checked for the Surgery on an ongoing basis as part of the comprehensive services that we provide to Practitioners.

 

Our Narrowcliff Surgery case study illustrates what a difference double-checking your Notional Rent, with a specialist surveyor, can make. To book a Notional Rent review please contact us today and we will be happy to help.

GP Surveyors negotiated a massive increase in Notional Rent after the Urmston Group Practice instructed us to see if they were on a fair level of rent, read their case study to see how our surveyors achieved such result.

The Urmston Group Practice is located in a pair of semi detached converted properties in Urmston, Lancashire.

Peter Clough is the Finance Manager. He explains; “We decided to use GP Surveyors to see if we could obtain any additional income.”

“The District Valuer had excluded certain areas that were supposed to be included, such as corridors”

Ryan Stevens was the assigned Surveyor to the case. He explains; “Internally some refurbishment works had been undertaken meaning the values could be looked at. The District Valuer (DV) had excluded certain areas that were supposed to be included, such as corridors etc, which after a short e-mail exchange she was willing to include. At the meeting we discussed the areas that were remaining, and the DV agreed to adopt my areas.”

“The increase we have received means valued additional income into the practice”

Ryan continues; “With regards to the unit rate, after negotiations it was agreed that the DV had initially valued this property too low. I secured an increased figure that was good, given the internal specification of the property. There was only 1 car parking space, and due to the property fronting a main road, it was also agreed that my car parking rate should be adopted.”

Through Ryan’s negotiations, The Urmston Group Practice received an increased from £28,200 to £34,950 per annum; an increase of £6,750 a year.

Peter Clough continues; “Other GP surgeries should challenge their District Valuer valuations just in case they are being underpaid. The increase we have received means valued additional income into the practice”.

We hope you found our Urmston Group Practice case study to be a useful read. To book a review of your Notional Rent please contact us today and we will be happy to help.

 

Werrington Surgery can now proceed with a redesign of their reception area after GP Surveyors achieved a large increase in their Notional Rent above the District Valuer’s initial figure, read the case study to see how.

Werrington Surgery is located just outside Stoke-on-Trent in Staffordshire. It is a purpose-built surgery.

“We wanted to use the experience of an organisation with a proven track record to achieve a Notional Rent appropriate to the practice size and level of facility”

Peter Bailey is the Practice Manager at the surgery. He explains; “We first heard about GP Surveyors from another local practice that had used the service and had a successful outcome. We decided to proceed because of this and we also wanted to use the experience of an organisation with a proven track record to achieve a Notional Rent appropriate to the practice size and level of facility.”

Paul Conlan was the assigned Surveyor on the case. He explains; “Upon receipt of confirmation from the practice that they wished to challenge the figure, the PCT instructed the District Valuer (DV) immediately. Our discussions progressed swiftly and amicably with the DV. Factual errors of measurement were identified and after inspecting the property again the DV quickly corrected these facts.”

“If the practice decided to activate a Sale and Leaseback agreement the value obtained by the Doctors will be significantly enhanced”

“The main point of contention between us and the DV was the interpretation of the evidence that was available locally, with both parties having different viewpoints, but also showing a willingness to overcome these differences. By formulating and presenting structured reasoning for our viewpoint a resolution was subsequently reached. The increase attained was 20 per cent above the original opinion of value notified to the practice.”

Peter continues; “The increase has meant that a capital programme to redesign the reception can go ahead. Revenue streams have been improved year on year and if the practice decided to activate a Sale and Leaseback agreement the value obtained by the Doctors will be significantly enhanced.”

“By letting GP Surveyors work for us we now have a considerable back payment due and an improved revenue stream of £6,750 per year.”

Peter concludes; “GP Surveyors were very professional throughout and have not pressed for their fee until the PCT had made the back payments and this can take several months.”

 

We hope you found our Werrington Surgery case study to be a useful read. To book a review of your Notional Rent please contact us today and we will be happy to help.

GP Surveyors challenged Eastern and Coastal Kent PCT’s local dispute procedure after representing a GP client whose surgery was being underfunded in the Notional Rent reimbursement it receives. Read the New Surgery case study to find out more…

New Surgery is a purpose-built surgery located in Folkstone, Kent. With over 9000 patients, the surgery has expanded over recent years and in 2003 had an extension to accommodate the growing needs of the practice.

Sue Chandler, Practice Manager at New Surgery explains; “We were contacted by GP Surveyors via a mailshot and after speaking with our assigned Client Manager about the procedure I put the idea forward to the partners at the practice. After receiving our Notional Rent figure from the District Valuer we decided to instruct GP Surveyors to challenge it on our behalf in 2008.”

The original rental figure produced by the District Valuer (DV) was £47,000. GP Surveyors assigned a surveyor to the case, Paul Conlan, who initially followed Eastern and Coastal Kent’s (ECK) Local Procedure. Submissions were sent to the PCT challenging the DV’s opinion of the initial value and after reviewing these, ECK sought additional advice from the DV who subsequently increased their figure to £52,000.

“We referred the matter through the Dispute Resolution Process at the NHSLA”

This new figure was deemed to be insufficient by GP Surveyors, who continued to challenge through the local procedure. The PCT referred the matter to their Appointed Surveyor to investigate and then report to the Estates Working Group (EWG). This resulted in them contesting that £52,000 was excessively high and that they would have actually valued below this level. EWG subsequently confirmed that £52,000 was the correct figure and would not increase this figure.

Paul Conlan, Managing Chartered Surveyor at GP Surveyors explains; “To progress the case to reach an agreement we then referred the matter through the Dispute Resolution Process at the NHSLA, where the RICS appointed Expert Advisor who was appointed to conclude the case determined that a fair rental would be £58,000.

This figure was then endorsed by the NHSLA which meant that we were able to agree a settlement with an increase of £11,000 per annum above the District Valuer’s initial offer which equates to a 23 per cent increase for the surgery.”

“Doctors in the region should seek specialist advice if they wish to challenge their Notional Rent figures”

Sue Chandler explains; “The new valuation allows the property owning partners to know what their investment is truly worth and may help in planning for their futures. The extra income from the increase will be of assistance in keeping the building in good order and fully maintained.”

“Although our review turned into a seventeen month marathon this was not due to either us or GP Surveyors. The whole process other than time delay was painless and did not involve very much work for me.”

Paul Conlan ends; “This case was unusual in the time it took to resolve. The majority of our cases are settled within a few months, however where there is a dispute and the NHSLA are involved, they can become lengthier. From this case we conclude that the local procedure in Eastern and Coastal Kent might not be in the Doctors best interests and therefore Doctors in the region should seek specialist advice if they wish to challenge their notional rent figures”

 

GP Surveyors hope you found case study on New Surgery to be a useful resource. To book a review of your Notional Rent please contact us today and we will be happy to help.

 

[printfriendly]

Beauchamp House Surgery received reimbursement increases, above the PCT’s initial valuation, of 28% and 22.7% for consecutive Notional Rent reviews, see how GP Surveyors achieved such a result in this case study.

Beauchamp House Surgery in Essex approached GP Surveyors to provide a second opinion on their Notional Rent reimbursement in both 2008 and 2011, after they received valuations from the PCT that they believed were too low.

James Williams, the surveyor assigned to the case, inspected the surgery in 2008 and agreed that the valuation should have been higher due to a number of reasons including:

1) Inaccurate floor areas:

The District Valuer (DV) had used inaccurate floor areas that had been adopted in previous unchallenged valuations.

2) Low unit rate:

GP Surveyors felt that a higher unit rate would more appropriately reflect the central location of the surgery and the large 1970s Purpose Built extension to the rear.

3) Low value placed on car parking spaces:

GP Surveyors proposed that a greater value be attached to the surgery’s car parking spaces due to its central position.

Following successful negotiations with the DV, GP Surveyors agreed an increase of 28%, above the PCT’s initial valuation.

Three years later, a different DV was appointed to carry out the surgery’s next Notional Rent review. His opinion of the surgery’s value was much lower than expected.

The surgery attempted to discuss the matter with the DV however he felt entirely justified and correct in his decision.

GP Surveyors were instructed yet again and negotiated an increase of 22.7% above the PCT’s initial valuation.

Dr Simon P. Schultz, Partner at Beauchamp House Surgery, said:

“We were frustrated by a PCT that wished to reduce our Notional Rent and a DV who refused to negotiate with us.

“Following GP Surveyors’ negotiations, we secured a Notional Rent increase of 22.7% above what was being proposed by the PCT! The increase in funding is particularly important to us at a time when financial pressures on primary care are so great. With the extra funding received, not only have we prevented a substantial drop in practice income but now can also afford to refurbish, repair and decorate our building!

“From our experience, all medical practices should seek a second opinion on their Notional Rent to ensure that they aren’t missing out. There is absolutely no cost to ask GP surveyors for advice, we have used them twice with excellent results on both occasions.”

James Williams echoes this: “This case is a great example of why GPs should seek a second opinion from a Chartered Surveyor during every triennial Notional Rent review.”

 

Our Beauchamp House case study illustrates what a difference double-checking your Notional Rent, with a specialist surveyor, can make. To book a Notional Rent review please contact us today and we will be happy to help.

 

Following GP Surveyors’ negotiations, Downlands Medical Centre in East Sussex received a Notional Rent increase of 49.3% above the PCT’s initial valuation, read their case study to find out how.

Downlands Medical Centre approached GP Surveyors in 2012 because they wished to seek a second opinion as to whether their Notional Rent reimbursement was correct.

They had suspicions that the figure of £29,230 presented to them by the PCT was too low, however they never imagined that they were being underfunded by so much.

Following his in-depth inspection of the surgery premises, Chris Kozlowski, the surveyor assigned to the practice, agreed with this view point and GP Surveyors took on the case.

Chris presented the case to the PCT and clearly demonstrated why he believed the Notional Rent for the surgery should be higher. He drew on a wide variety of comparable evidence – looking at the Notional Rents of similar surgeries in similar locations.

Following GP Surveyors’ successful negotiations, a new Notional Rent reimbursement figure was agreed with the PCT which amounted to a total uplift of £43,260 over three years – until their next triennial review.

Dr Steve Dickson, Finance Officer, said:

“We believed that the Notional Rent for our surgery was too low so we approached GP Surveyors for a second opinion.

“Following their negotiations, Downlands Medical Centre secured a Notional Rent increase of 49.3% above what was being proposed by the PCT. We never imagined that the increase in reimbursement would be so great.

“The increase in funds will mean that we can plough investment back into our GP surgery building which otherwise we would have had to fund through earnings from the business. As part of this we plan to upgrade our entrance by installing automatic doors, update the building’s electrics and solve issues we have with drainage.

“GP Surgeries should all get their Notional Rent reimbursement checked by a specialist surveyor to ensure that they too are not being underfunded.”

Chris Kozlowski commented: “This Notional Rent increase will provide obvious benefits to Downlands Medical Centre at a time when financial pressures on GP surgeries have never been so great.

“Having sought a second opinion from a specialist healthcare surveyor, the practice can now rest assured that they are receiving the correct level of Notional Rent until their next review in three years’ time.”

 

We hope you found our Downlands Medical Centre case study to be a useful resource. To book a review of your Notional Rent please contact us today and we will be happy to help.

 

[printfriendly]

Graham Brown, the Practice Manager at Tilehurst Medical Centre explains that whilst GPs and Practice Managers become experts in many fields, premises valuation is probably beyond the remit of most and that sometimes it is to their advantage to call on expert advice and support. Read Tilehurst Medical Centre s case study to find out how we boosted their Notional Rent.

Tilehurst Medical Centre is a located in a converted property in Reading, Berkshire. Graham Brown is the Practice Manager there. He explains; “We first heard about GP Surveyors as they had maintained regular informal telephone contact with the practice, but without any pressure, in the 2 years leading up to the next triennial review. Due to this passive relationship which had been established we decided to test their services when our review came around.”

“In retrospect there really is nothing to lose; it is a true ‘no win, no fee’ service”

Ben Oldfield was the assigned Surveyor to the case. He explains; “Having been kindly instructed to check the Notional Rent (NR) proposed by the District Valuer (DV), I visited the surgery to inspect and measure the property. The next step was to gather comparable evidence and value the surgery in rental terms. It then become apparent to me that the NR proposed was a little low and certainly worth challenging.”

“Prior to instructing the DV, the PCT requested my valuation and supporting evidence, which I duly provided. Once the DV was instructed, he sent me his valuation and it became clear that he had the incorrect reimbursable area (sq m) as well as the £ / sq m being too low. I provided my sketch plans and we quickly agreed on a larger reimbursable area and after some negotiation we agreed a revised NR of £20,350pa from the starting figure of £17,750pa.”

“All other local practices can potentially gain from the new valuation baseline agreed by GP Surveyors with the District Valuation office”

Graham continues; “GP Surveyors were successful in securing a very welcome 15 per cent uplift and in retrospect there really is nothing to lose; it is a true “no win, no fee” service. The increase means we will now benefit from the year 2 and 3 incremental financial gain into the practice cash flow. In addition to which, all other local practices can potentially gain from the new valuation baseline created by GP Surveyors with the District Valuation office.”

“Whilst GPs and Practice Managers become experts in many fields, premises valuation is probably beyond the remit of most of us. We should acknowledge that sometimes it is to our advantage to call on expert advice and support.”

“All practices will appreciate that opportunities to secure a significant increase to practice income under the current financial climate cannot be overlooked”

“All practices will appreciate that opportunities to secure a significant increase to practice income under the current financial climate cannot be overlooked. GP Surveyors have allowed us to offset some of the variable cost increases which we are all facing.”

Graham concludes; “By instructing GP Surveyors to work for the practice it has dramatically improved our loan repayment/Notional Rent ratio with ensuing positive impact on cash flow. I have no hesitation in recommending GP Surveyors; they provided a discreet and professional service, requiring minimal input from the practice. Their administration is thorough and efficient, providing regular updates throughout, even when the process was delayed due to a change in District Valuer which meant that their previous negotiations had to restart with a new surveyor. They cannot be successful for every practice on every occasion but their “no win, no fee” policy means that it is worth taking a chance, and that’s from a usual sceptic!”

 

We hope you found our Tilehurst Medical Centre case study to be a useful read. To book a review of your Notional Rent please contact us today and we will be happy to help.

[printfriendly]

GP Surveyors has completed cases for 40% of the GP-owned practices in Essex and has a fantastic track record of achieving great results. Read our Dorian Road Surgery case study to find out more.

Throughout GP Surveyors ten year history we have worked with 40 per cent of the GP-owned practices in Essex meaning we have a huge amount of experience and knowledge of the local market as well as a wealth of evidence to be used in agreeing future cases.

“We decided to proceed as we liked the terms that were offered”

The Dorian Road Surgery in Hornchurch is a two-storey converted property. The Practice Manager explains; “I was contacted by GP Surveyors and after discussions with our assigned Client Manager Jonathon Dunn, we decided to proceed as we liked the terms that were offered.”

GP Surveyors has dealt with all of the local PCTs in Essex, however during this case we found that one of the PCTs, Havering, had altered their local policy regarding rent reimbursements.

“We felt that their policy was designed to dissuade Doctors from challenging the initial Notional Rent assessment”

The assigned surveyor in this case was Andy Churchill. He explains “When our client informed Havering PCT that GP Surveyors would be representing them to negotiate on their behalf, we were advised that negotiations could only take place directly between the PCT and the GP. The PCT also took the decision at that stage not to instruct the District Valuer to negotiate the correct level of Notional Rent.”

GP Surveyors advised Havering PCT that we would refer the case straight to the NHSLA to apply for dispute resolution, as we felt that their local policy went against the Premises Costs Directions 2004. We also felt that their policy was designed to dissuade Doctors from challenging the initial Notional Rent assessment.

“GP Surveyors presented a robust case with a wealth of strong evidence as to why we felt the surgery was being underfunded. Havering PCT subsequently changed their local policy and opened up dialect with ourselves and worked with us to resolve the case. A District Valuer was instructed to undertake negotiations and the case was then resolved quickly to our satisfaction. We were able achieve a substantial increase for the Dorian Road Surgery.”

The Practice Manager at Dorian Road concludes; “We’re glad that we challenged our offer as we have received an increase of 13 per cent above the District Valuer’s offer. The process went smoothly and we were kept informed at all stages.”

We hope you found our Dorian Road Surgery case study to be a useful read. To book a review of your Notional Rent please contact us today and we will be happy to help.

 

[printfriendly]