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clause (as Jay mentioned he does for listings, as do I) for BBA. <br><br>Some states, like CA, have an additional form that you can fax to an agent to fire your previous agent. This makes it easy and non confrontational. <br><br>Our team uses BBA with an easy exit firing clause just so we know who is committed to the process.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-06_11:57:27", "killed": false, "user_key": "b30331bccb6b31f55338fc75ed765482", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/06/2008 08:57 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482529": {"up_voted": false, "ip": "", "has_replies": false, "message": "What a shame that this person had such an awful experience with their Realtor and then went on to group all Realtors in such a negative way. Your response was very educational to the average buyer and gave good tips on how to handle the situation. So many people sign agreements, but don't know what it is that they are signing or what type of clauses exist to protect their interests. They are handed papers and they sign, taking the Realtor's word on what it says.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-06_14:28:11", "killed": false, "user_key": "9257e7747ac6bd564406bfde65acf915", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/06/2008 11:28 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482530": {"up_voted": false, "ip": "", "has_replies": false, "message": "Man! This just gets my goat. Why doesn't this home buyer just buy the more expensive home the agent showed him? If he can't make the payments the Government will bail him out. ;-)<br><br>And, everyone knows the COE is just a bunch of poop to protect one agent from the wrong doings of another agent and give the broker of record immunity. The NAR along with the state and local tentacles does not care about the buyer and seller. If they did the COE would only need the first ten articles.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-06_15:56:54", "killed": false, "user_key": "4d60b2e24ba9da6c50c235607a0aa532", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/06/2008 12:56 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482531": {"up_voted": false, "ip": "", "has_replies": false, "message": "Now for a shameless plug\u2026 Any Realtor Member that truly cares for the real estate industry and has concerns about the reputation and practice of said industry ought to seriously look into participating in Pro-Standards and Ethics.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-07_05:29:28", "killed": false, "user_key": "c393d7eb802f3cfa309f2cdc337e9274", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/07/2008 02:29 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482532": {"up_voted": false, "ip": "", "has_replies": false, "message": "For Heavens Sake, this is ridiculous. No-one should have to get their mortgage offer changed to get their realtor to show them the properties they want to see.  I am not really sure what she is gaining anyway; We all have to SELL to make a living, but we also rely somewhat on recommendations  and repeat business.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-07_09:58:09", "killed": false, "user_key": "88f7b1decdb65e14ed6d4c9992bb0930", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/07/2008 06:58 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482533": {"up_voted": false, "ip": "", "has_replies": false, "message": "Susan there was once a upon a time when an agent could sit at the \"up\" desk and get customer leads by call in's from yard signs or advertising in print or internet. Now, we are all told to rely on our sphere of influence - that means recommendations and repeat business. And that is the only business I have had in a long long time.<br><br>As for fixing a broke system - it ain't gonna happen by joining a committee that is also broken.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-07_10:29:49", "killed": false, "user_key": "4d60b2e24ba9da6c50c235607a0aa532", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/07/2008 07:29 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482534": {"up_voted": false, "ip": "", "has_replies": false, "message": "It just makes me sick to know that the majority of agents out there have it all wrong.  The work as sales people rather than consultants.  This industry wouldn't be a mess if people just figured this out.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-08_13:03:01", "killed": false, "user_key": "ddf178485a488c5a6acc19012e9a0f19", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/08/2008 10:03 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482535": {"up_voted": false, "ip": "", "has_replies": false, "message": "Keep the customer happy. That's the secret. Then they'll keep coming back. There is a big difference between being a salesman and a consultant.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-08_14:39:41", "killed": false, "user_key": "fe3f78fa93044ddc37128a875f771f21", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/08/2008 11:39 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482536": {"up_voted": false, "ip": "", "has_replies": false, "message": "In New Jersey, as long as the buyer does not wish to buy any of the homes that the bad agent has shown them, there is not a problem.  Fire the bad REALTOR and move on to a different one that better fits your needs.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-10_14:57:20", "killed": false, "user_key": "b48f4621850f1968afe5b9b204f8ceaa", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/10/2008 11:57 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482537": {"up_voted": false, "ip": "", "has_replies": false, "message": "Here in NJ, many agents would sell their mother's soul to get a listing or a sale. One agent will try to steal the customer from another agent in a heart beat - doesn't matter if the agent is good or bad. The back biting in this business makes me wonder if I am not already in hell.  Matt  25:30 \"And throw that worthless servant outside, into the darkness, where there will be weeping and gnashing of teeth\"", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-10_16:46:54", "killed": false, "user_key": "4d60b2e24ba9da6c50c235607a0aa532", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/10/2008 01:46 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482538": {"up_voted": false, "ip": "", "has_replies": false, "message": "Theres a fine line to walk between follow up work with advice and information...and aggressive hounding of a client. It should be simple enough. Is there a resolution to the original story?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-18_08:09:14", "killed": false, "user_key": "88f7b1decdb65e14ed6d4c9992bb0930", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/18/2008 05:09 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482539": {"up_voted": false, "ip": "", "has_replies": false, "message": "Estate agents are amoung the most hated professions, and its because of these sort of bullying tactics. Its a much better pay day when the client is not afraid of you.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-19_07:59:16", "killed": false, "user_key": "43e50c9048006b8d814dec3c0562b62c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/19/2008 04:59 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482540": {"up_voted": false, "ip": "", "has_replies": false, "message": "I have a different issue of sorts with a BBA.  I contacted a Realtor looking to buy a home with zero down payment because I just do not have 3-5% down right now.  So, the funding person in the office contacted me to find out my qualifications for a loan...I was pre-qualified (or so he said) after paying off a couple of credit cards to bring my score up a bit.  The funding person said we would have to act real fast as the seller-funded DPA was going away at the end of September.  So, the realtor assigned a broker to show me houses which I have been doing for the past 2 weeks.  I have made offers on 4 houses all of which were declined.  Throughout this process my broker really isn't the problem, she has shown me houses in my price range and we made 4 offers as I mentioned above which were declined.  My problem is with the funding person in her office.  Last week he called me on the phone a bit angry asking me of my intentions, as he heard from the title person in the office that if this doesn't work out then I would be looking at lease houses instead...this is true, if I could not find a home in time to even qualify for the zero down then I would be looking at lease houses because my lease is up in December.  The funding person went so far as to say: \"I need to know your intentions on this thing, I have already spent 250.00 out of my own pocket to get this funded, I have children to feed.\"  First of all, there is nothing to fund as not 1 single offer was accepted by a seller, I have not signed any loan paperwork, only provided all documents to the funding person so when/if I did have an offer accepted we could act fast in getting the loan application submitted quickly.  The 2nd to the last house I made an offer on last week, I did provide a check to the title company for 500.00 for escrow which as of this Friday was not deposited...good thing, because this offer was not accepted.  I did let them hold onto the check in case another offer was accepted so they would have everything they need.<br><br>I have literally made myself sick looking at homes during all my spare time, Friday I was diagnosed with an upper respiratory infection and bronchitis.  On Friday my broker called me to  say she had no more houses to show me, but the funding person says that we still have until Monday to submit a loan application for the zero down...seller-funded DPA.  I told my broker I am sick, and am not able to look at houses this weekend.  Not too long after this phone call from my broker, I get an email with a link to a house in an area I am not interested in buying a home...I responded again  telling my broker that I am too sick to look at houses, and even though she says that the lender says we still have until Monday to submit a loan application (with an accepted contract) that I seriously doubt anything is going to happen before Monday...after all, we have had 4 offers declined.  I also said in my email that I would like to set time up for me to pick up my 500.00 check made out to the title company as I do not want that floating around.<br><br>Today is Sunday, and my broker has not yet responded to that last email.  However, the funding person in her office called me last night to say he found a really nice house not too far from where I live, after describing the house to me...I told him I knew exactly what house he was talking about, it is next door to where my sister currently lives, it backs up to a busy street and I knew the previous owner and how he treated the home before it was foreclosed on, and on top oif that the construction that has gone on for the expansion of that buy street has driven rats onto all of the properties that back up to it, my sister has been fighting rats for many months now...I told the funding person I am not interested in this house at all.  <br><br>At this point in time, I feel like I have been rushed through this process...I have made 4 offers on houses that have been declined, I feel so uncomfortable with the way the funding person has been towards me, and even after I tild my broker that I am too sick to look at houses right now, they keep pushing me.  <br><br>My husband and I have decided to either have our current lease extended for 6 months, or stay in this leased house on a month to month basis until we can pay a 3-5% down paymeny on a home.  During this entire process, no one mentioned to me exactly what the seller-funded DPA was and how that works...not one time during this process did anyone tell me that I would be upside down on the loan (if it actually went through) from the start and it would take me at least 1 year to break even.  After doing a little research on the seller-funded DPA, I really wish someone in this office would have explained it to me, I certainly would not have gone down this road.<br><br>I have signed a BBA with no intermediary status with my broker for the standard 6 months, I do not see a \"fire me\" clause any where in this contract.  I cannot find any information on the laws for the state of Texas which would enlighten me as to my legal rights concerning this BBA I have signed.  It makes me very nervous that my broker has not responded to my last email, and the funding person contacted me last night about a house.  I do have questions, is there any way this broker can hold me liable for commission if I am now not going to buy a house?  Is there any way the title comany can keep my earnest money and deposit into escrow...mind you I have no offer that has been accepted, and no contract with a seller.  <br><br>I can say this, when my husband and I are ready and have a 3-5% down payment in the next 6-8 months...my experience with this combined broker/funding/title company is telling me NOT to use their services and to find someone else to help me.  Any advice would be GREATLY appreciated.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-09-21_12:47:09", "killed": false, "user_key": "f868a28fa86f2471f26248bdd2db27b6", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "09/21/2008 09:47 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482541": {"up_voted": false, "ip": "", "has_replies": false, "message": "LMAO. I think this female agent is an old woman or an ugly chick who's not smart enough to \"sell ice to Eskimos\". I loved to see the \"Go Daddy girl\" who almost quadrupled the company overall sales ha!<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Laguna Niguel Real Estate&#180;s last blog post..<a href=\"http://lisacooper.com/dana-point-2009-doheny-blues-festival/\" rel=\"nofollow\">Dana Point 2009 Doheny Blues Festival\u2026</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-09_16:05:12", "killed": false, "user_key": "cda8e444bc5601d0e0f786a5118fa564", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/09/2009 01:05 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "14986249": {"up_voted": false, "ip": "", "has_replies": false, "message": "My daughter called an agent to see one of his listings and he showed her that one along with another one in the complex.  My daughter then tried to call the agent to set a time to look at some listings but he was on vacation and he didn't work weekends.  Our daughter could only go to see listings on the weekends because of her work schedule, but this didn't matter to the agent.  He also referred her to speak with his assistant about contacting a mortgage company, the assistant told my daughter that she had to get hold of the mortgage company and that was all she would do was give my daughter the mortgage company's phone number.<br>My daugher got fed up and found another realtor and put a bid the second townhouse the first agent showed her after working with her current agent and looking at numerous listings much further away.  Her new agent also pointed out helpful things to ask for such as a garage door opener(something the other agent never even said a word about).  We had also asked the original agent how big the water heater was (he said he didn't have a clue), the new agent went and checked it out and let us know exactly how big it was.  He was very helpful for our daugher.<br><br>Now the problem, the first agent is MAD he feels that he deserves the $3000 commission for the one hour of time that he spent showing our daughter that property even though he didn't register her and my daughter never signed an agreement saying she would use him.  He is filing a complaint with the realtor's association.<br>I can't believe that she doesn't even have the right to fire a lousy agent who wouldn't even make himself available when she was able to look at listings?<br>Can he get away with this?  She is located in Orlando, FL", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-08-17_19:50:26", "killed": false, "user_key": "8ae60f0758aedc3c94add7b67307ab76", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/17/2009 04:50 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482522": {"up_voted": false, "ip": "", "has_replies": false, "message": "It should be so much easier to just fire an agent.  People shouldn't have to waste time or be forced to consult an attorney when an agent isn't listening or putting the client's needs first.  Just think of how many lower priced homes might have worked for this person that they've now missed out on.  Bummer...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-05_13:09:11", "killed": false, "user_key": "b9bf36b0a0916eea7c23f05a9bfc49cd", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/05/2008 10:09 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482523": {"up_voted": false, "ip": "", "has_replies": false, "message": "Poor service is not against the 'Code of Ethics' but the pledge to protect the best interests of the client is right there in Article 1.  If a client is asking to see homes/property priced lower than what they qualify for and the agent does not comply... I kind of think the best interest of the client is not being protected. <br><br>Also the buyer indicates that he/she doesn't have a copy of the agreement between them and the agent.  If they were to ask for it again and not receive it then there is a possible Article 9 violation.<br><br>It is a pain in the butt, but this buyer should compile a list of things that their agent has NOT done for them according to their interest and desire.  Perhaps have an email communication from the buyer to the agent that speaks to the complaints and (hopefully) gets a response.  If push figuratively comes to shove then the buyer can file a complaint at the local Realtor Association.<br><br>If the buyer in this situation at least does this... then I think they'd be in a better position to at least hire a different agent to help them with their needs.  There would still be a legal risk though in a court of law based on whatever agreement signed between the buyer and the agent.<br><br>Jay, as you might know, I'm a member of the Arizona Professional Standards Committee and recently became a hearing panel chair.  I'm really into this kind of stuff, but I see the problem still being that clients don't have a clear understanding of the implications of a hearing and Code violations.  To make it worse... Realtors as a whole don't seem to understand the concept either.<br><br>I'm going to start blogging about the subject in more detail to hopefully help offer a better perspective to everyone.  You've spoken in the past about how rather easy it is to become a licensee in this state and while I don't necessarily disagree with you on that line of reasoning to help improve the industry... enforcing the Code can go a long way towards cleaning up this industry.  But we all have to be a bit more vigilant (we being us the practitioners and the clients)... but we also need to have more understanding as to how to use the tools that we currently have to achieve the desired result.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-05_13:35:46", "killed": false, "user_key": "b43b3b2016c21eac3569e13b8e6cd71b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/05/2008 10:35 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482524": {"up_voted": false, "ip": "", "has_replies": false, "message": "Natalie - I agree with you. I'm not a big fan of the BBA, and if I do use them, I provide a simple \"fire me\" clause (ditto with a listing agreement). I prefer to let my service speak for itself. Yes, I've been burned and lost commission because I don't use BBAs, so I do understand why some do. However to lock in a client with a piece of paper is just wrong, in my humble opinion. If someone doesn't want me representing them, I can't fathom how forcing them into representation is good business.<br><br>Todd - Thanks for the great comment, and I look forward to your posts. Emails like this one bother me. It's sad that someone has to go through what this guy is experiencing. There was more to his email that included comments like, \"no wonder real estate agents have a bad name\".  How any agent can think they are serving their clients needs when they say things like, \"you won't be happy with a smaller home\" is beyond me. <br><br>I think part of the COEs problem is due to it's bloated length and convoluted terminology. If agents don't understand it, I don't think we can expect consumers to either. And IMHO, they shouldn't have to know that if their Realtor does X, they've violated Article Y of the COE. <br><br>I can't speak for any association other than my own, but filing a complaint is a tedious process, and one most consumers don't want/need to endure. All this guy wants is an agent that will listen to him and help him. I want to believe that the vast majority will, but sadly (as in any profession) there are some that won't. I think talking to the broker is a logical first step. Virtually any broker out there would want to know what is happening. But another sad fact  is that there are many brokers that would simply assign a new agent and that would be the extent of it. No counseling of the offending agent, no ramifications for a subsequent violation, no nothing. Part of that is due to the \"traditional\" brokerage model and the simple fact that many brokers have zero experience in employee relations. (realizing of course that most agents are independent contractors -- but that shouldn't excuse the brokers responsibility in supervising their \"employees\".)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-05_14:08:39", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/05/2008 11:08 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482525": {"up_voted": false, "ip": "", "has_replies": false, "message": "As an aside for just a second... I only use BBA's with clients to establish the fees that a client promises to pay my broker... but yes, fire me clauses are included.<br><br>As to the main point.  The public only really needs to be aware of one thing... did their practicioner represent the client needs and were they treated fairly in the process.  That is it.<br><br>If they feel that they weren't, then the public NEEDS to know that they can lodge a possible complaint against their agent/broker at the local Association.  Ahhh... but yes, that can be daunting, tedious, or whatever... I agree.  However the Association office has to be competent enough to help the client (or other Realtor party -- not all violations come from the public) to properly inform and follow though on behalf of the client for the process.  Members must be vigilant and put some kind of pressure on the Association to serve the complaining party.  The last thing I want my local Association doing is talking clients out of making a complaint or complicating the process so much that the client decides to just let it go... that doesn't help the situation at all.<br><br>I'm guessing that there is going to be many more complaints lodged than normal (people are human and will look to blame others for things that may not have worked out in their favor)... and many of them won't actually be valid complaints against the Code.  Still, it seems that one way to improve public relations on possible violations is to actually listen to the public (gee... novel concept).<br><br>Realtor Members don't even need to know all the ins and outs of the Codes convoluted terminology, they just need to remember that they must treat all parties fairly and protect their clients best interest up front and center (again... a novel concept).  If Members can't figure that part out then they should know that there could be serious repercussions that could lead to heavy fines and/or suspensions (who really can afford to pay a big fine in this business environment??).<br><br>I think the Code can work (it is designed to after all), but it won't be the public that will make it work.  It will be the Members.  I believe that Members should file complaints against other Members deemed to be in violation ON BEHALF OF THE PUBLIC when necessary.  A violation is a violation... it does NOT matter who was violated (or allegedly violated).<br><br>Now I'm not advocating that Members go around and file complaints against their competition as a way to gain market share or to simply be a tattle-tale.  But if Members are aware of a blatant violation and it is something that is harmful to the industry... it is a duty of the Member to do something about it.<br><br>That is all for now... but your suggestion to the person that emailed you of going to the broker is really the first best step.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-05_14:37:42", "killed": false, "user_key": "b43b3b2016c21eac3569e13b8e6cd71b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/05/2008 11:37 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482526": {"up_voted": false, "ip": "", "has_replies": false, "message": "This is a great post, with some good comments.  It's always important for consumers to know their rights in contracts and how to get out of them if necessary.<br><br>I suspect that it's actually pretty easy for someone to get out of Buyer Broker Agreement.  Just thinking about the law of brokers, I don't think a contract would actually be enforceable if it didn't provide a way for the buyer to get out of it.  Now if the buyer ends up purchasing a property that the original broker originally showed him, that obviously causes difficult questions about who gets compensated.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-05_21:41:26", "killed": false, "user_key": "ff9e44d8224932acae27dc20f44dca8f", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/05/2008 06:41 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "12482527": {"up_voted": false, "ip": "", "has_replies": false, "message": "Andrew... I like your line of thinking.  Communication is the key.  I think a simple email notifying the Realtor that didn't show homes in the clients preferred price range would most likely lead a hearing panel or an arbitration panel to conclude that the client was abandoned by the original Realtor and the BBA (although I can't speak for all other panelists).<br><br>I won't speak to what might happen in a court since that is what you are the expert of.<br><br>While I really enjoy my participation in hearing panels and the Professional Standards Committee... I'm not on any real crusade to get Members thrown out of the industry.  I believe that I'm fair in my role and allow for the evidence and testimony to lead me to any decision.  It is when the evidence and testimony proves that a severe and intentional violation has taken place that gets me worked up enough to suggest throwing the book at the violator.<br><br>Now for a shameless plug... Any Realtor Member that truly cares for the real estate industry and has concerns about the reputation and practice of said industry ought to seriously look into participating in Pro-Standards and Ethics.  In Arizona, the Pro-Standards Committee is state wide... in other areas Standards and Ethics may be handled regionally or even locally.<br><br>Now... I've volunteered for many different things Association related since I've been a Member (local board of directors, regional MLS director, current state executive committee member, government affairs committee chair, just to name a few) but no other experience has been as gratifying to my participation as service to the Pro-Standards Committee.  This experience alone has raised my standard of service to my clients to a higher level than might be otherwise.  The last place I ever want to be is on the other side of the table at a hearing panel as the Respondent (but that is not to say that all Respondent's are in violation, but working to represent my clients best interest and treat all parties fairly certainly goes a long way in avoiding the experience of sitting in that chair at a hearing).<br><br>Most of my clients don't even know of my participation on the Pro-Standards Committee, yet I'd venture to say that they most likely appreciate the experience I have gained because of it.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-08-06_11:01:24", "killed": false, "user_key": "b43b3b2016c21eac3569e13b8e6cd71b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "08/06/2008 08:01 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}}, "integration": {"receiver_url": "", "theme": 4, "reply_position": false, "disqus_logo": false}, "timer": {"timer_url": "http://localhost:8005", "thread_id": "25011093", "user_id": "anonymous", "forum_id": "152356", "hash": -8149323940983922766}, "thread": {"days_alive": 0, "slug": "how_to_fire_a_real_estate_agent", "paginate": false, "num_pages": 1, "num_posts": 21, "per_page": 0, "total_posts": 0, "realtime_paused": true, "id": 25011093, "queued": false}, "reactions_limit": 10, "context": {"show_reply": true, "use_fb_connect": true, "forum_facebook_key": "b7c57e0bf778127562deb90a323ed0ec", "use_yahoo": true, "subscribed": false, "use_twitter_signin": true, "use_openid": true, "realtime_speed": 5000}, "reactions_start": 0, "settings": {"debug": false, "disqus_url": "http://disqus.com", "media_url": "http://media.disqus.com"}, "media_url": "http://media.disqus.com"};
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Dsq.POST_BODY_RE = /\s*(<div.*?id="?dsq-comment-message-(\d+)"?.*?>)((?:.|\s)*)(<\/div>)/gim;
// HACK: Safari ends with "-->" while other browsers end with "--&gt;" as expected.
Dsq.MEDIA_POST_RE = /&lt;!--\[(.*?)\]--(?:>|&gt;)/gim;



var FragmentPacket = function(reader, writer, writer_url, is_child, receiveCallback) {
	var that = this;
	this.reader = reader;
	this.writer = writer;
	this.writer_url = writer_url;

	this.is_child = is_child || false;
	this.receiveCallback = receiveCallback;

	this._lastHash = null;

	this._accumMsg = '';

	this._lastSeqno = 0;

	this.MAX_DATA_LEN	= 1024;

	this.WAIT_TIME		= 10;

	this.READY		= 0x1;
	this.WRITING	= 0x2;
	this.FIN		= 0x4;
	this.ACK		= 0x8;

};

FragmentPacket.prototype.createListener = function() {
	var that = this;
	var listener = function() {
		that.recv();
	};
	return window.setInterval(listener, 10);
};

FragmentPacket.prototype.log = function(msg) {



};

FragmentPacket.prototype.recv = function() {
	var hash;
	if (/MSIE/.test(navigator.userAgent)) {

		hash = this.reader.name;
	} else {

		var hashIndex = this.reader.location.href.indexOf('#');
		if (hashIndex == -1) {
			return;
		}
		hash = this.reader.location.href.substring(hashIndex+1);
	}
	var flags = parseInt(hash.substring(0, 4), 10);
	var seqno = parseInt(hash.substring(4, 24), 10);
	var data  = hash.substring(24);

	if (this._lastHash !== hash) {
		this._lastHash = hash;
		this.log('recv: ' + hash);

		this.log(' flags: ' + flags);
		this.log(' seqno: ' + seqno + ' len: ' + hash.substring(4, 24).length + ' (' + hash.substring(4, 24) + ')');
		this.log(' data: ' + data + ' len: ' + data.length);

		this._lastSeqno = seqno;

		if (flags & this.WRITING) {
			this._accumMsg += data;
			this.sendFlag(this.ACK, seqno);
			if (flags & this.FIN) {
				this.log('recv finished: ' + decodeURIComponent(this._accumMsg));
				this.receiveCallback(decodeURIComponent(this._accumMsg));

				this._accumMsg = '';

				this.sendFlag(this.READY | this.ACK, this._lastSeqno);
			}
		}
	}

	return {
		flags: flags,
		seqno: seqno,
		data: data
	};
};

FragmentPacket.prototype.sendRawPacket = function(packet) {
	if (/MSIE/.test(navigator.userAgent)) {
		this.writer.name = packet;
	} else {

		this.writer.location.href = this.writer_url + '#' + packet;
	}

};

FragmentPacket.prototype.sendFlag = function(flag, seqno) {
	this.sendRawPacket(this._zerofill(flag, 4) + this._zerofill(seqno, 20));
};

FragmentPacket.prototype.send = function(msg) {
	this._send(0, encodeURIComponent(msg));
};

FragmentPacket.prototype._send = function(packetNum, msg) {
	var that = this;
	var recvBuf = this.recv();

	if (packetNum === 0) {

		if (!(recvBuf.flags & this.READY)) {
			this.log('client is not ready, waiting...');
			window.setTimeout(function() { that._send(packetNum, msg); }, this.WAIT_TIME);
			return;
		}
	} else {

		if (!( (recvBuf.flags & this.ACK) && (recvBuf.seqno === this._lastSeqno) )) {
			this.log('waiting for ack from client...');
			window.setTimeout(function() { that._send(packetNum, msg); }, this.WAIT_TIME);
			return;
		} else {
			this.log('received ack: ' + this._lastSeqno + ' ' + recvBuf.seqno);
		}
	}

	var flags = this.WRITING;
	var num_packets = Math.ceil(msg.length / this.MAX_DATA_LEN);
	this.log('num_packets: ' + num_packets);

	if (num_packets === packetNum) {

		this.log('message successfully sent!');
		this.sendFlag(this.READY | this.ACK, this._lastSeqno);
		return true;
	}

	this._lastSeqno++;

	if (packetNum == num_packets-1) {
		flags |= this.FIN;
	}

	var data = msg.substring(packetNum * this.MAX_DATA_LEN, (packetNum+1) * this.MAX_DATA_LEN);
	var packet = this._zerofill(flags, 4) + this._zerofill(this._lastSeqno, 20) + data;

	this.log('sending raw packet: ' + packet);
	this.sendRawPacket(packet);

	return this._send(packetNum + 1, msg);
};

FragmentPacket.prototype._zerofill = function(num, width) {
	var retval = num.toString();
	var retval_len = retval.length;
	for (var i = 0; i < width - retval_len; i++) {
		retval = '0' + retval;
	}
	return retval;
};

var PostMessagePacket = function(receiver, receiveCallback, id, receiverId) {
	var that = this;
	this.receiver = receiver;
	this.receiveCallback = receiveCallback;
	this.id = id;


	this.receiverId = receiverId;
};

PostMessagePacket.prototype.createListener = function() {
	var that = this;

	var listener = function(e) {

		if (!that.id) {
			that.id = e.data;
			return;
		}


		var id = e.data.split(';')[0];
		if (id !== that.id) {
			return;
		}
		var data = e.data.substring(e.data.indexOf(';') + 1);

		that.receiveCallback(data);
	};

	if (typeof window.attachEvent == 'function') {
		window.attachEvent('onmessage', listener);
	} else if (typeof window.addEventListener == 'function') {
		window.addEventListener('message', listener, false);
	} else {
		throw new Error('No method found to create event listener for PostMessagePacket.');
	}
};

PostMessagePacket.prototype.send = function(msg) {



	var needs_reget = false;
	try {
		if (typeof this.receiver.id == 'undefined' || typeof this.receiver.postMessage == 'undefined') {
			needs_reget = true;
		}
	} catch(e) {


	}
	if (needs_reget && typeof this.receiverId != 'undefined') {
		this.receiver = document.getElementById(this.receiverId).contentWindow;
	}

	var packet;
	if (!msg) {

		packet = this.id;
	} else {
		packet = this.id + ';' + msg;
	}
	this.receiver.postMessage(packet, '*');
};

PostMessagePacket._last_unique_id = null;
PostMessagePacket._get_unique_id = function() {
	var id = (new Date()).getTime();
	if (id == PostMessagePacket._last_unique_id) {
		id++;
	}
	PostMessagePacket._last_unique_id = id;
	return id.toString();
};

var JsonRpc = function() {

	this.ids = {};

	this.objectToJSON = function(obj) {
		var json = '';
		var results = [];

		if (obj === undefined || obj === null) {
			return 'null';
		}

		switch (obj.constructor) {
			case Object:
				for (var property in obj) {
					if (obj.hasOwnProperty(property)) {
						results.push(this.objectToJSON(property) + ': ' + this.objectToJSON(obj[property]));
					}
				}
				json = '{' + results.join(', ') + '}';
				break;
			case Array:
				for (var i = 0; i < obj.length; i++) {
					results.push(this.objectToJSON(obj[i]));
				}
				json = '[' + results.join(', ') + ']';
				break;
			case Number:
			case Boolean:
				json = obj.toString();
				break;
			case String:

				var specialChars = {'\b': '\\b', '\t': '\\t', '\n': '\\n', '\f': '\\f', '\r': '\\r', '\\': '\\\\'};

				json = obj.replace(/[\x00-\x1f\\]/g, function(match) {
					var ch = specialChars[match];
					return ch ? ch : '\\u00' + match.charCodeAt().toPaddedString(2, 16);
				});

				json = '"' + json.replace(/"/g, '\\"') + '"';
				break;
			default:

				json = 'null';
				break;
		}

		return json;
	};

	this.createHandler = function(send_func, registered_funcs) {
		var that = this;
		var handler = function(message) {

			try {
				var rpc = eval('(' + message + ')');
			} catch(e) {
				alert('bad JSON: ' + message);
				return;
			}
			if (rpc.method) {

				if (!registered_funcs[rpc.method]) {
					return;
				}

				var retval = registered_funcs[rpc.method].apply(null, rpc.params);
				if (rpc.id) {
					var response = {
						result: retval,
						error: null,	// TODO
						id: rpc.id
					};
					send_func(that.objectToJSON(response));
				}
			} else if(rpc.result) {

				if (!that.ids[rpc.id]) {
					return;
				}

				that.ids[rpc.id](rpc.result);
				delete that.ids[rpc.id];
			}
		};
		return handler;
	};

	this.execute = function(send_func, method, params, response_callback) {
		response_callback = response_callback || null;
		var id = (response_callback) ? (new Date()).getTime() : null;

		var request = {
			method: method,
			params: params,
			id: id
		};

		send_func(this.objectToJSON(request));

		if (id) {
			this.ids[id] = response_callback;
		}
	};
};
JsonRpc = new JsonRpc();

var ParentMessenger = function(childUrl, receiverUrl, container, receiveCallback) {


	if (navigator.userAgent.indexOf('Safari') >= 0 && parseInt(navigator.userAgent.substring(navigator.userAgent.indexOf('Version/') + 8), 10) == 3) {
		throw new Error("unsupported.");
	} else if (window.opera) {
		throw new Error("unsupported.");
	}



	if (!receiverUrl &&
		navigator.userAgent.indexOf('Gecko') >= 0 &&
		parseFloat(navigator.userAgent.slice(navigator.userAgent.indexOf('rv:') + 3, navigator.userAgent.indexOf('rv:') + 6)) < 1.9) {
		throw new Error("unsupported.");
	}


	if (/msie/i.test(navigator.userAgent) && !/opera/i.test(navigator.userAgent)) {


		if (document.domain == window.location.hostname) {
			receiverUrl = '';
		}
	}

	var that = this;
	this.childUrl = childUrl;
	this.receiverUrl = receiverUrl;
	this.container = container || document.body;

	this.packetHandler = null;


	this._ready = false;
	this._error = false;


	var _createReceiverForFragmentPacket = function() {

		that.receiver = document.createElement('iframe');
		that.receiver.src = receiverUrl;
		that.receiver.id = 'receiver_' + (new Date()).getTime();
		that.receiver.name = that.receiver.id;

		that.receiver.frameBorder = '0';
		that.receiver.frameSpacing = '0';
		that.receiver.style.borderStyle = 'none';

		var receiver_onload = function() {
			var receiver = document.getElementById(that.receiver.id).contentWindow;

			try {
				receiver.document.body.innerHTML = '';
			} catch(e) {

				that._error = true;
			}
			receiver.document.body.style.padding = '0px';
			receiver.document.body.style.margin = '0px';

			var child = receiver.document.createElement('iframe');
			child.id = 'child';
			child.name = 'child';
			child.src = that.childUrl;

			child.frameBorder = '0';
			child.frameSpacing = '0';
			child.style.borderStyle = 'none';
			child.style.width = '100%';
			child.style.height = '100%';
			receiver.document.body.appendChild(child);

			that.child = receiver.document.getElementById('child').contentWindow;
			that.receiver = receiver;

			that.packetHandler = new FragmentPacket(that.receiver, that.child, that.childUrl, false, receiveCallback);

			that._listener = that.packetHandler.createListener();

			that.packetHandler.sendFlag(that.packetHandler.READY, 0);

			that._ready = true;
		};

		that.receiver.onreadystatechange = function() {
			if (this.readyState == 'complete') {
				receiver_onload();
			}
		};

		that.receiver.onload = receiver_onload;







		if (Dsq.Utils.ie) {
			if (that.container.clientWidth === 0) {

				var _waitForWidth = function() {
					if (that.container.clientWidth > 0) {
						Dsq.Utils.fixIframesIE(that.container.id);
					} else {
						window.setTimeout(_waitForWidth, 100);
					}
				};
				_waitForWidth();

				that._once = false;
				that.receiver.onresize = function() {
					if (!that._once) {
						Dsq.Utils.fixIframesIE(that.container.id);
					}
					that._once = true;
				};
			}
		}

		that.container.appendChild(that.receiver);
	};


	var _createReceiverForPostMessage = function() {

		var receiver_onload = function() {

			that.packetHandler.send();
			that._ready = true;
		};

		var id = PostMessagePacket._get_unique_id();
		var receiverId = 'child_' + id;


		ParentMessenger['_receiver_onload_' + receiverId] = receiver_onload;

		that.container.innerHTML += '<iframe ' +
			'src="' + childUrl + '" ' +
			'id="' + receiverId + '" ' +
			'name="' + receiverId + '" ' +
			'onload="ParentMessenger._receiver_onload_' + receiverId +'();" ' +
			'></iframe>';

		that.receiver = document.getElementById(receiverId).contentWindow;
		that.packetHandler = new PostMessagePacket(that.receiver, receiveCallback, id, receiverId);
		that._listener = that.packetHandler.createListener();
	};

	if (typeof window.postMessage == 'function') {
		_createReceiverForPostMessage();
	} else {
		_createReceiverForFragmentPacket();
	}

};

ParentMessenger.prototype.sendMessage = function(message) {
	var that = this;
	if (!this._ready) {

		window.setTimeout(function() { that.sendMessage(message); }, 10);
		return;
	}
	this.packetHandler.send(message);
	return true;
};

Dsq.NewFrames = function(url) {
	this.url = url;
};

Dsq.NewFrames.prototype.init = function(onFailure) {
	var that = this;

	try {
		this.messenger = new ParentMessenger(this.url, Dsq.jsonData.integration.receiver_url, this.container, this.receive_callback);
	} catch(e) {
		if (typeof onFailure == 'function') {
			onFailure();
		}
	}

	if (typeof onFailure == 'function') {
		var iId = window.setInterval(function() {
			if (typeof that.messenger == 'undefined') {
				window.clearInterval(iId);
				return;
			}
			if (that.messenger._ready) {
				window.clearInterval(iId);
			} else if (that.messenger._error) {
				window.clearInterval(iId);
				onFailure();
			}
		}, 10);
	}
};

Dsq.NewFrames.prototype._execute = function(method, args, callback) {
	var that = this;
	if (typeof that.messenger == 'undefined') {
		return false;
	}
	JsonRpc.execute(
		function(msg) { that.messenger.sendMessage(msg); },
		method,
		args || [],
		callback);
	return true;
};

Dsq.ReplyFrame = function(container, parent_post_id) {
	var that = this;
	this.container = container;
	this.parent_post_id = parent_post_id;

	var sendFunc = function(msg) {

		Dsq.Debug.log('Dsq.ReplyFrame.sendFunc');
		that.messenger.sendMessage(msg);
	};


	var postComment_onSuccess = function(response) {
		Dsq.jsonData.posts[response.message.id] = response.message.post_meta;
		if (!Dsq.jsonData.users[response.message.post_meta.user_key]) {
			Dsq.jsonData.users[response.message.post_meta.user_key] = response.message.user_meta;
		}


		var reply_position = (typeof(disqus_insert_wrt_sort) == 'undefined' 
			? (Dsq.jsonData.forum.reply_position ? -1 : null) 
			: (Dsq.jsonData.request.sort == 2 ? null : -1));
		
		if (response.message.post_meta.approved) {
			Dsq.Post.insert(response.message.post_meta.parent_post_id || reply_position, response.message.id, response.message.post_meta.message);
		}

		Dsq.Templates.postComment_onSuccess(response, parent_post_id, response.message.id);
	};

	var postComment_onFailure = function(response) {
		Dsq.Popup.popModal(response.message, 'Error');
		Dsq.Templates.postComment_onFailure(response, parent_post_id, response.message.id);
	};

	var editComment_onSuccess = function(response) {
		var post_id = parent_post_id;
		var message = Dsq.$('dsq-comment-message-' + post_id);
		
		message.innerHTML = response.message;
		Dsq.Templates.toggleEdit(post_id);
		Dsq.Templates.setLoadingButton(false);
	};
	
	var editComment_onFailure = function(response) {
		var post_id = parent_post_id;
		
		Dsq.Popup.popModal('Sorry, there was an error editing this comment.', 'Edit Error');
		Dsq.Templates.toggleEdit(post_id);
		Dsq.Templates.setLoadingButton(false);
	};

	var getUserByEmail_onSuccess = function(response) {
		var msg = response.message;
		var fields = Dsq.Templates.getFormFields(parent_post_id);

		if (msg.username) {

			Dsq.Templates.lightboxAuthenticate(parent_post_id, 'login', {
				'username': msg.username,
				'display_name': msg.display_name,
				'avatar_url': msg.avatar_url,
				'verified': msg.verified,
				'email': fields.email.value
			});
		} else {

			Dsq.Templates.lightboxAuthenticate(parent_post_id, 'register');
		}
	};

	var validateAuth_onSuccess = function(response, auth_choice) {
		Dsq.Templates.postComment(parent_post_id, null, true, auth_choice);
	};

	var validateAuth_onFailure = function(response, auth_choice) {
		var pid = parent_post_id ? '-' + parent_post_id : '';
		var msg = response.message;

		if (auth_choice == 'register') {
			var fields = ['email', 'username', 'password'];

			for (var i = 0; i < fields.length; i++) {
				var field = fields[i];
				var errorDiv = Dsq.$('dsq-' + field + '-errors' + pid);

				if (msg[field]) {
					errorDiv.innerHTML = msg[field];
				} else {
					errorDiv.innerHTML = '';
				}
			}
		} else if (auth_choice == 'login') {
			Dsq.$('dsq-lightbox-errors' + pid).innerHTML = '<p>We couldn\'t log you in. Please verify your login.</p>';
		}
		
		Dsq.Templates.setLoadingButton(false);
	};

	this.receive_callback = JsonRpc.createHandler(sendFunc, {
		'postComment.onSuccess': postComment_onSuccess,
		'postComment.onFailure': postComment_onFailure,
		'editComment.onSuccess': editComment_onSuccess,
		'editComment.onFailure': editComment_onFailure,		
		'getUserByEmail.onSuccess': getUserByEmail_onSuccess,
		'validateAuth.onSuccess': validateAuth_onSuccess,
		'validateAuth.onFailure': validateAuth_onFailure,
		'reload': function() { window.location.reload(); }
	});

	this.url = Dsq.Urls.REPLY +
		'?' + (new Date()).getTime() +
		'&f=tpreg' +
		'&t=how_to_fire_a_real_estate_agent' +
		'&ff=' + Dsq.Thread.ff +
		'&default_text=' + disqus_default_text +
		'&ifrs=' + encodeURIComponent(disqus_iframe_css);
	if (this.parent_post_id) {
		this.url += '&parent_post=' + this.parent_post_id;
	}
};

Dsq.ReplyFrame.prototype = new Dsq.NewFrames(Dsq.ReplyFrame.url);

Dsq.ReplyFrame.prototype.post = function(author_name, author_email, author_url, authenticate, sharing_services, subscribe) {
	this._execute('postComment', [author_name, author_email, author_url, authenticate, sharing_services, subscribe]);
};

Dsq.ReplyFrame.prototype.edit = function(post_id, message) {
	this._execute('editComment', [post_id, message]);
};

Dsq.ReplyFrame.prototype.setState = function(parent_post_id, depth) {
	this._execute('setState', [parent_post_id, depth]);
};

Dsq.ReplyFrame.prototype.getUserByEmail = function(email) {
	this._execute('getUserByEmail', [email]);
};

Dsq.ReplyFrame.prototype.validateAuth = function(auth_choice, email, username, password) {
	this._execute('validateAuth', [auth_choice, email, username, password]);
};

Dsq.ReplyFrame.prototype.authenticateFacebook = function(session, forum_url) {
	this._execute('authenticateFacebook', [session, forum_url]);
};

	Dsq.Facebook = function() {
	var that = this;

	var handleSessionData = function(session) {

		var forum_url = Dsq.jsonData.forum.url;




		if (typeof disqus_facebook_forum != 'undefined') {
			forum_url = disqus_facebook_forum;
		}
		Dsq.frames.reply_0.authenticateFacebook(session, forum_url);
	};

	var onLogin = function() {
		FB.Connect.getSignedPublicSessionData(handleSessionData);
	};

	this.login = function() {
		FB.Connect.requireSession(onLogin, true);
	};
};
Dsq.Facebook = new Dsq.Facebook();


	






Dsq.Themes = {};

Dsq.Themes.narcissus = new function() {
	this.addPostContainer = 'dsq-form-area';
	this.textareaContainer = 'dsq-textarea-wrapper';



	
	this.header = function() {
		var comments_count, total_posts, num_posts;
		var html = '';
		var missing_perm_tmpl;

		if (Dsq.jsonData.request.missing_perm) {
			missing_perm_tmpl = Dsq.Templates.missingPermissions();
			if (missing_perm_tmpl) {
				html += '<div class="dsq-missing-permissions">' + missing_perm_tmpl + '</div>';
			}
		}

		total_posts = Dsq.jsonData.thread.total_posts;
		num_posts = Dsq.jsonData.thread.num_posts;

		if (total_posts) {
			comments_count = Dsq.FmtStrings.SHOWING_COMMENTS_FULL(total_posts, num_posts);
		} else {
			comments_count = Dsq.FmtStrings.SHOWING_COMMENTS_WITHOUT_PAGINATION(num_posts);
		}

		html += ' \
		<div id="dsq-comments-title"> \
			<h3>' + comments_count + '</h3> \
		</div> \
		';

		html += ' \
		<div class="dsq-options"> \
			<span class="dsq-item-sort">'
				+ Dsq.Strings.SORT_BY + ' \
				<select id="dsq-sort-select" onchange="Dsq.Thread.sortBy(this.value);"> \
					<option value="hot" ' + (Dsq.jsonData.request.sort == 4 ? 'selected="selected"' : '') + '>' + Dsq.Strings.POPULAR_NOW + '</option> \
					<option value="best" ' + (Dsq.jsonData.request.sort == 3 ? 'selected="selected"' : '') + '>' + Dsq.Strings.BEST_RATING + '</option> \
					<option value="newest" ' + (Dsq.jsonData.request.sort == 2 ? 'selected="selected"' : '') + '>' + Dsq.Strings.NEWEST_FIRST + '</option> \
					<option value="oldest" ' + (Dsq.jsonData.request.sort == 1 ? 'selected="selected"' : '') + '>' + Dsq.Strings.OLDEST_FIRST + '</option> \
				</select> \
				&nbsp; \
			</span> \
			<span class="dsq-subscribe-email"> \
				<img src="http://media.disqus.com/images/embed/email.png" style="width:12px;height:12px;vertical-align:middle"> \
				<span id="dsq-subscribe">'
					+ (Dsq.jsonData.context.subscribed
						? '<a href="#" onclick="Dsq.Thread.subscribe(0); return false">' + Dsq.Strings.UNSUBSCRIBE + '</a>'
						: '<a href="#" onclick="Dsq.Thread.subscribe(1); return false">' + Dsq.Strings.SUBSCRIBE_BY_EMAIL + '</a>')
				+ '</span> \
			</span> \
			<span class="dsq-subscribe-rss" style="width:12px;height:12px;vertical-align:middle"> \
				<img src="http://media.disqus.com/images/embed/bullet-feed.png" alt="" /> \
				<a href="http://disqus.com/forums/tpreg/how_to_fire_a_real_estate_agent/latest.rss">' + Dsq.Strings.SUBSCRIBE_BY_RSS + '</a> \
			</span> \
		</div> \
		';

		
		
			html += Dsq.Templates.realtime();
			html += Dsq.Templates.showThreadSettings();
			html = Dsq.Templates.postBox() + html;

		
		

		return html;

	};
	
	this.footer = function() {
		var html = '';

		html += Dsq.Templates.pagination();


		html += Dsq.Templates.reactions();

		
			html += Dsq.Templates.trackbacks();
		


		if (Dsq.jsonData.request.is_global_moderator) {
 			html += ' \
				<div class="dsq-global-moderator-extras">'
					+ '<strong>shortname:</strong> ' + Dsq.jsonData.forum.url
					+ '<strong>thread id:</strong> ' + Dsq.jsonData.thread.id
					+ '<strong>thread slug:</strong> ' + Dsq.jsonData.thread.slug
				+ '</div> \
			';
		}

		return html;
	};
	
	this.realtime = function() {
		var html = '';
		
		if (Dsq.jsonData.realtime_enabled) {
			html += '<div id="dsq-realtime-options" class="dsq-options">'
					 + Dsq.Strings.REALTIME_UPDATING_IS + ' <strong id="dsq-realtime-status" style="text-transform: lowercase">' + Dsq.Strings.ENABLED + '</strong>. \
					 <a href="#" id="dsq-realtime-toggle" style="text-transform: capitalize"></a> \
					</div>';
		}

		if (!Dsq.jsonData.forum.streaming_realtime) {
			html += ' \
				<div style="display: none" id="dsq-realtime-alert" class="dsq-realtime-alert"><span id="dsq-realtime-queued"></span> <a href="#" id="dsq-realtime-show"></a></div> \
			';
		}
		
		return html;
	};

	this.showThreadSettings = function() {
		if (!Dsq.jsonData.request.is_moderator) {
			return '';
		}

		html = '<div id="dsq-thread-settings" class="dsq-thread-settings">' + Dsq.Strings.MODERATOR_OPTIONS;
		html += '<a href="#" onclick="Dsq.Thread.showSettings(); return false;">' + Dsq.Strings.SETTINGS + '</a>';
		if (Dsq.jsonData.forum.reactions_enabled && Dsq.jsonData.reactions.length === 0) {
			html += '<a href="#" onclick="Dsq.Reaction.reportMissingReactions(); return false;">'
						+ Dsq.Strings.REPORT_MISSING_REACTIONS
						+ '</a>';
		}
		html +='</div>';

		return html;
	};

	this.postBox = function(post_id, use_fallback_iframe) {


		var html;
		var display_sharing_options = Dsq.jsonData.request.is_authenticated;

		if (!Dsq.jsonData.request.is_authenticated && Dsq.jsonData.forum.disqus_auth_disabled && !Dsq.jsonData.forum.allow_anon_post) {
			return '';
		}
		
		if (Dsq.jsonData.request.is_remote) {


			if (!Dsq.jsonData.request.sharing.hasOwnProperty(Dsq.jsonData.request.remote_domain)) {
				display_sharing_options = false;
			}
		}
		
		if (post_id) {
			var _meta = Dsq.jsonData.posts[post_id];
			var userData = Dsq.jsonData['users'][_meta.user_key];				
		}
		
		var pid = post_id ? '-' + post_id : '';

		var _requestUserInfo = function() {
			var html;



			var user_has_email = false;

			html = '<div class="dsq-request-user-info"> <!-- // If authenticated --> \
				<a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.LOGOUT + '?ctkn=' + Dsq.CSRF_TOKEN + '" class="dsq-request-user-logout">' + Dsq.Strings.LOGOUT + '</a> \
				<table> \
					<tr> \
						<td rowspan="2">'
							+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '<a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE + '">' : '')
								+ '<img src="' + Dsq.Urls.REQUEST_USER_AVATAR + '" width="48" height="48" class="dsq-request-user-avatar">'
							+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '</a>' : '')
						+ '</td> \
						<td class="dsq-request-user-name">'
								+ (Dsq.jsonData.request.is_remote
									 ? '<span class="dsq-badge-small dsq-badge-' + Dsq.jsonData.request.remote_domain + '">' + Dsq.jsonData.request.remote_domain + '</span>'
									 : (Dsq.jsonData.request.is_verified
											? '<span class="dsq-badge-small dsq-badge-verified">Verified</span>'
											: '<span class="dsq-badge-small dsq-badge-registered">Registered</span>'))
							+ ' <a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE + '">' + Dsq.jsonData.request.display_username + '</a>'
							+  (Dsq.jsonData.request.is_remote && user_has_email ? ' <small>(<a href="#" onclick="Dsq.Popup.remoteAccountSettings(); return false;">change settings</a>)</small>' : '')
							+  (!Dsq.jsonData.request.is_remote && !Dsq.jsonData.forum.disqus_auth_disabled ? ' <small>(<a href="' + Dsq.jsonData.settings.disqus_url + '/profile/info/" target="_blank">change name</a> or <a href="' + Dsq.jsonData.settings.disqus_url + '/profile/avatar/" target="_blank">picture</a>)</small>' : '')
						+ '</td> \
					</tr> \
					<tr> \
						<td class="dsq-request-user-stats"> \
							<span><big>' + Dsq.jsonData.request.comments_count + '</big> ' + (Dsq.jsonData.request.comments_count == 1 ? 'comment' : 'comments') + '</span> \
							<span><big>' + Dsq.jsonData.request.likes_count + '</big> ' + (Dsq.jsonData.request.likes_count == 1 ? 'like' : 'likes') + '</span> \
							<span><big>' + Dsq.jsonData.request.points + '</big> ' + (Dsq.jsonData.request.points == 1 ? 'point' : 'points') + '</span> \
						</td> \
					</tr> \
				</table> \
			</div> \
			';
			return html;
		};

		var _loginOptions = function() {
			var html;
			html = ' \
			<div class="dsq-authenticate"> \
				<p class="dsq-autheneticate-copy">'
				+ (Dsq.jsonData.forum.allow_anon_post
					? Dsq.Strings.YOU_ARE_COMMENTING_AS_A + ' <a class="dsq-help" title="Click for more information" href="#" onclick="Dsq.Popup.helpBadges(); return false">Guest</a>. ' + Dsq.Strings.OPTIONAL + ': ' + Dsq.Strings.LOGIN_BELOW + '.'
					: Dsq.Strings.REQUIRED + ': ' + Dsq.Strings.PLEASE_LOGIN_BELOW_TO_COMMENT + '.')
				+ '</p> \
				<ul class="dsq-login-buttons">'
					+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Popup.login(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-disqus.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_fb_connect ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Facebook.login(); return false;"><img src="http://media.disqus.com/images/themes/narcissus/login-facebook.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_twitter_signin ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Twitter.startTwitterConnect(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-twitter.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_openid ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.OpenID.requestURL(); return false" ><img src="http://media.disqus.com/images/themes/narcissus/login-openid.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_yahoo ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Yahoo.startYahooConnect(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-yahoo.gif" /></a></li>' : '')
				+ '</ul> \
			</div> \
			';
			return html;
		};

		if (!Dsq.jsonData.context.show_reply) {


			if (!Dsq.jsonData.request.is_authenticated) {



				return '<div id="dsq-form-area" style="display:none"><div id="dsq-textarea-wrapper"></div></div>' + _loginOptions();
			} else {
				return '';
			}
		}

		html = ' \
		<div id="' + (post_id 
			? 'dsq-reply-post-' + post_id
			: 'dsq-new-post')
		 	+ '" class="dsq-post-area"> \
			<div class="dsq-dc-logo"> \
				<a href="http://disqus.com/comments" target="_blank"><img src="http://media.disqus.com/images/themes/narcissus/disqus-logo.png"></a> \
			</div>'
			+ (post_id 
				? '<h3>' + Dsq.Strings.REPLYING_TO + ' ' + userData.display_name + '</h3>'
				: '<h3>' + Dsq.Strings.ADD_NEW_COMMENT + '</h3>')
			+ (Dsq.jsonData.request.is_authenticated 
				? _requestUserInfo()
				: _loginOptions() )
			+ '<div id="dsq-form-area' + pid + '">'
			+ '<div class="dsq-textarea"> \
				<div class="dsq-textarea-wrapper" id="dsq-textarea-wrapper' + pid + '"></div> \
			</div>'
			+ (!Dsq.jsonData.request.is_authenticated
			? ' \
			<div class="dsq-post-fields"> \
				<form action="." method="GET" onsubmit="Dsq.Templates.postComment(' + post_id + ', this, false); return false;"> \
				<table> \
					<tr> \
						<td class="dsq-post-fields-left"><div class="dsq-input-wrapper"><input id="dsq-field-name' + pid + '" type="text" value="' + (disqus_def_name ? disqus_def_name : (Dsq.jsonData.session.name ? Dsq.jsonData.session.name : Dsq.Strings.NAME + '" class="dsq-placeholder')) + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'name\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'name\')" /></div></td> \
						<td class="dsq-post-fields-right"><div class="dsq-input-wrapper"><input id="dsq-field-website' + pid + '" type="text" value="' + (Dsq.jsonData.session.url ? Dsq.jsonData.session.url : Dsq.Strings.WEBSITE + ' (' + Dsq.Strings.OPTIONAL.toLowerCase() + ')" class="dsq-placeholder') + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'website\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'website\')" /></div></td> \
					</tr> \
					<tr> \
						<td class="dsq-post-fields-left"><div class="dsq-input-wrapper"><input id="dsq-field-email' + pid + '" type="text" value="' + (disqus_def_email ? disqus_def_email : (Dsq.jsonData.session.email ? Dsq.jsonData.session.email : Dsq.Strings.EMAIL + '" class="dsq-placeholder')) + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'email\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'email\')" /></div></td> \
						<td class="dsq-post-fields-right"> \
							<div class="dsq-subscribe"> \
								<a href="#" onclick="Dsq.Templates.chooseSubscribe(' + post_id + '); return false" class="dsq-subscribe-menu"><span id="dsq-subscribe-select' + pid + '">' + (Dsq.jsonData.request.subscribe_on_post ? Dsq.Strings.SUBSCRIBE_TO_ALL_COMMENTS_BY_EMAIL : Dsq.Strings.DO_NOT_SUBSCRIBE_TO_COMMENTS) + '</span> <small>&#9660;</small></a> \
								<ul class="dsq-panel" id="dsq-subscribe-menu' + pid + '"> \
									<li><a href="#" onclick="Dsq.Templates.setSubscribe(2, this, ' + post_id + '); return false">Subscribe to all comments by email</a></li> \
									<li><a href="#" onclick="Dsq.Templates.setSubscribe(0, this, ' + post_id + '); return false">Do not subscribe to comments</a></li> \
								</ul> \
								<input id="dsq-subscribe-on-post' + pid + '" type="hidden" value="' + Dsq.jsonData.request.subscribe_on_post + '" /> \
							</div> \
						</td> \
					</tr> \
				</table> \
				</form> \
			</div>'
			: '')
			+ '<div class="dsq-post-footer"> \
				<div class="dsq-sharing-options" ' + (!display_sharing_options ? 'style="display:none;"' : '') + '> \
					<button class="dsq-button-small" onfocus="document.getElementById(\'dsq-post-button' + pid + '\').focus();"><span>' + Dsq.Strings.SHARING_OPTIONS + ' <small>&#9660;</small></span></button> \
					<div class="dsq-panel"> '
						+ (Dsq.jsonData.request.sharing.twitter !== undefined
								&& Dsq.jsonData.request.sharing.twitter.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-twitter' + pid + '"'
								  + (Dsq.jsonData.request.sharing.twitter.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-twitter' + pid + '">' + Dsq.Strings.SHARE_ON + ' Twitter</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.facebook
								&& (Dsq.jsonData.request.sharing.facebook.enabled === true ||
										(Dsq.jsonData.request.is_remote && Dsq.jsonData.request.remote_domain == 'facebook'))
							? '<div><input type="checkbox" id="dsq-sharing-facebook' + pid + '"'
									+ (Dsq.jsonData.request.sharing.facebook.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-facebook' + pid + '">' + Dsq.Strings.SHARE_ON + ' Facebook</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.yahoo !== undefined
								&& Dsq.jsonData.request.sharing.yahoo.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-yahoo' + pid + '"'
									+ (Dsq.jsonData.request.sharing.yahoo.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-yahoo' + pid + '">' + Dsq.Strings.SHARE_ON + ' Yahoo!</label> \
								</div>'
							: '')
						+ (Dsq.jsonData.request.sharing.tumblr !== undefined
								&& Dsq.jsonData.request.sharing.tumblr.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-tumblr' + pid + '"'
									+ (Dsq.jsonData.request.sharing.tumblr.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-tumblr' + pid + '">' + Dsq.Strings.SHARE_ON + ' Tumblr</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.wordpress !== undefined
								&& Dsq.jsonData.request.sharing.wordpress.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-wordpress' + pid + '"'
									+ (Dsq.jsonData.request.sharing.wordpress.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-wordpress' + pid + '">' + Dsq.Strings.SHARE_ON + ' Wordpress</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.movabletype !== undefined
							  && Dsq.jsonData.request.sharing.movabletype.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-movabletype' + pid + '"'
									+ (Dsq.jsonData.request.sharing.movabletype.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-movabletype' + pid + '">' + Dsq.Strings.SHARE_ON + ' Movable Type</label> \
							   </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.typepad !== undefined
							  && Dsq.jsonData.request.sharing.typepad.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-typepad' + pid + '"'
									+ (Dsq.jsonData.request.sharing.typepad.auto === true ? 'checked=true' : '') + '/> \
								  <label for="dsq-sharing-typepad' + pid + '">' + Dsq.Strings.SHARE_ON + ' TypePad</label> \
							   </div>'
							: '')
						+ '<div><a href="' + Dsq.jsonData.settings.disqus_url + '/profile/connections/" target="_blank" class="dsq-configure-options">' + Dsq.Strings.CONFIGURE_OPTIONS + '</a></div>'
					+ '</div> \
				</div>'
				+ '<button class="dsq-button" id="dsq-post-button' + pid + '" onclick="Dsq.Templates.postComment(' + post_id + ', this, false)"><span>' + Dsq.Strings.POST_AS + ' '
				+ (Dsq.jsonData.request.display_username
					? Dsq.jsonData.request.display_username
					: Dsq.Strings.GUEST)
				+ '</span></button>'
				+ (post_id
					? '<button class="dsq-button" id="dsq-cancel-button' + pid + '" onclick="Dsq.Post.toggleReply(' + post_id +', this)"><span>' + Dsq.Strings.CANCEL + '</span></button>'
					: '')
			+ '</div>'
			+ '</div>' // end dsq-form-area
		+ '</div> \
		';
		
		return html;
	};




	this.appendPost = function(post_id) {
		var html = '<div id="dsq-append-post-' + post_id + '"></div>';
		return html;
	};

	this.postPrependHeader = function(post_id) {
		var html;
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		
		html = ' \
		<table> \
			<tr> \
				<td id="dsq-header-avatar-' + post_id + '" class="dsq-header-avatar" onmouseover="Dsq.Post.dropProfile(' + post_id + ')"> \
					<a id="dsq-avatar-' + post_id + '" class="dsq-avatar" href="' + userData.url + '" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">'
					+ (Dsq.jsonData.forum.show_avatar
					? '<img src="' + Dsq.jsonData.users[_meta.user_key].avatar + '" alt="" />'
					: '')
				+ '</a> \
				</td> \
				<td class="dsq-comment-header-meta"> \
		';

		
		return html;
	};
	
	this.postAppendHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var html;
		var parent_display_name = '';
		
		if(_meta.parent_post_id) {

			var _parent_meta = Dsq.jsonData.posts[_meta.parent_post_id];

			if (_parent_meta) {
				var parentUserData = Dsq.jsonData['users'][_parent_meta.user_key];
				parent_display_name = parentUserData.display_name;
			}
		}

		html = ' \
		<img src="http://media.disqus.com/images/themes/narcissus/moderator.png" class="dsq-moderator-star" title="Moderator" /> \
		<span class="dsq-comment-header-time"><a href="#comment-' + post_id + '" onclick="Dsq.Popup.permalink(' + post_id + ')" title="Permalink">' + (_meta.is_realtime ? Dsq.Strings.JUST_NOW : _meta.date) + '</a></span> '
		+ (_meta.parent_post_id && parent_display_name
			? '<a href="#comment-' + _meta.parent_post_id + '" title="Jump to comment">in reply to ' + parent_display_name + '</a>'
			: '')
		+ '</td> \
		<td id="dsq-like-pts-' + post_id + '" class="dsq-comment-header-likes">'
		+ (_meta.points
			? _meta.points + Dsq.Utils.pluralize(_meta.points, ' person', ' people') + ' liked this.'
			: '')
		+ '</td> \
		</tr> \
		</table> \
		';
		return html;
	};

	this.preBody = function(post_id) {
		var html = '';
		return html;
	};

	this.postFooter = function(post_id) {
		var html;
		var _meta = Dsq.jsonData.posts[post_id];
		if(_meta.killed || !_meta.approved) { return ''; }
		
		html = ' \
		<div class="dsq-comment-footer" id="dsq-comment-footer-' + post_id + '"> \
			<div class="dsq-comment-footer-left">'
				+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator
					? '<a href="#" onclick="Dsq.Templates.moderateOptions(' + post_id+ '); return false">' + Dsq.Strings.MODERATE + '</a>'
					: '')
				+ '<a href="#" id="dsq-post-report-' + post_id + '" class="dsq-post-report" onclick="Dsq.Post.report(' + post_id + ', false); return false;">' + Dsq.Strings.FLAG + '</a> \
			</div> \
			<div class="dsq-comment-footer-right">'
				+ (_meta.votable 
					? '<span id="dsq-like-' + post_id + '" class="dsq-like">'
					+ (!_meta.up_voted
						? '<button class="dsq-button-small" onclick="Dsq.Post.rate(this, ' + post_id + ', 1)" >Like</button>'
						: 'You liked this.&nbsp;&nbsp;')
					+ '</span>'
					: '')
				+ (_meta.can_reply && !_meta.has_replies && _meta.from_request_user
					? '<button class="dsq-button-small dsq-post-edit" onclick="Dsq.Post.edit(this, ' + post_id + ')" >' + Dsq.Strings.EDIT + '</button>'
					: '')
				+ (_meta.can_reply
					? '<span class="dsq-comment-footer-reply" id="dsq-comment-footer-reply-' + post_id + '" onclick="Dsq.Post.toggleReply(' + post_id +', this)"> \
						<button class="dsq-button-small">' + Dsq.Strings.REPLY + '</button> \
						<button class="dsq-comment-footer-reply-tab">' + Dsq.Strings.REPLY + '</button><span></span> \
					</span>'
					: '')
			+ '</div> \
		</div> \
		';
		
		return html;
	};



	
	this.showRetweets = function(id, limit, element_id /* Optional */) {
		var source, html = '';

		for (var i = 0, reaction; reaction = Dsq.jsonData.reactions[i]; i++) {
			if (reaction.id === id) {
				source = reaction.retweets;
			}
		}

		if (source) {
			if (limit === 0) {
				limit = source.length;
			}

			for (var j = 0; j < limit; j++) {
				var rt = source[j];
				html += '<a href="' + rt.url + '">' + rt.author_name + '</a>'	+ ((j === (limit - 1)) ? '.' : ', ');
			}
		}

		if (element_id === undefined) {
			return html;
		}

		var element = document.getElementById(element_id);
		element.innerHTML = html;
		return element;
	};

	this.showMoreReactions = function(reactions, has_more, start, limit) {
		var link = document.getElementById('dsq-show-more-reactions');
		var container = link.parentNode;
		container.removeChild(link);

		for (var i = 0, reaction; reaction = reactions[i]; i++) {
			var el = Dsq.Templates.generateReactionHTML(reaction);
			if (el) {
				container.innerHTML += el;
			}
		}

		if (has_more) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = start;
			var l = limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			container.innerHTML += '<li id="dsq-show-more-reactions" class="dsq-show-more-reactions"><button class="dsq-button-small" onclick="' + handler + '">Show more reactions</button></li>';
		}
	};

	this.generateReactionHTML = function(reaction) {
		if (reaction.body === null || reaction.body == '') {
			return;
		}

		if (reaction.author_name === '') {
			reaction.author_name = '&nbsp;';
		}

		if (reaction.url === '') {
			reaction.url = reaction.get_service_url;
		}

		var item = '<li class="dsq-comment dsq-reaction" id="dsq-reaction-' + reaction.id + '">'
			+ '<div class="dsq-comment-header"> \
			<table> \
			<tr> \
			<td class="dsq-header-avatar"> \
			';

		if (reaction.author_url && reaction.author_url !== '') {
			item += '<a target="_blank" href="' + reaction.author_url +'" class="dsq-avatar">';
		}

		if (reaction.avatar_url && reaction.avatar_url !== '') {
			item += '<img src="' + reaction.avatar_url + '"/>';
		} else {

			item += '<img src="' + Dsq.jsonData.media_url + '/images/noavatar92.png"/>';
		}

		var service_icon = (reaction.get_service_name == 'trackback' || reaction.get_service_name == 'pingback' ? 'rss' : reaction.get_service_name.replace(' ', ''));
		item += (reaction.author_url && reaction.author_url !== ''
				? '</a>'
				: '')
			+ '</td>'
			+ '<td><cite class="dsq-comment-cite">' + reaction.author_name + '</cite> <span class="dsq-comment-header-time">' + reaction.date_created + '</span></td>'
			+ '<td class="dsq-comment-header-likes"></td>'
			+ '</tr></table></div>' // end dsq-comment-header
			+ '<div class="dsq-reaction-header" \
				<table> \
					<tr> \
						<td class="dsq-reaction-header-left">'
							+ '<img class="dsq-service-icon" src="' + Dsq.jsonData.media_url + '/images/reactions/services/' + service_icon + '.png" />'
							+ ' From <a class="dsq-service-name" target="_blank" href="' + reaction.url + '">' + reaction.get_service_name + '</a> '
							+ 'via ' + (reaction.source == 'backtype' ? '<a href="http://backtype.com/">BackType</a>' : '<a href="' + reaction.source_url + '">UberVU</a>')
						+ '</td>'
						+ '<td class="dsq-reaction-header-right">';
			
			if(reaction.retweets) {
				var num_retweets = reaction.retweets.length;
				if (num_retweets > 0) {
					if (num_retweets == 1) {
						item += 'One more retweet from <a href="' + reaction.retweets[0].url + '">'  + reaction.retweets[0].author_name + '</a>';
					} else {
						item += (num_retweets + ' more retweets from ');
						item += '<span id="dsq-reaction-retweets-' + reaction.id + '">';
						var n_tweets = (num_retweets > 3) ? 3 : num_retweets;
						item += Dsq.Templates.showRetweets(reaction.id, n_tweets);
						if (n_tweets != num_retweets) {
							item += '</span> <a onclick="Dsq.Templates.showRetweets(' + reaction.id + ', 0, \'dsq-reaction-retweets-' + reaction.id + '\');'
								+ 'this.parentNode.removeChild(this); return false;" href="#">Show all</a>';
						}
					}
				}
			}	
			item += '</td></tr> \
			</table> \
			</div>' // end dsq-reaction-header
			+ '<div class="dsq-comment-body"> \
				<div class="dsq-comment-message">' + reaction.body + '</div>'
			+ '</div> \
			<div class="dsq-comment-footer"> \
				<div class="dsq-comment-footer-left"> \
				</div>'
				+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator 
					? ' \
					<div class="dsq-comment-footer-right"> \
						<button class="dsq-button-small dsq-hide-reaction" onclick="Dsq.Reaction.hide(' + reaction.id + ')">Hide</button> \
					</div>'
					: '')
			+ '</div>'
		item += '</li>'; /* Reaction HTML ends */
		return item;
	};

	this.reactions = function() {
		var html, reaction;

		if (Dsq.jsonData.reactions === undefined || Dsq.jsonData.reactions.length === 0) {
			return '';
		}

		html = '';
		for (var i = 0; reaction = Dsq.jsonData.reactions[i]; i++) {
			var item = Dsq.Templates.generateReactionHTML(reaction);
			if (item) {
				html += item;
			}
		}

		if (Dsq.jsonData.has_more_reactions) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = Dsq.jsonData.reactions_start;
			var l = Dsq.jsonData.reactions_limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			html += '<li id="dsq-show-more-reactions" class="dsq-show-more-reactions"><button class="dsq-button-small" onclick="' + handler + '">Show more reactions</button></li>';
		}

		return '<h3 id="dsq-reactions-title" class="dsq-h3-reactions">Reactions</h3><ul id="dsq-reactions" class="dsq-reactions">' + html + '</ul>';
	};
	
	this._popupGeneric = function(content) {
		return ' \
		<div class="dsq-popup-container"> \
			<table> \
				<tbody> \
					<tr> \
						<td class="dsq-popup-tl"></td><td class="dsq-popup-b"></td><td class="dsq-popup-tr"></td> \
					</tr> \
					<tr> \
						<td class="dsq-popup-b"></td> \
						<td class="dsq-popup-body"> \
							<div class="dsq-popup-content"> \
								<div class="dsq-popup-title"> \
									<button class="dsq-button-small" style="float:right" onclick="Dsq.Popup._closePopup(null, true)">Close</button>' 
									+ content['header'] 
								+ '</div>'
								+ content['body']
							+ '</div> \
							<div class="powered-by"><a href="http://disqus.com/comments/">Powered by <img src="http://media.disqus.com/images/embed/disqus-logo.png" alt="Disqus Comments" style="margin-bottom:-5px" /></a></div> \
						</td> \
						<td class="dsq-popup-b"></td> \
					</tr> \
					<tr> \
						<td class="dsq-popup-bl"></td><td class="dsq-popup-b"></td><td class="dsq-popup-br"></td> \
					</tr> \
				</tbody> \
			</table> \
		</div> \
		';
	};



	
	this.chooseSubscribe = function(post_id) {

		var pid = post_id ? '-' + post_id : '';
		var menu = Dsq.$('dsq-subscribe-menu' + pid);
		
		menu.style.display = menu.style.display == 'block' ? 'none' : 'block';
		
	};
	
	this.setSubscribe = function(value, el, post_id) {

		var pid = post_id ? '-' + post_id : '';
		var input = Dsq.$('dsq-subscribe-on-post' + pid);
		var select = Dsq.$('dsq-subscribe-select' + pid);
		var menu = Dsq.$('dsq-subscribe-menu' + pid);
		
		select.innerHTML = el.innerHTML;
		input.value = value;
		this.chooseSubscribe(post_id);
	};
	
	this.getFormFields = function(post_id) {

		var fields = {};
		var pid = post_id ? '-' + post_id : '';
		var name = Dsq.$('dsq-field-name' + pid);
		var email = Dsq.$('dsq-field-email' + pid);
		var website = Dsq.$('dsq-field-website' + pid);
		var username = Dsq.$('dsq-field-username' + pid);
		var password = Dsq.$('dsq-field-password' + pid);

		fields = {
			'name': name,
			'email': email,
			'website': website,
			'username': username,
			'password': password
		}
		
		return fields;
	}
	
	this.validateFields = function(post_id) {
		
		if(Dsq.jsonData.request.is_authenticated) { return true; }
		
		var fields = Dsq.Templates.getFormFields(post_id);
		
		var nameField = fields.name;
		var websiteField = fields.website;
		var emailField = fields.email;
		
		websiteField.value = (websiteField.value == Dsq.Templates.placeholder['website']) ? '' : websiteField.value;
		
		var v = [{

			validator: Dsq.Validators.name,
			value: nameField.value
		}, {

			validator: Dsq.Validators.email,
			value: emailField.value
		}, {

			validator: Dsq.Validators.url,
			value: websiteField.value
		}];
		
		return Dsq.Validators.validate(v, function(e) { Dsq.Popup.popModal(e, 'Oops...') } );
	};
	
	this.checkExistingUser = function(post_id) {
		var fields = Dsq.Templates.getFormFields(post_id);		
		Dsq.Popup.loading(post_id);
		
		if (post_id) {
			Dsq.frames['reply_' + post_id].getUserByEmail(fields.email.value);
		} else {
			Dsq.frames['reply_0'].getUserByEmail(fields.email.value);
		}
	};

	this.validateAuth = function(el_clicked, post_id, auth_choice) {
		var fields = Dsq.Templates.getFormFields(post_id);
		var email = fields.email ? fields.email.value : '';
		var username = fields.username ? fields.username.value : '';
		var password = fields.password ? fields.password.value : '';
		
		Dsq.Templates.setLoadingButton(el_clicked, post_id);
		
		if (post_id) {
			Dsq.frames['reply_' + post_id].validateAuth(auth_choice, email, username, password);
		} else {
			Dsq.frames['reply_0'].validateAuth(auth_choice, email, username, password);
		}
	};

	this.lightboxUpdateEmail = function(post_id, new_email) {
		var fields = Dsq.Templates.getFormFields(post_id);
		fields.email.value = new_email;
	};

	this.lightboxAuthenticate = function(post_id, auth_choice, auth_data) {
		var title, body;
		var pid = post_id ? '-' + post_id : '';

		if(typeof(auth_data) == 'undefined') {
			var auth_data = Dsq.Templates.getFormFields(post_id);
		}

		d = auth_data;

		switch(auth_choice) {
			case 'register':
				var suggestedUsername = d.name.value.replace(/[^a-zA-Z0-9-]/g,'').toLowerCase();
			
				title = Dsq.jsonData.forum.allow_anon_post ? 'Optional:' : 'Required:';
				title += ' Register a <img src="http://media.disqus.com/images/embed/disqus-profile.png" alt=Disqus Profile" />';

				body = ' \
				<ul class="dsq-lightbox-register-reasons"> \
				<li>Verify your comments</li> \
				<li>Edit and delete comments</li> \
				<li>Manage comments and replies</li> \
				</ul> \
				';

				body += ' \
				<div class="dsq-lightbox-auth-fields"> \
					<table> \
						<tr> \
							<td>Email</td> \
							<td><input type="text" value="' + d.email.value + '" onchange="Dsq.Templates.lightboxUpdateEmail(' + post_id + ', this.value)" /><div id="dsq-email-errors' + pid + '"></div></td> \
						</tr> \
						<tr> \
							<td>Username</td> \
							<td><input id="dsq-field-username' + pid + '" type="text" value="' + suggestedUsername + '"/><div id="dsq-username-errors' + pid + '"></div></td> \
						</tr> \
						<tr> \
							<td>Password</td> \
							<td><input id="dsq-field-password' + pid + '" type="password" /><div id="dsq-password-errors' + pid + '"></div></td> \
						</tr> \
					</table> \
					<div class="dsq-lightbox-switch-auth"><a href="#" onclick="Dsq.Templates.lightboxAuthenticate(' + post_id + ',\'login\'); return false">Login instead</a></div> \
				</div> \
				<div id="dsq-lightbox-errors' + pid + '" class="dsq-lightbox-errors"></div> \
				<div class="dsq-lightbox-submit"> \
					<div class="dsq-lightbox-auth-post"><button class="dsq-button" onclick="Dsq.Templates.validateAuth(this, ' + post_id + ',\'' + auth_choice + '\')">Register and Post comment</button></div>'
					+ (Dsq.jsonData.forum.allow_anon_post
						? '<div class="dsq-lightbox-auth-skip"><button class="dsq-button-small" onclick="Dsq.Templates.postComment(' + post_id + ', this, true)">Just post as a Guest</button></div>'
						: '')
				+ '</div> \
				';
				break;
			case 'login':
				title = Dsq.jsonData.forum.allow_anon_post ? 'Optional:' : 'Required:';
				title += ' Login to your <img src="http://media.disqus.com/images/embed/disqus-profile.png" alt=Disqus Profile" />';
				body = '';
				
				if(d.avatar_url) {
					body += '<div class="dsq-lightbox-recognized"><table><tr>';
					body += '<td><img src="' + d.avatar_url + '" alt="" /></td>';
					body += '<td><span class="dsq-badge ' + (d.verified ? 'dsq-badge-verified' : 'dsq-badge-registered') + '">' + (d.verified ? 'Verified' : 'Registered') + '</span></td>';
					body += '<td>Hey <strong>' + d.display_name + '</strong>, is that you? Login below to claim this comment.';
					body += '</tr></table></div>';
				}

				body += ' \
				<div class="dsq-lightbox-auth-fields"> \
					<table> \
						<tr> \
							<td>Username or Email</td> \
							<td><input id="dsq-field-username' + pid + '" type="text" value="' + (d.avatar_url ? d.username : '') + '" /></td> \
						</tr> \
						<tr> \
							<td>Password <a href="http://disqus.com/forgot" target="_blank">(cannot log in?)</a></td> \
							<td><input id="dsq-field-password' + pid + '" type="password" /></td> \
						</tr> \
					</table> \
					<div class="dsq-lightbox-switch-auth"><a href="#" onclick="Dsq.Templates.lightboxAuthenticate(' + post_id + ',\'register\'); return false">Register instead</a></div> \
				</div> \
				<div id="dsq-lightbox-errors' + pid + '" class="dsq-lightbox-errors"></div> \
				<div class="dsq-lightbox-submit"> \
					<div class="dsq-lightbox-auth-post"><button class="dsq-button" onclick="Dsq.Templates.validateAuth(this, ' + post_id + ',\'' + auth_choice + '\')">Login and Post comment</button></div>'
					+ (Dsq.jsonData.forum.allow_anon_post
						? '<div class="dsq-lightbox-auth-skip"><button class="dsq-button-small" onclick="Dsq.Templates.postComment(' + post_id + ', this, true)">Just post as a Guest</button></div>'
						: '')
				+ '</div> \
				';
				break;
			default:
				break;
		}
		Dsq.Popup.lightbox(body, title, post_id);
		Dsq.$('dsq-field-username' + pid).focus();
	};
	
	this.buttonsToRestore = [];
	this.setLoadingButton = function(btn, post_id) {
		var pid = post_id ? '-' + post_id : '';
		if (btn) {

			var loadingBtn = document.createElement('button');
			loadingBtn.id = btn.id + '-loading';
			loadingBtn.innerHTML = '<img src="http://media.disqus.com/images/loading-lite.gif" alt="" /> Just a moment...';
			loadingBtn.className = btn.className + ' dsq-post-loading';
			btn.parentNode.appendChild(loadingBtn);
			btn.style.display = 'none';
			var cancelBtn = Dsq.$('dsq-cancel-button' + pid);
			if(cancelBtn) { cancelBtn.style.display = 'none'; this.buttonsToRestore.push(cancelBtn); }
			this.buttonsToRestore.push(btn);
		} else {

			var buttons = this.buttonsToRestore;
			for(var i = 0; i < buttons.length; i++) {
				buttons[i].style.display = 'inline';
				Dsq.Utils.deleteNode(Dsq.$(buttons[i].id + '-loading'));
			}
		}
		
	};

	this.postComment = function(post_id, el_clicked, force, auth_choice) {
		var append_id = post_id ? '-' + post_id : '';
		var fields = Dsq.Templates.getFormFields(post_id);

		if (Dsq.Templates.validateFields(post_id)) {

			if (!Dsq.jsonData.request.is_authenticated && !force &&
				((!Dsq.Utils.readCookie('skipped_auth') && !disqus_skip_auth && !Dsq.jsonData.forum.disqus_auth_disabled) || !Dsq.jsonData.forum.allow_anon_post)) {
				Dsq.Templates.checkExistingUser(post_id);
				return false;
			}
			var params = [];
			if (!Dsq.jsonData.request.is_authenticated) {
				params.push(fields.name.value,
					fields.email.value,
					fields.website.value);

				if (auth_choice == 'login' || auth_choice == 'register') {
					params.push({
						auth_choice: auth_choice,
						username: fields.username.value,
						password: fields.password.value,
						email: fields.email.value
					});
				} else {
					params.push(null);
				}

				params.push(null /* sharing options */, Dsq.$('dsq-subscribe-on-post' + append_id).value);
			} else {
				var service_checked = function(name) {
					var el = Dsq.$('dsq-sharing-' + name + append_id);
					return (el !== null && el.checked === true) ? '1' : '0';
				};
				params.push(null, null, null, null, {
					tw: service_checked('twitter'),
					fb: service_checked('facebook'),
					tr: service_checked('tumblr'),
					wp: service_checked('wordpress'),
					mt: service_checked('movabletype'),
					tp: service_checked('typepad'),
					yh: service_checked('yahoo')
				});
			}

			var frame = Dsq.frames['reply_' + (post_id ? post_id : 0)];
			frame.post.apply(frame, params);

			if (el_clicked) {
				Dsq.Templates.setLoadingButton(el_clicked, post_id);
			}
			
			if (force) {
				Dsq.Utils.createCookie('skipped_auth', true);	
			}
			
		} else {
			return false;
		}
	};

	this.editComment = function(el_clicked, post_id) {
		var edited_message = Dsq.$('dsq-edit-textarea-' + post_id).value;

		Dsq.Templates.setLoadingButton(el_clicked, post_id);
		Dsq.frames['edit_' + post_id].edit(post_id, edited_message);
	};

	this.toggleEdit = function(post_id) {
		var body = Dsq.$('dsq-comment-body-' + post_id);
		var message = Dsq.$('dsq-comment-message-' + post_id);

		if (!Dsq.Post.stateEditToggled[post_id]) {


			message.style.display = 'none';
			if (Dsq.$('dsq-edit-' + post_id)) {
				Dsq.$('dsq-edit-' + post_id).style.display = 'block';
			} else {

				var edit_area = document.createElement('div');
				edit_area.id = 'dsq-edit-' + post_id;
				edit_area.className = 'dsq-edit dsq-textarea';
				edit_area.innerHTML = ' \
				<div class="dsq-textarea-wrapper"> \
					<textarea class="dsq-edit-textarea" id="dsq-edit-textarea-' + post_id + '">' + message.innerHTML + '</textarea> \
				</div> \
				<div class="dsq-save-edit"> \
					<button onclick="Dsq.Templates.editComment(this, ' + post_id + ')" class="dsq-button-small">Save Edit</button> \
				</div> \
				<div id="dsq-edit-iframe-' + post_id + '" style="display: none"></div> \
				';

				body.appendChild(edit_area);

				if (!Dsq.frames['edit_' + post_id]) {
					var _meta = Dsq.jsonData.posts[post_id];
					Dsq.frames['edit_' + post_id] = new Dsq.ReplyFrame(Dsq.$('dsq-edit-iframe-' + post_id), post_id);
					Dsq.frames['edit_' + post_id].init();
					Dsq.frames['edit_' + post_id].setState(post_id, _meta.depth);
				}
			}
		} else {

			message.style.display = 'block';
			Dsq.$('dsq-edit-' + post_id).style.display = 'none';
		}
		
		Dsq.Post.stateEditToggled[post_id] = !Dsq.Post.stateEditToggled[post_id];
	};
	
	this.edit = function(el, post_id) {

		Dsq.Templates.toggleEdit(post_id);
	};

	this.toggleReply = function(post_id, button) {
		
		if(!this.stateReplyToggled[post_id]) {

			if (Dsq.$('dsq-reply-post-' + post_id)) {
				Dsq.$('dsq-append-post-' + post_id).style.display = 'block';
			} else {
				Dsq.$('dsq-append-post-' + post_id).innerHTML = Dsq.Templates.postBox(post_id);
				var container = Dsq.$('dsq-textarea-wrapper-' + post_id);
				if (!Dsq.frames['reply_' + post_id] && container) {
					var _meta = Dsq.jsonData.posts[post_id];
					Dsq.frames['reply_' + post_id] = new Dsq.ReplyFrame(container, post_id);
					Dsq.frames['reply_' + post_id].init(function() {

						Dsq.$('dsq-append-post-' + post_id).innerHTML = Dsq.Templates.postBox(post_id, true);
						Dsq.$('dsq-form-area-' + post_id).innerHTML = '';

						var theme = (typeof disqus_frame_theme == 'undefined') ? 'default' : disqus_frame_theme;
						Dsq.Iframes.showReplyIframeInContainer(Dsq.$('dsq-form-area-' + post_id), post_id, {theme: theme});

					});
					Dsq.frames['reply_' + post_id].setState(post_id, _meta.depth);
				}
			}
			Dsq.$('dsq-append-post-' + post_id).className = 'dsq-append-post';
			Dsq.$('dsq-comment-footer-reply-' + post_id).className = 'dsq-comment-footer-reply-active';
			
		} else {

			Dsq.$('dsq-append-post-' + post_id).style.display = 'none';
			Dsq.$('dsq-append-post-' + post_id).className = '';
			Dsq.$('dsq-comment-footer-reply-' + post_id).className = 'dsq-comment-footer-reply';
		}
		
		this.stateReplyToggled[post_id] = !this.stateReplyToggled[post_id];

		if(Dsq.Utils.ie && this.stateReplyToggled[post_id]) {

		}

		Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_TOGGLED, {
			postId: post_id,
			opened: this.stateReplyToggled[post_id]
		});
	};
	
	this.moderateOptions = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		
		if(!Dsq.jsonData.request.is_moderator && !Dsq.jsonData.request.is_global_moderator) { return false; }

		var html;
		
		html = ' \
		<div class="dsq-moderate-options"> \
		<table>'
		+ (_meta.email ? '<tr><td>Email</td><td>' + _meta.email + '</td></tr>' : '')
		+ (_meta.ip ? '<tr><td>IP address</td><td>' + _meta.ip + '</td></tr>' : '')
		+ '<tr> \
			<td>Actions</td> \
			<td><ul>'
			+ (Dsq.jsonData.request.moderator_can_edit
				? '<li><a href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); Dsq.Popup._closePopup(null, true); return false;">Edit Comment</a></li>'
				: '')
			+ '<li><a href="#" onclick="Dsq.Post.removePost(' + post_id + ', 1); Dsq.Popup._closePopup(null, true); return false;">Delete Comment</a></li> \
			<li><a href="#" onclick="Dsq.Post.reportSpam(' + post_id + '); Dsq.Popup._closePopup(null, true); return false;">Mark Spam</a></li> \
			<li><a href="#" onclick="Dsq.Popup.blacklist(' + post_id + '); return false">Block User</a></li> \
			</ul></td> \
			</table> \
		</div> \
		';
		
		html += '<p>Go to the full <a href="http://disqus.com/comments/moderate/" target="_blank">moderate panel</a> for more options.</p>';
		
		return Dsq.Popup.popModal(html, 'Moderate Options', post_id);
	};
	
	this.placeholder = {
		'class': 'dsq-placeholder',
		'name': Dsq.Strings.NAME,
		'email': Dsq.Strings.EMAIL,
		'website': Dsq.Strings.WEBSITE + ' (' + Dsq.Strings.OPTIONAL.toLowerCase() + ')'
	};
	
	this.handlePlaceholder = function(evt, el, key) {
		var placeholder = Dsq.Templates.placeholder[key];
		var className = Dsq.Templates.placeholder['class'];
		
		switch(evt.type) {
			case 'focus':
				if(el.value == placeholder) {
					el.value = '';
					el.className = '';
				}
				break;

			case 'blur':
				if(el.value == '') {
					el.value = placeholder;
					el.className = className;
				}
				break;
			default:
				break;
		}
	};
	
	this.paginate = function(page, el_clicked) {

		var extra_params = '';

		if(typeof disqus_per_page != 'undefined') {
			extra_params += '&per_page=' + disqus_per_page;
		}
		if(typeof disqus_sort != 'undefined') {
			extra_params += '&sort=' + disqus_sort;
		}

		Dsq.$('dsq-pagination').innerHTML += '<img src="http://media.disqus.com/images/loading-small.gif">';
		
		if(el_clicked) {
			Dsq.Templates.setLoadingButton(el_clicked);
		}
		
		Dsq.Utils.execScript('http://disqus.com/forums/tpreg/thread.js'
			+ '?slug='	+ 'how_to_fire_a_real_estate_agent'
			+ '&p='		+ page
			+ extra_params);
	};
	
	
	this.rate = function(el, id, vote) {


		if(Dsq.jsonData.request.is_authenticated || Dsq.jsonData.forum.allow_anon_votes) {
			if(vote == 1) {
				Dsq.$('dsq-like-' + id).innerHTML = '<img src="http://media.disqus.com/images/loading-small.gif">';
			}
			Dsq.Utils.execScript('http://disqus.com/forums/tpreg/vote.js'
				+ '?post_id='    + id
				+ '&vote='        + vote);
		} else {
			Dsq.Popup.login('To rate, please log in');
		}
	};

	this.voted = function(post_id, points, vote) {

		Dsq.$('dsq-like-pts-' + post_id).innerHTML = points + Dsq.Utils.pluralize(points, ' person', ' people') + ' liked this.';

		if(vote) {
			Dsq.$('dsq-like-' + post_id).innerHTML = 'You liked this.&nbsp;&nbsp;';
		}
	};




	this.postComment_onSuccess = function(response, parent_post_id, post_id) {
		var approved = response.message.post_meta.approved;

		if (parent_post_id) {
			Dsq.Post.toggleReply(parent_post_id);
		}

		Dsq.Popup._closePopup(null, true);
		
		if (approved) {
			Dsq.Post.incrementPostCount();
			Dsq.Post.outlineComment(post_id);
		} else {			
			var unapproved_msg = 'Thanks for posting!\
	 Your comment must be approved by a moderator before appearing here.\
			';
			Dsq.Popup.popModal(unapproved_msg, 'Comment awaiting approval', post_id);
		}

		var sharing_results = response.message.sharing_results;
		var sharing_errors = '';
		for (var service in sharing_results) {
			if (sharing_results.hasOwnProperty(service) === true) {
				if (sharing_results[service].error === true) {
					sharing_errors += service + ', ';
				}
			}
		}

		if (sharing_results.facebook && sharing_results.facebook.callback) {
			FB.ensureInit(function() {
				FB.Connect.streamPublish('', sharing_results.facebook.attachment);
			});
		}

		if (sharing_errors !== '') {
			var message = 'Your comment was posted, but there were errors sharing with the following connections: ';
			message += sharing_errors.replace(/,\s$/, '');
			message += '<p><a href="' + Dsq.jsonData.settings.disqus_url + '/profile/connections" target="_blank">Configure your connections here</a></p>'
			Dsq.Popup.popModal(message, 'Sharing options');
		}

		Dsq.Templates.setLoadingButton(false);
	};

	this.postComment_onFailure = function(response, parent_post_id, post_id) {

		Dsq.Templates.setLoadingButton(false);
	};
};




// TODO: It might be faster to use string methods to find all <li (...) </li> blocks and pass to Dsq.PostHandler manually.
Dsq.CommentsHandler = function(str, head, post_id, content, tail, offset, s) {
	var prepend_post = Dsq.Templates.prependPost(post_id);
	var append_post = Dsq.Templates.appendPost(post_id);

	content = content.replace(Dsq.POST_RE, Dsq.PostHandler);
	Dsq.Templates.postLoopCounter++;
	head = Dsq.Templates.Filters.commentContainer(post_id, head);
	return prepend_post + head + content + tail + append_post;
};

Dsq.PostHandler = function(str, h_head, post_id, h_content, h_tail, b_head, b_content, b_tail, offset, s) {
	var prepend_header = Dsq.Templates.postPrependHeader(post_id);
	var append_header = Dsq.Templates.postAppendHeader(post_id);
	var prepend_body = Dsq.Templates.preBody(post_id);
	var append_body = Dsq.Templates.postBody(post_id);
	var append_footer = Dsq.Templates.postFooter(post_id);

	b_content = b_content.replace(Dsq.POST_BODY_RE, Dsq.PostBodyHandler);
	return h_head + prepend_header + h_content + append_header + h_tail + b_head + prepend_body + b_content + append_body + b_tail + append_footer;
};

Dsq.PostBodyHandler = function(str, head, post_id, content, tail, offset, s) {
	content = Dsq.Templates.Filters.commentContent(post_id, content);
	return head + content + tail;
};

Dsq.MediaPostHandler = function(str, args, offset, s) {
	args = args.split(' ');
	if(args[0] == 'seesmic') {
		return '<br />' + Dsq.Templates.mediaSeesmic(args[1], args[2]);
	}
	return '';
};


/**
 * Shorcuts
 */
Dsq.$ = function(element) { return document.getElementById(element); };
Dsq.$b = document.body || document.getElementsByTagName('body')[0];


/**
 * Dsq.Debug: Logging functions.
 */

Dsq.Debug = new function() {this.log=function(s){};this.profile=function(f){if(typeof f == 'function')return f();else return eval(f);};};


/**
 * Dsq.Urls: URL paths
 */
Dsq.Urls = new function() {
	this.LOGIN = '/profile/login/';
	this.LOGOUT = '/logout/';
	this.REPLY = 'http://disqus.com/forums/tpreg/how_to_fire_a_real_estate_agent/reply.html';
	this.REQUEST_USER_PROFILE = '/AnonymousUser/';
	this.REQUEST_USER_AVATAR = 'http://media.disqus.com/images/noavatar92.png';
};
// Dsq.Urls

/**
 * Dsq.Validators: Validation for form fields
 */
Dsq.Validators = new function() {
	this.VALID_EMAIL_RE = /^[a-z0-9\-\_\+]+(\.[a-z0-9\-\_\+]+)*\@(([a-z0-9\-\_\+]+(\.[a-z0-9\-\_\+]+)*)+\.[a-z]{2,}|([0-9]+\.){3}[0-9]+)$/i;
	this.name = function(name) {
		var error = false;

		if(typeof Dsq.Templates.placeholder !== 'undefined' &&
		   name == Dsq.Templates.placeholder.name) {
			error = true;
		}
		if(name.length <= 1) {
			error = true;
		}

		if(error) {
			return "Please enter a name to comment.";
		} else {
			return true;
		}
	};
	this.email = function(addr) {
		if(Dsq.Validators.VALID_EMAIL_RE.test(addr)) {
			return true;
		} else {
			return "Please enter a valid email to comment.";
		}
	};
	this.url = function(addr) {
		if(!addr || addr.indexOf('.') != -1) {
			return true;
		} else {
			return "Please check your website URL (this field is optional).";
		}
	};

	this.validate = function(bulk_validation, failure_callback) {
		failure_callback = failure_callback || function(e){ alert(e); };

		for(var i = 0; i < bulk_validation.length; i++) {
			v = bulk_validation[i];
			ret = v.validator(v.value);
			if(ret !== true) {
				failure_callback(ret);
				return false;
			}
		}
		return true;
	};
};

/**
 * Dsq.Utils: Generic utility functions.
 */
Dsq.Utils = new function() {
	this.ie = /msie/i.test(navigator.userAgent) && !/opera/i.test(navigator.userAgent);
	this.ie7 = (document.all && !window.opera && window.XMLHttpRequest) ? true : false;
	this.ie6 = (!window.XMLHttpRequest) ? true: false;
	this.webkit = navigator.userAgent.indexOf('AppleWebKit/') >= 0;
	this.gebiFromElementCollectionCache = {};
	this._styleSheet = null;

	this.gebiFromElement = function(el, id, tag) {
		// This only method only helps IE.
		if(!this.ie) {
			return Dsq.$(id);
		} else {
			var cacheKey = el.id + '-' + tag;
			tag = tag || 'div';
			if(typeof this.gebiFromElementCollectionCache[cacheKey] != 'undefined') {
				collection = this.gebiFromElementCollectionCache[cacheKey];
			} else {
				collection = el.getElementsByTagName(tag);
				this.gebiFromElementCollectionCache[cacheKey] = collection;
			}

			for(var i = 0; i < collection.length; i++) {
				if(collection[i].id == id) {
					return collection[i];
				}
			}
			return null;
		}
	};

	this.execOnReady = function(func) {
		var node = document.createElement('document:ready');
		try {
			node.doScroll('left');
			func();
			node = null;
		} catch(err) {
			setTimeout(function() { Dsq.Utils.execOnReady(func); }, 10);
		}
	};


	// Courtesy of http://www.quirksmode.org/js/cookies.html
	this.createCookie = function(name,value,days) {
		if (days) {
			var date = new Date();
			date.setTime(date.getTime()+(days*24*60*60*1000));
			var expires = "; expires="+date.toGMTString();
		}
		else var expires = "";
		document.cookie = name+"="+value+expires+"; path=/";
	};

	this.readCookie = function(name) {
		var nameEQ = name + "=";
		var ca = document.cookie.split(';');
		for(var i=0;i < ca.length;i++) {
			var c = ca[i];
			while (c.charAt(0)==' ') c = c.substring(1,c.length);
			if (c.indexOf(nameEQ) == 0) return c.substring(nameEQ.length,c.length);
		}
		return null;
	};

	this.eraseCookie = function(name) {
		Dsq.Utils.createCookie(name,"",-1);
	};

	this.deleteNode = function(node) {
		if(node) {
			this.deleteChildren(node);
			if(typeof node.outerHTML != 'undefined') { node.outerHTML = ''; }
			else if(node.parentNode) { node.parentNode.removeChild(node); }
			delete node;
		}
	};

	this.deleteChildren = function(node) {
		if(node) {
			for(var x = node.childNodes.length-1; x >= 0; x--) {
				var childNode = node.childNodes[x];
				if(childNode.hasChildNodes()) { this.deleteChildren(childNode); }
				if(typeof childNode.outerHTML != 'undefined') { childNode.outerHTML = ''; }
				else node.removeChild(childNode);
				delete childNode;
			}
		}
	};

	this.findPos = function(obj) {
		var curleft = 0;
		var curtop = 0;
		if (obj.offsetParent) {
			do {
				curleft += obj.offsetLeft;
				curtop += obj.offsetTop;
			} while (obj = obj.offsetParent);
		}
		return [curleft,curtop];
	};

	this.getWindowSize = function() {
		var windowWidth = -1;
		var windowHeight = -1;

		if(typeof(window.innerWidth) == 'number') { //Non-IE
			windowWidth = window.innerWidth;
			windowHeight = window.innerHeight;
		} else if(document.documentElement) { // IE 6+ in 'standards compliant mode'
			windowWidth = document.documentElement.clientWidth || document.body.clientWidth;
			windowHeight = document.documentElement.clientHeight || document.body.clientHeight;
		}

		return [windowWidth, windowHeight];
	}

	this.getScrollPos = function() {
		var scrollWidth, scrollTop;

		if(document.documentElement && (document.documentElement.scrollTop || document.documentElement.scrollWidth)) {
			scrollWidth = document.documentElement.scrollWidth;
			// IE is weird here.  If no doctype is provided, document.body.scrollTop is 0,
			// otherwise document.documentElement.scrollTop is 0.
			scrollTop = document.documentElement.scrollTop || document.body.scrollTop;
		} else if(document.body.scrollTop && document.body.scrollWidth) {
			scrollWidth = document.body.scrollWidth;
			scrollTop = document.body.scrollTop;
		}

		return [scrollWidth, scrollTop];
	}

	this.addEventListener = function(instance, eventName, listener) {
		var listenerFn = listener;
		if (instance.addEventListener) {
			instance.addEventListener(eventName, listenerFn, false);
		} else if (instance.attachEvent) {
			listenerFn = function() {
				listener(window.event);
			};
			instance.attachEvent("on" + eventName, listenerFn);
		} else {
			throw new Error("Event registration not supported");
		}
		return {
			instance: instance,
			name: eventName,
			listener: listenerFn
		};
	};

	this.removeEventListener = function(event) {
		var instance = event.instance;
		if (instance.removeEventListener) {
			instance.removeEventListener(event.name, event.listener, false);
		} else if (instance.detachEvent) {
			instance.detachEvent("on" + event.name, event.listener);
		}
	};

	this.fixIframesIE = function(id) {
		var disqusThread = Dsq.$(disqus_container_id);
		var iframes = disqusThread.getElementsByTagName('iframe');

		if(id) {
			var container = Dsq.$(id);
		} else {
			var container = Dsq.$('dsq-content');
		}

		for(i = 0; i < iframes.length; i++) {
			if (container) {
				iframes[i].style.width = container.offsetWidth;
			}
		}
	};

	this.getElementsByClassName = function(oElm, strTagName, strClassName) {
	/* Credit: Jonathan Snook [http://www.snook.ca/jonathan], Robert Nyman [http://www.robertnyman.com] */
		var arrElements = (strTagName == "*" && oElm.all)? oElm.all : oElm.getElementsByTagName(strTagName);
		var arrReturnElements = new Array();
		strClassName = strClassName.replace(/\-/g, "\\-");
		var oRegExp = new RegExp("(^|\\s)" + strClassName + "(\\s|$)");
		var oElement;
		for(var i = 0; i < arrElements.length; i++) {
			oElement = arrElements[i];
			if(oRegExp.test(oElement.className)) {
				arrReturnElements.push(oElement);
			}
		}
		return (arrReturnElements);
	};

	this.postToUrl = function(url, post_data, opt_redirect) {
		var form = document.createElement('form');
		var iframe_container = document.createElement('div');
		var id = 'dsq-temp-iframe-' + (new Date()).getTime();

		form.method = 'POST';
		form.action = url;
		if (!opt_redirect) {
			form.target = id;
		}
		iframe_container.innerHTML = '<iframe style="display:none" name="' + id + '" id="' + id + '"></iframe>';

		for(var key in post_data) {
			if(post_data.hasOwnProperty(key)) {
				var input = document.createElement('input');
				input.name = key;
				input.type = 'hidden';
				input.value = post_data[key];

				form.appendChild(input);
			}
		}

		Dsq.$b.appendChild(iframe_container);
		Dsq.$b.appendChild(form);
		form.submit();
	};

	// Strips integer id from id of element in the form ('some-id-###')
	this.extractId = function(e) {
		var chunks = e.id.split('-');
		if(chunks.length <= 1) {
			return 0;
		} else {
			return parseInt(chunks[chunks.length-1]);
		}
	};

	this.getStyle = function(el, styleProp) {
		if(el.currentStyle) {
			var y = el.currentStyle[styleProp];
		} else if(window.getComputedStyle) {
			var y = document.defaultView.getComputedStyle(el, null).getPropertyValue(styleProp);
		}

		if(y == 'transparent' || y == '') {
			this.getStyle(el.parentNode, styleProp);
		} else {
			return y;
		}
	};

	this.execScript = function(url, append_qs, container) {
		var script = document.createElement('script');
		append_qs = typeof append_qs == 'undefined' ? true : append_qs;
		container = container || Dsq.container;

		if(append_qs) {
			var j = (url.indexOf('?') >= 0) ? '&' : '?';
			url += j + (new Date()).getTime();
		}
		script.type = 'text/javascript';
		script.charset = 'UTF-8';
		script.src = url;
		container.appendChild(script);
		return script;
	};

	this.pluralize = function(num, singular, plural) {
		return (num != 1) ? plural || 's' : singular || '';
	};

	this.getRequestParams = function(queryString /* optional */) {
		var pairs, tuple;
		var params = {};

		queryString = queryString || window.location.search.substring(1);
		pairs = queryString.split('&');

		for (var i = 0, pair; pair = pairs[i]; i++) {
			tuple = pair.split('=');
			params[tuple[0]] = (tuple[1] || true);
		}

		return params;
	};

	this.addCssRule = function(selector, styleText, index) {
		var stylesheet;
		index = index || 0;

		if(!this._styleSheet) {
			var styleEl = document.createElement('style');
			document.getElementsByTagName('head')[0].appendChild(styleEl);
			this._styleSheet = styleEl.sheet;
			if(!this._styleSheet) {
				// IE does not like our newly created stylesheet.
				this._styleSheet = document.styleSheets[document.styleSheets.length-1];
			}
		}
		stylesheet = this._styleSheet;

		if(stylesheet.insertRule) {
			var ruleText = selector + ' { ' + styleText + ' }';
			if(index == -1) {
				index = stylesheet.cssRules.length;
			}
			stylesheet.insertRule(ruleText, index);
		} else if(stylesheet.addRule) {
			stylesheet.addRule(selector, styleText, index);
		}
	};

	this.forEachIn = function(obj, callback) {
		for(var key in obj) {
			if(obj.hasOwnProperty(key)) {
				callback(key, obj[key]);
			}
		}
	};

	this._interpolateGlobalContext = {
		// values that get used a lot and are global to the request
		'profile_url': Dsq.Urls.REQUEST_USER_PROFILE,

		'disqus_url': Dsq.jsonData.settings.disqus_url,
		'media_url': Dsq.jsonData.settings.media_url,
		'request_username': Dsq.jsonData.request.username,
		'request_display_username': Dsq.jsonData.request.display_username,
		'forum_name': Dsq.jsonData.forum.name
	};

	this.renderFromContextStack = function(key, contexts) {
		// Returns the first instance of `key` in the array of objects `contexts` or else ''
		for (var i=0; i<contexts.length; i++) {
			if (contexts[i][key] !== undefined) {
				return String(contexts[i][key]);
			}
		}
		throw new Error('key ' + key + ' not found in context');
	};

	var that = this;
	this.interpolate = function(fmt, opt_localContext) {
		// Interpolate `fmt` named-format string with an assumed global context.
		// Based on `interpolate` in django.views.i18n
		var contextStack = [opt_localContext || {}, that._interpolateGlobalContext];
		return fmt.replace(/%\(\w+\)s/g, function(match){
			return that.renderFromContextStack(match.slice(2,-2), contextStack);
		});
	};

	this.stripTags = function(s) {
		// Removes HTML tags from `s`
		return s.replace(/(<([^>]+)>)/g,"");

	};

	this.assert = function(b) {
		if (!b) {
			throw new Error('Assertion error.');
		}
	};

};
// Dsq.Utils

/**
 * Dsq.Popup: Popup helper functions.
 */
Dsq.Popup = new function() {
	this.timeHide = new Array();
	this.timeShow = new Array();
	this.activePopup = {};
	this.profileCache = {};
	this.statusCache = {};

	this.showTimer = function(post_id) {
		// clear the hide timer
		clearTimeout(this.timeHide[post_id]);

		// start the timer
		if(!Dsq.Popup.profileIsOn && !Dsq.Thread.adminIsOn) {
			this.timeShow[post_id] = setTimeout("Dsq.Popup.popProfile(\"" + post_id + "\")", 400);
		}
	};

	this.hideTimer = function(post_id) {
		// clear the show timer
		clearTimeout(this.timeShow[post_id]);
	};

	this.updateProfile = function(username) {
		// Callback from /embed/profile.js
		if (this.statusCache[username]) {
			var statusEl = Dsq.$('dsq-profile-status-' + username);
			statusEl.innerHTML = this.statusCache[username];
			statusEl.style.display = 'block';
		}

		if (this.profileCache[username]) {
			var _cache = this.profileCache[username];

			var _genhtml = function(text) { return '<span><big>' + text + '</big></span>'; };
			var _no_comments = _genhtml(Dsq.FmtStrings.NUMBER_OF_COMMENTS(_cache.comments_count));
			var _no_likes = _genhtml(Dsq.FmtStrings.NUMBER_OF_LIKES(_cache.likes_count));
			var _no_points = _genhtml(Dsq.FmtStrings.NUMBER_OF_POINTS(_cache.points));

			var statsEl = Dsq.$('dsq-popup-profile-user-stats-' + username);
			statsEl.innerHTML = '';

			if (Dsq.jsonData.users[username].registered) {
				statsEl.innerHTML = _no_comments + _no_likes;
			}
			statsEl.innerHTML += _no_points;

			var activeSites = '';
			for (var i = 0; i < _cache.active_sites.length; i++) {
				var site = _cache.active_sites[i];
				activeSites += '<li><a href="' + site.url + '"> \
					<img src="' + site.favicon + '"/ width="16" height="16"/></a>\
					<a href="' + site.url + '">' + site.name + '</a></li>';
			}
			if (activeSites !== '') {
				Dsq.$('dsq-popup-profile-active-sites-' + username).innerHTML = activeSites;
			} else {
				Dsq.$('dsq-popup-profile-active-sites-' + username).innerHTML = 'This site.';
			}

			var moderatedSites = '';
			for (var i = 0; i < _cache.moderated_sites.length; i++) {
				var site = _cache.moderated_sites[i];
				moderatedSites += '<li><a href="' + site.url + '"> \
					<img src="' + site.favicon + '"/ width="16" height="16"/></a>\
					<a href="' + site.url + '">' + site.name + '</a></li>';
			}
			if (moderatedSites !== '') {
				Dsq.$('dsq-popup-profile-moderated-' + username).innerHTML = moderatedSites;
			} else {
				Dsq.$('dsq-popup-profile-moderated-wrapper-' + username).innerHTML = '';
			}
		}

		// Reposition popup after full HTML is rendered
		if(Dsq.Popup.activePopup && Dsq.Popup.activePopup.el) {
			Dsq.Popup.initPopup(Dsq.Popup.activePopup.el, Dsq.Popup.activePopup.id, Dsq.Popup.activePopup.type);
		}

	};

	this.showCookieMsgs = function() {
		var title = '';
		var message = '';
		var numAlerts = 0;

		Dsq.Utils.forEachIn(Dsq.jsonData.cookie_messages, function(k, v) {
			if (!v) return;

			switch(k) {
				// Cookie: Twitter
				case 'post_twitter':
					if (v === 'error') {
						title = 'Twitter Error!';
						message += '<li id="dsq-msg-twitter-error">Oops, we couldn\'t tweet this comment. Please check your <a href="http://disqus.com/account/services">account settings</a>.</li>';
					} else {
						var _msg = v.split(':');
						title = 'Tweeted!';
						message += '<li id="dsq-msg-twitter-success">Your comment was successfully tweeted. <a href="http://twitter.com/' + _msg[0] + '/status/' + _msg[1] + '">Click here to view the tweet</a>.</li>';
					}
					break;
				// Cookie: Unapproved Post
				case 'post_not_approved':
					title = 'Comment awaiting approval by a moderator';
					message += '<li id="dsq-msg-post-not-approved">Your comment must be approved by a moderator before appearing here.</li>';
					break;
				// Cookie: Profile Found
				case 'post_has_profile':
					title = 'Use your existing commenter profile';
					message += '<li id="dsq-msg-post-has-profile">You have just posted your commment as a <span class="dsq-badge-guest">Guest</span>, but you may already have a <span class="logo-disqus">Disqus</span> Profile.<br /><br /><a href="http://disqus.com/claim">Log in and claim this comment!</a></li>';
					break;
				case 'user_created':
					var _data = v.split(':');
					title = 'Profile created!';
					message += '<li id="dsq-msg-user-created">You have just created a <span class="logo-disqus">Disqus</span> Profile, the best way to claim, manage, and track your comments all over the web. \
					<br /><br />A confirmation is being sent to <strong>' + _data[1] + '</strong>. Please check for this email in order to verify your profile. \
					<ul class="dsq-list-tick"> \
						<li>Your username is <strong>' + _data[0] +'</strong>. <a href="http://disqus.com/people/' + _data[0] + '/" target="_blank">Click here to view your public profile</a>.</li> \
						<li>Be sure to set your profile picture, as well as connect your <span class="dsq-badge-facebook">Facebook</span> and <span class="dsq-badge-twitter">Twitter</span> accounts. <a href="http://disqus.com/account/" target="_blank">Click here for account settings</a>.</li> \
					</ul> \
					</li>'
					break;
				default:
					break;
			}
			numAlerts++;
		});

		if(numAlerts > 1) {
			message = '<ul class="dsq-list-bluebullet">' + message;
			message += '</ul>';
			title = 'Thanks for posting!';
		}
		if(numAlerts > 0) {
			if(typeof(disqus_cookie_msgs) == 'function') {
				disqus_cookie_msgs(message, title);
			} else {
				Dsq.Popup.popModal(message, title);
			}
		}
	};

	this.helpBadges = function(post_id) {
		var html = ' \
			<ul class="dsq-popup-help"> \
				<li><span class="dsq-badge dsq-badge-verified">Verified</span> has a <span class="logo-disqus">Disqus</span> Profile with a confirmed email address.</li> \
				<li><span class="dsq-badge dsq-badge-registered">Registered</span> has a <span class="logo-disqus">Disqus</span> Profile, but has not yet confirmed his or her email address.</li> \
				<li><span class="dsq-badge dsq-badge-guest">Guest</span> is not logged in with any account and has not claimed his or her comments.</li> \
				<li class="dsq-help-otheraccts">Other accounts</li> \
				<li><span class="dsq-badge dsq-badge-facebook">Facebook</span> is using his or her Facebook profile via Facebook Connect.</li> \
				<li><span class="dsq-badge dsq-badge-twitter">Twitter</span> is using his or her Twitter profile via Twitter Sign-in.</li> \
				<li><span class="dsq-badge dsq-badge-openid">OpenID</span> is using his or her OpenID.</li> \
			</ul> \
		';

		this.popModal(html, 'Help: Types of Commenters', post_id);
		return;
	};

	this.permalink = function(post_id) {
		var header = 'Link to this comment';
		var body = '<strong>You are anchored to</strong>:<br />' + document.location.protocol + '//' + document.location.host + document.location.pathname + document.location.search + '#comment-' + post_id;

		this.popModal(body, header, post_id);
	};

	this.login = function(header, body) {
		var h = header || 'Login or Register';
		var b = body || '';
		b += Dsq.Templates.frameLogin({id: 'dsq-popup-login'});
		b += '</iframe>'; // HACK: Sometimes there is something funky with the IFRAME SRC that causes no end tag
		this.popModal(b, h, null, true, 'dsq-popup-login');
	};

	this.blacklist = function(id) {
		var _meta = Dsq.jsonData.posts[id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		var title = 'Add to Blacklist';
		var message = ' \
		Adding this person to the blacklist will block him or her from commenting on this site. Check the following types that you would like to add to the blacklist:'
		+ (userData['registered'] ?
			'<div class="dsq-blacklist-option"> \
				<input id="dsq-blacklist-username" type="checkbox" checked> \
				<label for="dsq-blacklist-username"><strong>Username</strong>: ' + userData['username'] + '</label> \
			</div>'
			: '')
		+ (_meta.email ?
			'<div class="dsq-blacklist-option"> \
				<input id="dsq-blacklist-email" type="checkbox" checked> \
				<label for="dsq-blacklist-email"><strong>Email address</strong>: ' + _meta.email + '</label> \
			</div>'
			: '')
		+ '<div class="dsq-blacklist-option"> \
			<input id="dsq-blacklist-ip" type="checkbox" onclick="Dsq.$(\'dsq-blacklist-ip-warning\').style.display=\'block\'"> \
			<label for="dsq-blacklist-ip"><strong>IP address</strong>: ' + _meta.ip + '</label> \
		</div> \
		';

		message += ' \
			<p id="dsq-blacklist-ip-warning" style="display:none">	\
				Note: Blocking this person\'s IP address may also unintentionally prevent others, who share his/her IP address, from commenting on this site. \
				This may include people who are sharing the same computer, living in the same house, or using the same Internet provider. Only block an IP address as a last resort. \
			</p> \
		';

		message += ' \
			<p style="text-align:center"><button onclick="Dsq.Post.blockUser(' + id + '); this.disabled=true; this.innerHTML=\'Just one moment...\'">Add to Blacklist</button></p> \
		';

		Dsq.Popup.popModal(message, title);
	};

	this.remoteAccountSettings = function() {
		var body = '';
		// Set up IFrame.
		var params = {};
		var base_url = 'http://disqus.com/forums/tpreg/_auth/embed/remote_settings/';
		var attributes = {id: 'dsq-popup-account-settings'};
		if (typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}

		body = Dsq.Templates._frameGeneric(base_url, params, attributes);
		this.popModal(body, 'Account Settings', null, true, 'dsq-popup-account-settings');
	};

	this.popModal = function(message, title, post_id, use_listener, extra_classes) {
		var container = document.createElement('div');
		var header, body;

		Dsq.Popup._closePopup(null, true);

		if(typeof(title) == 'undefined') { title = ''; }
		if(typeof(use_listener) == 'undefined') { use_listener = true; }

		if(post_id) {
			container.id = 'dsq-popup-message-' + post_id;
		} else {
			container.id = 'dsq-popup-message';
		}

		header = title;
		body = message;

		container.innerHTML = Dsq.Templates.popupModal(header, body);
		Dsq.Popup.initPopup(container, post_id, 'message', extra_classes);
		if(use_listener) {
			Dsq.Popup.popupListener = Dsq.Utils.addEventListener(document, 'mouseup', Dsq.Popup._closePopup);
		}
	};

	this.popAlert = this.popModal;

	this.loading = function(post_id) {
		var title = Dsq.Strings.JUST_A_MOMENT;
		var body = '<div style="text-align:center; padding: 5px 0 10px 0"><img src="http://media.disqus.com/images/loading.gif" alt="" /></div>'
		Dsq.Popup.lightbox(body, title, post_id);
	};

	this.lightbox = function(message, title, post_id) {
		// Wraps Dsq.Popup.popModal

		var overlay = document.createElement('div');
		overlay.id = 'dsq-overlay';
		overlay.className = 'dsq-overlay';
		Dsq.$b.appendChild(overlay);
		
		Dsq.Popup.popModal(message, title, post_id, false, 'dsq-lightbox');
	};

	this.popProfile = function(post_id, userKey) {
		var post = Dsq.jsonData['posts'][post_id];
		if (post && post.has_been_anonymized) {
			Dsq.Popup.popModal('This message was anonymized by its previous owner.', 'Anonymized', post_id);
			return;
		}

		if(post_id) {
			userKey = Dsq.jsonData['posts'][post_id].user_key;	
		}
		var userData = Dsq.jsonData['users'][userKey];
		var elId = 'dsq-popup-profile-' + userKey;
		var container = document.createElement('div');

		if(this.activePopup.el) {
			this._closePopup(null, true);
			if(this.activePopup.linkClicked) {
				this.activePopup.linkClicked = false;
				return;
			}
		}

		container.id = elId;
		container.innerHTML = Dsq.Templates.popupProfile(userKey);

		this.initPopup(container, post_id, 'profile');
		this.popupListener = Dsq.Utils.addEventListener(document, 'mouseup', this._closePopup);

		if(!this.profileCache[userKey]) {
			Dsq.Utils.execScript('http://disqus.com/embed/profile.js'
				+ '?username=' + userKey
				+ '&anon=' + (userData['registered'] ? 0 : 1)
				+ '&f=' + Dsq.jsonData['request'].forum);
		} else {
			this.updateProfile(userKey);
		}
	};

	this._closePopup = function(e, force) {
		var activePopup = Dsq.Popup.activePopup.el;
		var id = Dsq.Popup.activePopup.id;
		var link = 'dsq-avatar-' + id; // HACK: Specific to profile toggle target

		// HACK: This event should be gone if there is no active popup.
		if(!activePopup) {
			return;
		}
		if(force || !Dsq.Popup.isClicked(e, activePopup.id)) {
			// TODO: This is breaking iE?
			if(Dsq.Popup.popupListener) {
				Dsq.Utils.removeEventListener(Dsq.Popup.popupListener);
			}
			
			// Kill overlay
			var overlay = Dsq.$('dsq-overlay');
			if(overlay) { Dsq.Utils.deleteNode(overlay); }
			
			try {
				Dsq.Utils.deleteNode(activePopup);
			} catch(e) {
				// HACK: IE6 throws an error when using deleteNode() with a node containing a <table> in the html.
				activePopup.parentNode.removeChild(activePopup);
			}
			Dsq.Popup.activePopup = {};
		}

		if(!force && Dsq.Popup.isClicked(e, link)) {
 			Dsq.Popup.activePopup.linkClicked = true;
		}

	};

	this.initPopup = function(popup, post_id, type, extra_classes) {
		popup.className = 'dsq-popup dsq-popup-' + type + ' ' + (extra_classes ? extra_classes : '');
		if(Dsq.Utils.ie6 || Dsq.Utils.ie7) {
			// HACK: We can't modify the body before it's ready, so we need
			//       to use an IE-safe "DOMReady" workaround before loading
			//       our popup.
			Dsq.Utils.execOnReady(function() {Dsq.$b.appendChild(popup); });
		} else {
			Dsq.$b.appendChild(popup);
		}

		popup.style.display = 'block';

		var xPos = (Dsq.Utils.getWindowSize()[0] - popup.offsetWidth) / 2;
		var yPos = (Dsq.Utils.getWindowSize()[1] - popup.offsetHeight) / 2;

		if(Dsq.Utils.ie6) {
			yPos += Dsq.Utils.getScrollPos()[1];
		}

		popup.style.left = xPos + 'px';
		popup.style.top = yPos + 'px';

		Dsq.Popup.activePopup = {
			'el' : popup,
			'id' : post_id,
			'type': type,
			'linkClicked' : false
		};
	};

	this.isClicked = function(e, id) {
		var t = e.target || e.srcElement;
		while(t && t.parentNode) {
			if(t.id == id) {
				return true;
			}

			t = t.parentNode;
		}
		return false;
	};
};
// Dsq.Popup

/**
 * Dsq.Templates
 */
Dsq.Templates = new function() {
	/*
	 * Counter keeping track of the number of posts iterated over.
	 */
	this.postLoopCounter = 0;
	this.filters = {};
	this.addPostContainer = 'dsq-post-add';
	this.textareaContainer = 'dsq-post-add';

	this.registerTemplate = function(name, func) {
		this['$$_' + name] = func;

		if(typeof DsqLocal.Filters != 'undefined'
		&& typeof DsqLocal.Filters[name] == 'function') {
			// Push filters to this.filters to unify code.
			this.filters[name] = this.filters[name] || [];
			this.filters[name].push(DsqLocal.Filters[name]);
		}

		this[name] = function() {
			var ret;

			if(typeof DsqLocal.Templates != 'undefined'
			&& typeof DsqLocal.Templates[name] == 'function') {
				ret = DsqLocal.Templates[name].apply(this, arguments);
			}

			if(ret === undefined) {
				ret = this['$$_' + name].apply(this, arguments);
			}

			if(this.filters[name]) {
				var args = [ret];

				args.push.apply(args, arguments);
				for(var i = 0; i < this.filters[name].length; i++) {
					ret = this.filters[name][i].apply(this, args);
				}
			}

			return ret;
		};
	};

	this.registerFilter = function(name, func) {
		this.filters[name] = this.filters[name] || [];
		this.filters[name].push(func);
	};

	/**
	 * Dsq.Templates.Filters
	 */
	this.Filters = new function() {
		this.commentContainer = function(post_id, s) {
			var _meta = Dsq.jsonData.posts[post_id];
			var classes = [];
			if(Dsq.jsonData.request.page > 1) {
				classes.push('dsq-append');
			}

			//
			// Extra classes used for custom themes
			//

			if(_meta.depth) {
				classes.push('dsq-comment-child', 'dsq-depth-' + _meta.depth, 'dsq-parent-is-' + _meta.parent_post_id);
			}


			//

			if(_meta.author_is_creator) {
				// TODO: We need to deprecate the "special" class since it is not properly prefixed.
				classes.push('special', 'dsq-special');
			}
			if(_meta.author_is_moderator) {
				classes.push('dsq-moderator');
			}
			classes.push(['dsq-odd', 'dsq-even'][Dsq.Templates.postLoopCounter % 2]);

			s = s.substring(0, s.lastIndexOf('>'));
			return s + ' class="dsq-comment ' + classes.join(' ') + '" style="margin-left:' + _meta.depth*30 + 'px">';
		};

		this.commentContent = function(post_id, s) {
			var _meta = Dsq.jsonData.posts[post_id];
			if (_meta.killed) {
				return '<em>Comment removed.</em>';
			} else if (!_meta.approved) {
				return '<em>This comment was flagged for review.</em>';
			}

			s = s.replace(Dsq.MEDIA_POST_RE, Dsq.MediaPostHandler);
			return s;
		};
	};

	//
	// Thread
	//
	// TODO: These need to be stripped of all Django template tags.

	this.authPost = function() {
		if (!Dsq.jsonData.context.show_reply) {
			return '';
		}
		var result = [];
		result = result.concat([
				'<div id="dsq-auth"',
						Dsq.jsonData.integration.reply_position ? 'class="dsq-auth-bottom"' : '',
						'>',
					'<div class="dsq-by">',
						'<a href="http://disqus.com" target="_blank">',
							(Dsq.jsonData.integration.disqus_logo ?
								Dsq.Utils.interpolate('<img src="%(media_url)s/images/embed/by-disqus.png" alt="discussion by DISQUS">') :
								Dsq.Utils.interpolate('<img src="%(media_url)s/images/embed/dsq-button-120x19.png" alt="discussion by DISQUS">')
							),
						'</a>',
					'</div>',
					'<div class="dsq-auth-header">',
						'<h3 id="dsq-add-new-comment" class="dsq-h3-addcomment">',
								Dsq.Strings.ADD_NEW_COMMENT,
						'</h3>',
						'<div id="dsq-login">',
						(!Dsq.jsonData.request.is_authenticated && Dsq.jsonData.forum.allow_anon_post
								? '<p class="dsq-login-message" id="dsq-login-message">You are commenting as a <a class="dsq-help" title="Click for more information" href="#" onclick="Dsq.Popup.helpBadges(); return false">Guest</a>. You may select one to log into:</p>'
								: '')
		]);
		if (!Dsq.jsonData.request.is_authenticated) {
			result = result.concat([
							Dsq.Utils.interpolate(
								'<a id="dsq-login-toggle" href="%(disqus_url)s%(login_url)s?next=article:%(thread_id)s" onclick="Dsq.Popup.login(); return false"><img class="dsq-login-icon" src="%(media_url)s/images/dsq-profile-btn.png" title="%(log_into)s" alt="%(log_into)s"/></a>',
								{login_url: Dsq.Urls.LOGIN, thread_id: Dsq.jsonData.thread.id, log_into: Dsq.Strings.LOG_INTO_DISQUS}
								),
							'&nbsp; ',
							(Dsq.jsonData.context.use_fb_connect ?
								'<div id="dsq-fbc-login" onlogin="DisqusFbcParentController.onLogin()" size="medium" background="light" length="short" style="display:inline; margin-right:7px"></div>' :
								''
							),
							(Dsq.jsonData.context.use_twitter_signin ?
								Dsq.Utils.interpolate(
									'<div id="dsq-twitter-login" class="dsq-twitter-login" onclick="Dsq.Twitter.startTwitterConnect();" style="display:inline; cursor: pointer"><img src="%(media_url)s/images/twitter-signin-short.png" style="margin-right:7px" /></div>', {}) : ''),
							(Dsq.jsonData.context.use_openid ?
								Dsq.Utils.interpolate(
									'<div id="dsq-openid-login" class="dsq-openid-login" onclick="Dsq.OpenID.requestURL();" style="display:inline; cursor:pointer;"><img src="%(media_url)s/images/openid-login-button.png"/></div>', {}
								) : '')
			]);
		}
		result = result.concat([
						'</div>', // dsq-login
					'</div>', // dsq-auth-header
					'<div id="dsq-authenticated" class="dsq-authenticated" ',
						Dsq.jsonData.request.is_authenticated ? 'style="display:block"' : '',
						'>',
						'<div class="dsq-authenticated-pic">',
								Dsq.Utils.interpolate('<a href="%(url)s" title="%(request_display_username)s">' +
																			'<img class="dsq-post-avatar" src="%(avatar_url)s" alt="" /></a>',
																			{avatar_url: Dsq.Urls.REQUEST_USER_AVATAR,
																			url: (Dsq.jsonData.request.is_remote
																					 ? Dsq.jsonData.request.url
																					 : Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE) }),
						'</div>',
						'<div class="dsq-authenticated-info">',
							'<ul>',
								'<li>',
									(Dsq.jsonData.request.is_remote
										? Dsq.FmtStrings.LOGGED_IN_AS(
												Dsq.Utils.interpolate('<a href="%(url)s" title="%(request_display_username)s">%(request_display_username)s</a>', {url:Dsq.jsonData.request.url})
										  )
										: Dsq.FmtStrings.LOGGED_IN_AS(
												Dsq.Utils.interpolate('<a href="%(disqus_url)s%(profile_url)s" title="%(request_display_username)s">%(request_display_username)s</a>')
											)
									),
								'</li>',
								'<li class="logout">',
									(!Dsq.jsonData.request.is_remote
										? Dsq.Utils.interpolate('<img class="dsq-login-icon" src="%(media_url)s/images/dsqicon12.png" alt="%(logged_in_as)s"/>&nbsp',
											{logged_in_as: Dsq.FmtStrings.LOGGED_IN_AS(Dsq.jsonData.request.display_username)})
										: ''),

									(!Dsq.jsonData.request.is_remote
										? Dsq.Utils.interpolate('<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="%(logout_from_disqus)s">',
											{logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN, logout_from_disqus: Dsq.FmtStrings.LOGOUT_FROM('DISQUS')})
										: ((Dsq.jsonData.request.remote_domain == 'twitter')
												? Dsq.Utils.interpolate('using Twitter (<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="Logout">Logout</a>)',
												 {logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN})
												: ((Dsq.jsonData.request.remote_domain == 'openid')
													 ? Dsq.Utils.interpolate('using OpenID (<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="Logout">Logout</a>)',
													 {logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN})
													 : ''
													)
											)
									),

									(!Dsq.jsonData.request.is_remote ? Dsq.FmtStrings.LOGOUT_FROM('<span class="logo-disqus">DISQUS</span>') : ''),
									'</a>',
								'</li>',
							'</ul>',
						'</div>',
					'</div>'
		]);
		if (Dsq.jsonData.context.use_fb_connect) {
			result = result.concat([
					'<div id="dsq-fbc-authenticated" class="dsq-authenticated">',
						'<div id="dsq-fbc-profilepic" class="dsq-authenticated-pic" uid="loggedinuser" type="FB.XFBML.ProfilePic" size="square" facebook-logo="true"></div>',
						'<div class="dsq-authenticated-info">',
							'<ul>',
								'<li>',
									'Logged in as <span id="dsq-fbc-name" uid="loggedinuser" type="FB.XFBML.Name" linked="true" useyou="false"></span>',
								'</li>',
								'<li class="logout">using Facebook Connect <a href="#" onclick="javascript:DisqusFbcParentController.logout();return false;">(Logout)</a></li>',
							'</ul>',
						'</div>',
					'</div>'
			]);
		}
		result = result.concat([
				'</div>', // dsq-auth
				'<div id="dsq-toolbar-items">',
				'</div>'
		]);
		result = result.concat([
					//
					//
					//
				((!Dsq.jsonData.forum.allow_anon_post && !Dsq.jsonData.request.is_authenticated) ?
					// Needs to be translated:
					('<p id="dsq-no-anon-msg">Required: Please log into <span class="logo-disqus">Disqus</span> ' +
					(Dsq.jsonData.context.use_fb_connect ? 'or connect with Facebook ' : '') +
					(Dsq.jsonData.context.use_twitter_signin ? 'or sign in with Twitter ' : '') +
					(Dsq.jsonData.context.use_openid ? 'or sign in using OpenID ' : '') +
					Dsq.Utils.interpolate('to comment on <strong>%(forum_name)s</strong>.</p>')) :
					''
				),
				'<div id="dsq-post-add"></div>',
				'<div style="margin:10px 0">',
				((Dsq.jsonData.forum.use_media) ?
						'<a href="#" id="dsq-media-link" onclick="Dsq.Post.showMenu(this, false, \'media\'); return false">' + Dsq.Strings.USE_MEDIA + ' <small>&#9660;</small></a>' :
						''),
				'</div>'
		]);
		return result.join('');
	};


	this.header = function() {

		var html = '\<h3 id="dsq-comments-count" class="dsq-h3-commentcount">\
	 <span id="dsq-num-posts">21</span> Comments\
	 &nbsp;\
	 <span class="dsq-item-feed">\
	 <a href="http://disqus.com/forums/tpreg/how_to_fire_a_real_estate_agent/latest.rss"><img src="http://media.disqus.com/images/embed/bullet-feed.png"></a>\
	 </span>\
	 </h3>\
	 <div id="dsq-options" style="margin:15px 0">\
	 <span class="dsq-item-sort">\
	 Sort by\
	 <select id="dsq-sort-select" onchange="Dsq.Thread.sortBy(this.value);">\
	 <option value="hot" >Popular now</option>\
	 <option value="best" >Best Rating</option>\
	 <option value="newest" >Newest first</option>\
	 <option value="oldest" selected="selected">Oldest first</option>\
	 </select>\
	 &nbsp;\
	 </span>\
	 <span class="dsq-item-cp"><a href="http://disqus.com/forums/tpreg/how_to_fire_a_real_estate_agent/">Community Page</a>&nbsp;&nbsp;&nbsp;</span>\
	 <span class="dsq-item-subscribe">\
	 <img src="http://media.disqus.com/images/embed/email.png" style="width:12px;height:12px;vertical-align:middle">\
	 <span id="dsq-subscribe">\
	 <a href="#" onclick="Dsq.Thread.subscribe(1); return false">Subscribe by email</a>\
	 </span>\
	 </span>\
	 </div>\
	 <div id="dsq-alerts">\
	 </div>\
		';

		
			html = Dsq.Templates.authPost() + html;
		

		
		if (Dsq.jsonData.request.is_moderator) { 
			html = ' \
			<div class="dsq-alert-message dsq-upgrade-message"> \
				<strong>Disqus upgrade available.</strong> Hi ' + Dsq.jsonData.request.display_username + ', this message is being displayed to you because you are a moderator of this site. <a href="#" onclick="Dsq.$(\'dsq-upgrade-message\').style.display=\'block\';this.style.display=\'none\';return false">Click here for details.</a> \
				<div style="display:none; margin-top:10px;" id="dsq-upgrade-message"> \
					A new theme is available with added features. <a href="http://disqus.com/comments/settings/' + Dsq.jsonData.forum.url + '/?p=customize">To change your theme, click here</a> and choose the theme Narcissus. \
					If you do not upgrade, you are missing out on features such as: real-time commenting, new sign-in integrations, and an upgrade interface. \
					<strong>This message will automatically go away in one week.</strong> \
				</div> \
			</div> \
			' + html; 
		}
		return html;
	};

	this.footer = function() {
		var html = Dsq.Templates.pagination();

		

		html += Dsq.Templates.reactions();

		
			html += Dsq.Templates.trackbacks();
		

		return html;
	};

	this.pagination = function() {
		var html = '';
		
		if (Dsq.$('dsq-pagination')) { Dsq.$('dsq-pagination').innerHTML = ''; }
		if (!Dsq.jsonData.thread.paginate) { return ''; }

		//
		// TODO: num_paginator still uses the template tag for pagination, 
		// 		while append_paginator does it all in JavaScript.
		//		This should all be in JavaScript.
		//

		if (Dsq.jsonData.thread.num_pages > 1 && Dsq.jsonData.request.page < Dsq.jsonData.thread.num_pages) {
			html = ' \<a class="dsq-paginate-append-text" href="#" onclick="Dsq.Thread.paginate(Dsq.jsonData.request.page + 1, this); return false">Show more comments...</a>\
	 <button class="dsq-button-small dsq-paginate-append-button" onclick="Dsq.Thread.paginate(Dsq.jsonData.request.page + 1, this);">Load more comments</button>\
			';
		}
		
		if (Dsq.$('dsq-pagination')) {
			Dsq.$('dsq-pagination').innerHTML = html;
			return '';
		} else {
			return '<div id="dsq-pagination" class="dsq-pagination">' + html + '</div>';
		}
	};

	this.trackbacks = function() {
		var html = '';

		if(typeof DsqLocal != 'undefined' && DsqLocal.trackback_url && DsqLocal.trackbacks) {
			var trackbacks = DsqLocal.trackbacks;
			var trackback_url = DsqLocal.trackback_url;
		} else {
			var trackbacks = [
			
			
			];
			var trackback_url = 'http://disqus.com/forums/tpreg/how_to_fire_a_real_estate_agent/trackback/';
		}

		html += '<div class="dsq-item-trackback">Trackback URL&nbsp;&nbsp;<input class="dsq-trackback-url" onclick="this.select()" readonly="true" value="' + trackback_url + '"></div>';

		if(trackbacks.length) {
			html += '<ul id="dsq-references">'
			for(var i = 0; i < trackbacks.length; i++) {
				var trackback = trackbacks[i];
				html += '<li><cite><a href="' + trackback.author_url + '" rel="nofollow">' + trackback.author_name + '</a></cite> \
						<p class="dsq-meta">' + trackback.date + '</p> \
						<p class="dsq-content">' + trackback.excerpt + '</p></li>';
			}
			html += '</ul>';
			html = '<h3 class="dsq-h3-trackbacks">Trackbacks</h3>' + html;
		}

		return html;
	}

	this.showRetweets = function(id, limit, element_id /* Optional */) {
		var source, html = '';

		for (var i = 0, reaction; reaction = Dsq.jsonData.reactions[i]; i++) {
			if (reaction.id === id) {
				source = reaction.retweets;
			}
		}

		if (source) {
			if (limit === 0) {
				limit = source.length;
			}

			for (var j = 0; j < limit; j++) {
				var rt = source[j];
				html += '<a href="' + rt.url + '">' + rt.author_name + '</a>'	+ ((j === (limit - 1)) ? '.' : ', ');
			}
		}

		if (element_id === undefined) {
			return html;
		}

		var element = document.getElementById(element_id);
		element.innerHTML = html;
		return element;
	};

	this.showMoreReactions = function(reactions, has_more, start, limit) {
		var link = document.getElementById('dsq-show-more-reactions');
		var container = link.parentNode;
		container.removeChild(link);

		for (var i = 0, reaction; reaction = reactions[i]; i++) {
			var el = Dsq.Templates.generateReactionHTML(reaction);
			if (el) {
				container.innerHTML += el;
			}
		}

		if (has_more) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = start;
			var l = limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			container.innerHTML += '<li id="dsq-show-more-reactions"><a href="#" onclick="' + handler + '">Show more reactions</a></li>';
		}
	};

	this.generateReactionHTML = function(reaction) {
		if (reaction.body === null || reaction.body == '') {
			return;
		}

		if (reaction.author_name === '') {
			reaction.author_name = '&nbsp;';
		}

		if (reaction.url === '') {
			reaction.url = reaction.get_service_url;
		}

		/* Reaction HTML begins */
		var item = '<li class="dsq-reaction" id="dsq-reaction-' + reaction.id + '">'
			+ '<div class="dsq-reaction-header">'
			+ '<div class="dsq-header-avatar">';

		if (reaction.author_url && reaction.author_url !== '') {
			item += '<a target="_blank" href="' + reaction.author_url +'">';
		} else {
			item += '<a target="_blank" href="#" onclick="return false;">';
		}

		if (reaction.avatar_url && reaction.avatar_url !== '') {
			item += '<img src="' + reaction.avatar_url + '"/>';
		} else {
			item += '<img src="' + Dsq.jsonData.media_url + '/images/noavatar32.png"/>';
		}

		var service_icon = (reaction.get_service_name == 'trackback' || reaction.get_service_name == 'pingback' ? 'rss' : reaction.get_service_name.replace(' ', ''));
		item += '<img class="dsq-service-icon" src="' + Dsq.jsonData.media_url + '/images/reactions/services/' + service_icon + '.png"/>'
			+ '</a></div>'
			+ '<cite><span>' + reaction.author_name + '</span></cite>'
			+ '<span class="dsq-header-meta"><a class="dsq-header-time">' + reaction.date_created + '</a></span>'
			+ '</div><div class="dsq-reaction-body">'
			+ '<div class="dsq-reaction-message">' + reaction.body + '</div>'
			+ '<div class="dsq-reaction-footer">From <a class="dsq-service-name" target="_blank" href="' + reaction.url + '">' + reaction.get_service_name + '</a> '
			+ 'via ' + (reaction.source == 'backtype' ? '<a href="http://backtype.com/">BackType</a>' : '<a href="' + reaction.source_url + '">UberVU</a>')
			+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator ? '&nbsp;&bull;&nbsp;<a class="dsq-hide-reaction" href="#" onclick="Dsq.Reaction.hide(' + reaction.id + '); return false;">Hide</a>' : '') + '</div></div>';

		if(reaction.retweets) {
			var num_retweets = reaction.retweets.length;
			if (num_retweets > 0) {
				item += '<div class="dsq-reaction-retweets">';
				if (num_retweets == 1) {
					item += 'One more retweet from <a href="' + reaction.retweets[0].url + '">'  + reaction.retweets[0].author_name + '</a>';
				} else {
					item += (num_retweets + ' more retweets from ');

					item += '<span id="dsq-reaction-retweets-' + reaction.id + '">';
					var n_tweets = (num_retweets > 15) ? 15 : num_retweets;
					item += Dsq.Templates.showRetweets(reaction.id, n_tweets);

					if (n_tweets != num_retweets) {
						item += '</span> <a onclick="Dsq.Templates.showRetweets(' + reaction.id + ', 0, \'dsq-reaction-retweets-' + reaction.id + '\');'
							+ 'this.parentNode.removeChild(this); return false;" href="#">Show all</a>';
					}
				}
				item += '</div>';
			}
		}

		item += '</li>'; /* Reaction HTML ends */
		return item;
	};

	this.reactions = function() {
		var html, reaction;

		if (Dsq.jsonData.reactions === undefined || Dsq.jsonData.reactions.length === 0) {
			return '';
		}

		html = '';
		for (var i = 0; reaction = Dsq.jsonData.reactions[i]; i++) {
			var item = Dsq.Templates.generateReactionHTML(reaction);
			if (item) {
				html += item;
			}
		}

		if (Dsq.jsonData.has_more_reactions) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = Dsq.jsonData.reactions_start;
			var l = Dsq.jsonData.reactions_limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			html += '<li id="dsq-show-more-reactions"><a href="#" onclick="' + handler + '">Show more reactions</a></li>';
		}

		return '<h3 class="dsq-h3-reactions">Reactions</h3><ul id="dsq-reactions" class="dsq-reactions">' + html + '</ul>';
	};
	
	this.missingPermissions = function() {
		return '';
	};

	//
	// Post
	//

	this.prependPost = function(post_id) {
		var html = '<div id="comment-' + post_id + '"></div>';
		return html;
	};

	this.appendPost = function(post_id) {
		var html = '<div id="dsq-comment-reply-' + post_id + '"></div>';
		return html;
	};

	this.postPrependHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];

		var _includeServices = function() {
			var userServices = Dsq.Post.getUserServices(null, post_id);
			var html = '';
			var hiddenThreshold = 3; // Define # of services to show before stuffing them in hidden div

			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == hiddenThreshold
					? '<li id="dsq-drop-hidden-' + post_id +'" class="dsq-drop-hidden"><ul>'
					: '')
				+ '<li class="dsq-drop-services"> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank"> \
						<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '">'
					+ userServices[i].name
					+ '</a> \
				</li>';
			}

			if(i >= hiddenThreshold) {
				html += '</ul></li> \
				<li id="dsq-drop-more-' + post_id + '" class="dsq-drop-more"><a href="#" onclick="Dsq.Post.dropProfileMore(this, '+ post_id + '); return false"><small>&#9660;</small></a></li> \
				';
			}
			return html;
		};

		return ' \
			<div class="dsq-header-avatar" id="dsq-header-avatar-' + post_id + '" onmouseover="Dsq.Post.dropProfile(' + post_id + ')"> \
				<a id="dsq-avatar-' + post_id + '" class="dsq-avatar" href="' + userData.url + '" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">'
			+ (Dsq.jsonData.forum.show_avatar
				? '<img src="' + Dsq.jsonData.users[_meta.user_key].avatar + '" alt="" />'
				: '')
			+ '</a>'
			+ '</div> \
		';
	};

	this.postAppendHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];

		return ''
			+ (_meta.author_is_moderator
				? '<img class="dsq-mod-star" src="http://media.disqus.com/images/bullet-star.png" title="Moderator" alt="" />'
				: '')
			+ '<span class="dsq-header-meta"> \
				<a id="dsq-time-' + post_id + '" class="dsq-header-time" href="#comment-' + post_id + '" title="Permalink">' + _meta.date + '</a> \
			</span>';
	};

	this.preBody = function(post_id) {
		return '';
	}

	this.postBody = function(post_id) {
		// TODO: Deprecate flagging conditional
		var _meta = Dsq.jsonData.posts[post_id];
		return ''
			+ (_meta.edited
				? '<p class="dsq-editedtxt">(Edited by a moderator)</p>'
				: '')
			;
	};

	this.postFooter = function(post_id) {
		// TODO: Use media should be conditional
		var _meta = Dsq.jsonData.posts[post_id];
		if(_meta.killed) { return ''; }

		return ' \
			<div class="dsq-comment-footer" id="dsq-comment-footer-' + post_id + '"> \
				<div id="dsq-points-' + post_id + '" class="dsq-likedtxt">'
				+ (_meta.points
					? _meta.points + Dsq.Utils.pluralize(_meta.points, ' person', ' people') + ' liked this comment.'
					: '')
				+ '</div>'
				+ '<ul class="dsq-comment-options dsq-list-style">'
				+ (_meta.votable
					? '<li class="dsq-list-first dsq-rate" id="dsq-rate-cont-' + post_id + '">'
					+ (!_meta.up_voted
						? '<a href="#" onclick="Dsq.Post.rate(this, ' + post_id + ', 1); return false;">Like</a>'
						: 'You liked this.') + '</li>'
					: '')
				+ '<li class="dsq-report' + (!_meta.votable ? ' dsq-list-first' : '') + '" id="dsq-post-report-' + post_id + '"><a href="#" class="dsq-post-report" onclick="Dsq.Post.report(' + post_id + ', false); return false;">Report</a></li> \
				</ul> \
				<ul class="dsq-list-style">'
				+ (_meta.can_reply
					? '<li class="dsq-list-first"><a href="#" id="dsq-reply-link-' + post_id +'" onclick="Dsq.Post.toggleReply(this, ' + post_id +'); return false;">Reply</a></li>'
					: '')
				+ (_meta.can_reply && !_meta.has_replies && _meta.from_request_user
					? '<li id="dsq-edit-el-' + post_id + '"><a id="dsq-edit-link-' + post_id + '" href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); return false;">Edit</a></li>'
					: '')
				+ '<li class="' + (!_meta.can_reply ? 'dsq-list-first' : '') + '" id="dsq-more-el-' + post_id + '"><a id="dsq-more-link-' + post_id + '" href="#" onclick="Dsq.Post.showMenu(this, ' + post_id + ', \'more\'); return false">More <small>&#9660;</small></a></li>'
				+ (Dsq.jsonData.forum.use_media
					? '<li id="dsq-media-el-' + post_id +'" style="display:none"><a id="dsq-media-link-' + post_id + '" href="#" onclick="Dsq.Post.showMenu(this, ' + post_id + ', \'media\'); return false">Use Media <small>&#9660;</small></a></li>'
					: '')
				+ '</ul>'
				+ '<div id="dsq-reply-bar-' + post_id + '" class="dsq-reply-bar" style="display:none"> \
						<div id="dsq-reply-bar-items-' + post_id + '" class="dsq-reply-bar-items"> \
						</div> \
						<div id="dsq-reply-bar-auth-' + post_id + '" class="dsq-reply-bar-auth"> \
							 \
								 \
								 	<a href="#" class="dsq-help dsq-reply-req-opt" title="You are commenting as a Guest. You may choose to log into an existing DISQUS Profile, your Facebook, Twitter or OpenID account to comment on The Phoenix Real Estate Guy" onclick="Dsq.Popup.helpBadges(); return false">Optional:</a> \
								 \
								<img class="dsq-login-icon" src="http://media.disqus.com/images/dsq-favicon-16x16.png" alt="" /> \
								<a id="dsq-reply-login-' + post_id + '" href="http://disqus.com/profile/login/?next=article:25011093" onclick="Dsq.Popup.login(); return false">Login</a> \
								 \
									&nbsp;or&nbsp; \
									<img class="fb_login_image" src="http://static.ak.fbcdn.net/images/fbconnect/login-buttons/connect_light_small_short.gif" alt="Facebook Connect"/> \
									<a href="#" onclick="FB.Connect.requireSession(DisqusFbcParentController.onLogin); return false;">Connect</a> \
								 \
								&nbsp;or&nbsp; \
									<img src="http://media.disqus.com/images/twitter-signin-icon.png" alt="" /> \
									<a href="#" onclick="Dsq.Twitter.startTwitterConnect(); return false">Sign-in</a> \
								 \
								&nbsp;or&nbsp; \
									 <img src="http://media.disqus.com/images/openid-login-icon.png" alt="" /> \
									 <a href="#" onclick="Dsq.OpenID.requestURL(); return false">OpenID</a> \
								 \
							 \
						</div> \
					</div> \
					<div id="dsq-reply-' + post_id + '"></div> \
			</div> \
		';
	};

	//
	// Iframes
	//

	this._makeAttributes = function(attributes) {
		// Makes a tag attributes string out of an object.
		// Caller is responsible for making sure nothing needs to be escaped.
		var result = [];
		for (key in attributes) {
			result.push(' ' + key + '="' + attributes[key] + '"');
		}
		result = result.join('');
		return result;
	};

	this._frameGeneric = function(base_url, params, attributes) {
		if(typeof(disqus_callback_params) == 'undefined') {
			disqus_callback_params = '';
		}

		var default_params = {
			// TODO: These should be moved to Dsq.jsonData.
			'f'				: 'tpreg',
			't'				: 'how_to_fire_a_real_estate_agent',
			// Do we need encodeURIComponent here?
			'ifrs'			: encodeURIComponent(disqus_iframe_css),
			'to_redirect'	: encodeURIComponent(window.location),
			'cbp'			: disqus_callback_params,
			'ff'			: Dsq.Thread.ff,
			'fc'			: Dsq.Thread.fc,
			'ac'			: Dsq.Thread.ac,
			'default_text'	: disqus_default_text
		};

		base_url += '?' + (new Date()).getTime();
		// Add params to default_params.
		if(params) {
			for(var key in params) {
				if(params.hasOwnProperty(key)) {
					default_params[key] = encodeURIComponent(params[key]);
				}
			}
		}
		// Build querystring.
		for(var key in default_params) {
			if(default_params[key] && default_params.hasOwnProperty(key)) {
				base_url += '&' + key + '=' + default_params[key];
			}
		}

		return [
			'<iframe marginwidth="0" marginheight="0" hspace="0" vspace="0" frameborder="0"',
			(' allowtransparency="true" src="' + base_url + '"'),
			this._makeAttributes(attributes),
			'</iframe>'].join('');
	};

	this.frameLogin = function(opt_attributes) {
		var params = {};
		var base_url = 'http://disqus.com/embed/login.html';
		var attributes = opt_attributes || {};
		attributes['class'] = 'dsq-post-login';

		if(typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}
		return this._frameGeneric(base_url, params, attributes);
	};

	this.frameReply = function(post_id, extra_params, attributes) {
		// Returns the HTML for a reply iframe. Called by Dsq.Iframes.setReplyIframeToContainer
		var _meta = (typeof post_id != 'undefined') ? Dsq.jsonData.posts[post_id] : false;
		var base_url = Dsq.Urls.REPLY;
		var params = {
			'def_email'		: disqus_def_email,
			'def_name'		: disqus_def_name
		};
		if(extra_params) {
			for(var key in extra_params) {
				if(extra_params.hasOwnProperty(key)) {
					params[key] = extra_params[key];
				}
			}
		}
		if(_meta) {
			params['parent_post'] = post_id;
		}
		if(typeof disqus_per_page != 'undefined') {
			params['per_page'] = disqus_per_page;
		}
		if(typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}
		if(Dsq.jsonData.request.is_authenticated) {
			attributes['class'] += '-authenticated';
		}
		return this._frameGeneric(base_url, params, attributes);
	};

	this.frameEdit = function(post_id) {
		var _meta = (typeof post_id != 'undefined') ? Dsq.jsonData.posts[post_id] : false;
		var base_url = 'http://disqus.com/embed/edit.html';
		var params = {
			'p' : post_id
		};
		return this._frameGeneric(base_url, params, {'class': 'dsq-post-edit', 'name': 'dsq-edit_' + post_id + '-frame'});
	};

	//
	// Menus
	//

	this.menuMore = function(post_id) {
		// TODO: "Remove post" button should hide menu.
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		return ' \
			<li><a href="#comment-' + post_id + '" onclick="Dsq.Popup.permalink(' + post_id + ')">Link</a></li> \
			<li><a href="#" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">Profile</a></li>'
	+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator
		? '	<li class="dsq-menu-sep"></li>' + (_meta.email ? '<li class="dsq-admin-email">' + _meta.email + '</li>' : '')
		+ '	<li class="dsq-admin-ip">' + _meta.ip + '</li> \
			<li class="dsq-menu-sep"></li>'
		+ (Dsq.jsonData.request.moderator_can_edit
			? ' <li class="dsq-admin-edit"><a href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); return false;">Edit Comment</a></li>'
			: '')
		+ ' <li class="dsq-remove"><a href="#" onclick="Dsq.Post.removePost(' + post_id + ', 1); return false;">Remove Comment</a></li> \
			<li class="dsq-report-spam"><a href="#" onclick="Dsq.Post.reportSpam(' + post_id + '); return false;">Mark Spam</a></li> \
			<li class="dsq-block-user"><a href="#" onclick="Dsq.Popup.blacklist(' + post_id + '); return false">Block User</a></li>'
		: '');
	};

	this.menuMedia = function(post_id) {
		return ' \
			<li><a href="#" onclick="Dsq.Post.toggleMediaReply(this, ' + post_id + ', \'seesmic\'); return false;">Record video</a></li> \
		';
	};

	this.dropProfile = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];

		var _includeServices = function() {
			var userServices = Dsq.Post.getUserServices(null, post_id);
			var html = '';
			var hiddenThreshold = 3; // Define # of services to show before stuffing them in hidden div

			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == hiddenThreshold
					? '<li id="dsq-drop-hidden-' + post_id +'" class="dsq-drop-hidden"><ul>'
					: '')
				+ '<li class="dsq-drop-services"> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank"> \
						<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '">'
					+ userServices[i].name
					+ '</a> \
				</li>';
			}

			if(i >= hiddenThreshold) {
				html += '</ul></li> \
				<li id="dsq-drop-more-' + post_id + '" class="dsq-drop-more"><a href="#" onclick="Dsq.Post.dropProfileMore(this, '+ post_id + '); return false"><small>&#9660;</small></a></li> \
				';
			}
			return html;
		};


		var menu = '<li class="dsq-drop-showlnk"><a href="#" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">Expand &#8663;</a></li>';
		var pointsMessage = '';
		if (userData['registered']) {
			pointsMessage = 'with ' + userData['points'] + ' points (more points are better).';
		}

		if (userData['is_remote']) {
			var domain = userData['remote_domain_name'];
			menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' is a ' + domain + ' user ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
			menu += '<span class="dsq-badge-' + domain.toLowerCase() + '">' + domain + '</span></li>';
		} else if (userData['registered']) {
			if (userData['verified']) {
				menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has a verified commenter profile ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
				menu += '<span class="dsq-badge-verified">Verified</span></li>';
			} else {
				menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has a registered, but unverified, commenter profile ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
				menu += '<span class="dsq-badge-registered">Registered</span></li>';
			}
		} else {
			menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has not claimed this commenter profile." onclick="Dsq.Popup.helpBadges()"><span class="dsq-badge-guest">Guest</span></li>';
		}

		menu += _includeServices();
		return menu;
	};

	//
	// Popups
	//

	this._popupGeneric = function(content) {
		return ' \
		<div class="dsq-popup-content"> \
			<div class="dsq-popup-top"></div> \
			<div class="dsq-popup-body" class="clearfix"> \
				<div class="dsq-popup-body-padding"> \
					<div class="dsq-popup-header"> \
						<a class="dsq-close-link" href="#" onclick="Dsq.Popup._closePopup(null, true); return false"><img src="http://media.disqus.com/images/modal-close.png" alt="" /></a>'
						+ content['header']
					+ '</div>'
					+ content['body']
					+ '<div class="powered-by"><a href="http://disqus.com/comments/">Powered by <img src="http://media.disqus.com/images/embed/disqus-logo.png" alt="Disqus Comments" style="margin-bottom:-5px" /></a></div> \
				</div> <!-- padding --> \
			</div> <!-- body --> \
			<div class="dsq-popup-bottom"></div> \
		</div> \
		';
	};

	this.popupProfile = function(user_key) {
		var userServices = Dsq.Post.getUserServices(user_key, null);
		var userData = Dsq.jsonData['users'][user_key];
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		var _includeServices = function() {
			var html = '';
			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == 0
					? '<h4>Connections</h4><ul>'
					: '')
				+ '<li> \
					<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '" title="' + userServices[i].name.toLowerCase() + '" /> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank">'
					+ userServices[i].name
					+ '</a> \
				</li>'
				+ (i+1 == userServices.length ? '</ul>' : '');
			}
			return html;
		};

		headerHtml = ' \
			<table> \
				<tr> \
					<td> \
						<a class="dsq-profile-userurl" href="' + userData.url + '"><img class="dsq-popup-profile-avatar" src="' + userData['avatar'] + '" alt="" /></a> \
					</td> \
					<td> \
						<div class="dsq-popup-profile-user"> \
							<h3>' + userData['display_name'] + '</h3> \
							<div class="dsq-popup-profile-user-stats" id="dsq-popup-profile-user-stats-' + user_key + '">Loading...</div> \
						</div> \
					</td> \
				</tr> \
			</table> \
		';

		bodyHtml = ' \
			<div class="dsq-popup-profile-state"> \
				This is a&nbsp;<span class="'
					+ (userData['registered']
						? (userData['verified']
							? ' dsq-badge-verified'
							: (userData['is_remote']
								? ' dsq-badge-' + userData['remote_domain_name'].toLowerCase()
								: ' dsq-badge-registered')
							)
							: ' dsq-badge-guest') + '">'
			+ (userData['registered']
				? (userData['verified']
					? 'Verified'
					: (userData['is_remote']
						 ? userData['remote_domain_name']
						 : 'Registered')
					)
				: 'Guest')
			+ '</span>&nbsp;commenter profile.'
			+ '&nbsp;<a class="dsq-profile-userurl" href="' + userData.url + '"><strong>View more comments </strong></a>'
			+ (!userData['points']
				? '<p class="dsq-popup-notice">If this is you, <a href="http://disqus.com/profile" target="_blank">claim it now</a> to manage your comments.</p>'
				: '')
			+ ((userData['registered'] && !userData['verified'] && (Dsq.jsonData.request.username && (Dsq.jsonData.request.username == userData['username'])) && !userData['is_remote'])
				? '<p class="dsq-popup-notice"><strong>Alert</strong>: You have not verified this account. <a href="http://disqus.com/verify">Verify it now.</a></p>'
				: '')
			+ '</div> \
			<div id="dsq-profile-status-' + user_key + '" class="dsq-popup-profile-status" style="display:none"></div> \
			<div class="dsq-popup-profile-snapshot"> \
				<table> \
					<tr> \
						<td> \
							<div id="dsq-popup-profile-active-sites-wrapper-' + user_key + '"> \
								<h4>Most active sites</h4> \
								<ul id="dsq-popup-profile-active-sites-' + user_key + '"> \
									<li>Loading...</li> \
								</ul> \
							</div> \
						</td> \
						<td>'
							+ _includeServices()
							+ '<div id="dsq-popup-profile-moderated-wrapper-' + user_key + '"> \
								<h4>Moderator of</h4> \
								<ul id="dsq-popup-profile-moderated-' + user_key + '"> \
									<li>Loading...</li> \
								</ul> \
							</div> \
						</td> \
					</tr> \
				</table> \
			</div> \
			';

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.popupReblog = function() {
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		headerHtml = ' \
			<cite><span>Reblog this comment</span></cite> \
		';

		bodyHtml = ' \
			<div id="dsq-reblog-form" class="dsq-reblog-form"> \
			</div> \
		';

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.popupModal = function(title, message) {
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		headerHtml = ' \
			<h3>' + title + '</h3> \
		';

		bodyHtml = message;

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.alertContent = function(name, post_id) {
		var alert = {
			'post_not_approved': {
				'title': 'Comment awaiting approval by a moderator',
				'message': 'Thanks for posting. Your comment must be approved by a moderator before appearing here.'
			},
			'post_has_profile': {
				'title': 'Use your existing commenter profile',
				'message': 'You have just posted your commment as a <span class="dsq-badge dsq-badge-guest">Guest</span>, but you may already have a <span class="dsq-badge dsq-badge-registered">Registered</span> commenter profile.<br /><br /><a href="http://disqus.com/claim">Log in and claim this comment!</a>'
			}
		};
		return alert[name] || false;
	};

	//
	// Actions
	//

	this.voted = function(post_id, points, vote) {
		// Update number of points
		Dsq.$('dsq-points-' + post_id).innerHTML = points + Dsq.Utils.pluralize(points, ' person', ' people') + ' liked this comment.';

		// Update link text
		if(vote) {
			Dsq.$('dsq-rate-cont-' + post_id).innerHTML = 'You liked this.';
		}
	};

	this.subscribed = function(status) {
		var title, message;

		if(status) {
			title = 'Subscribed!';
			message = 'You have subscribed to this comment thread. New comments will be sent directly to your email inbox, where you may read and respond by email.';
			Dsq.$('dsq-subscribe').innerHTML = ' \
				<a href="#" onclick="Dsq.Thread.subscribe(0); return false">Unsubscribe</a> \
			';
		} else {
			title = 'Unsubscribed';
			message = 'You have unsubscribed to this comment thread. New comments will no longer be sent to your email inbox.';
			Dsq.$('dsq-subscribe').innerHTML = ' \
				<a href="#" onclick="Dsq.Thread.subscribe(1); return false">Subscribe by email</a> \
			';
		}

		Dsq.Popup.popModal(message, title);

	};
	
	this.highlighted = function() {
		Dsq.Popup.popModal('This comment has been highlighted.', 'Highlighted comment');
	};

	//
	// Media
	//

	this.mediaSeesmic = function(id, thumb) {
		return ' \
			<div id="dsq-seesmic-' + id + '_preview" class="dsq-seesmic-preview"><a href="http://www.seesmic.com/video/' + id + '" target="_blank" class="see_link">&nbsp;</a> \
				<div style="display:block;width:160px; height:120px; border:none; background-image:url(http://t.seesmic.com/thumbnail/' + thumb + ')"> \
					<div id="dsq-seesmic-' + id + '_hide" class="seePlayOverlay" style="display:none;"><img onclick="see_play_video(\'' + id + '\',false)" src="http://media.disqus.com/images/seesmic/stopOverlay.png" width="50" height="50" style="cursor:pointer; cursor:hand; padding-top: 30px; padding-left: 50px" alt="" /></div> \
					<div id="dsq-seesmic-' + id + '_show" class="seePlayOverlay"><img onclick="see_play_video(\'' + id + '\',true)" src="http://media.disqus.com/images/seesmic/playOverlay.png" width="50" height="50" style="cursor:pointer; cursor:hand; border:none; padding-top: 30px; padding-left: 50px" alt="" /></div> \
				</div> \
			</div> \
			<div id="' + id + '_content" style="display:block; width:100%; padding-top:5px"></div> \
		';
	};

	//
	// Callbacks
	//

	this.postComment_onSuccess = function(parent_post_id) {
		// Increment post count
		var num_posts = Dsq.$('dsq-num-posts');
		var total_posts = Dsq.$('dsq-total-posts');
		
		if (num_posts) { 
			num_posts.innerHTML = parseInt(num_posts.innerHTML) + 1;
		}
		if (total_posts) { 
			total_posts.innerHTML = parseInt(total_posts.innerHTML) + 1;
		}
	};
};
// Dsq.Templates


/**
 * Dsq.Post
 */
Dsq.Post = new function() {
	this.openedMenu = {};
	this.menuEventListener = null;
	this.stateReplyToggled = {};
	this.stateEditToggled = {};
	this.stateRecordLink = {};

	/**
	 * Inserts a new post into the document.
	 *
	 * @param after_id {Number}	Insert a post before specified id.  If after_id
	 *							evaluates to false, then post in the front.  If
	 *							after_id is -1, post at the end.
	 */
	this.insert = function(after_id, id, message, author) {
		// Skeleton template from thread_posts.html.
		var skeleton = ' \
			<li id="dsq-comment-%(id)s"> \
				<div id="dsq-comment-header-%(id)s" class="dsq-comment-header"> \
					<cite id="dsq-cite-%(id)s" class="dsq-comment-cite"> \
						<a id="dsq-author-user-%(id)s" href="%(author_url)s" target="_blank" rel="nofollow">%(author_name)s</a> \
					</cite> \
				</div> \
				<div id="dsq-comment-body-%(id)s" class="dsq-comment-body"> \
					<div id="dsq-comment-message-%(id)s" class="dsq-comment-message">%(message)s</div> \
				</div> \
			</li> \
		';
		var _meta = Dsq.jsonData.posts[id];
		var _user_meta = Dsq.jsonData.users[_meta.user_key];
		var markup = Dsq.Utils.interpolate(skeleton, {
			id: id,
			message: message,
			author_url: _user_meta.blog,
			author_name: _user_meta.display_name
		});
		var div = document.createElement('div');
		markup = markup.replace(Dsq.COMMENTS_RE, Dsq.CommentsHandler);
		div.innerHTML = markup;

		if (after_id === -1) {
			Dsq.$('dsq-comments').appendChild(div);
		} else if (!after_id) {
			Dsq.$('dsq-comments').insertBefore(div, Dsq.$('dsq-comments').firstChild);
		} else if (Dsq.$('dsq-comment-' + after_id)) {
			// Get next node after "after_id", so we can insert before it.
			// If "after_id" is the last comment, the target node is the
			// last node.
			
			// var append_post_id = Dsq.Templates.appendPost(after_id).replace('<div id="','').replace('"></div>', '');
			var append_post_id = 'dsq-append-post-' + after_id;
			var node = Dsq.$(append_post_id);
			while (node = node.nextSibling) {
				if (!node || node.nodeType == 1) { // 1 == Node.ELEMENT_NODE
					break;
				}
			}
			if (!node) {
				node = Dsq.$(append_post_id);
			}
			node.parentNode.insertBefore(div, node);
		}
	};

	this.incrementPostCount = function() {
		
		var num_posts = Dsq.$('dsq-num-posts');
		var total_posts = Dsq.$('dsq-total-posts');

		if (num_posts) {
			num_posts.innerHTML = parseInt(num_posts.innerHTML, 10) + 1;
		}
		if (total_posts) {
			total_posts.innerHTML = parseInt(total_posts.innerHTML, 10) + 1;
		}
	}
	
	this.outlineComment = function(post_id) {
		Dsq.$('dsq-comment-' + post_id).className += ' dsq-comment-outline';
		setTimeout("(function () { Dsq.Post.clearOutlineComment(" + post_id + ") })()", 3000);
	};
	
	this.clearOutlineComment = function(post_id) {
		Dsq.$('dsq-comment-' + post_id).className = Dsq.$('dsq-comment-' + post_id).className.replace('dsq-comment-outline', '');
	};

	this.showMenu = function(el, id, name) {
		var anchorPos = Dsq.Utils.findPos(el);
		var menu = document.createElement('ul');

		if(this.openedMenu) {
			if(this.openedMenu.linkClicked) {
				this.openedMenu.linkClicked = false;
				return;
			}
		}

		switch(name) {
			case 'more':
				menu.innerHTML = Dsq.Templates.menuMore(id);
				break;
			case 'media':
				menu.innerHTML = Dsq.Templates.menuMedia(id);
				break;
			default:
				break;
		}

		// Add menu to document body
		menu.id = 'dsq-menu-' + id;
		menu.className = 'dsq-menu';
		Dsq.$b.appendChild(menu);

		// Position and show
		anchorPos[1] += 15;
		menu.style.left = anchorPos[0] + 'px';
		menu.style.top = anchorPos[1] + 'px';
		menu.style.display = 'block';

		// Set global reference
		this.openedMenu = {
			'el' : menu,
			'id' : id,
			'name' : name,
			'linkClicked' : false
		};

		// Set listener
		this.menuEventListener = Dsq.Utils.addEventListener(document, 'mouseup', this._hideMenu);
	};

	this._hideMenu = function(e) {
		var el = e.target || e.srcElement;
		var openedMenu = Dsq.Post.openedMenu.el;
		var id = Dsq.Post.openedMenu.id;

		if(!id) {
			var link = 'dsq-' + Dsq.Post.openedMenu.name + '-link';
		} else {
			var link = 'dsq-' + Dsq.Post.openedMenu.name + '-link-' + id;
		}

		if(!openedMenu) {
			return;
		}

		if(!Dsq.Popup.isClicked(e, openedMenu.id)) {
			openedMenu.style.display = 'none';
			Dsq.Utils.removeEventListener(Dsq.Post.menuEventListener);
			Dsq.Utils.deleteNode(openedMenu);

		} else {
			// Hide the menu if a link was clicked inside the menu.  We can't
			// completely remove the menu until the onclick event on the link
			// fires, but the menuEventListener will prevent multiple menus
			// from polluting the DOM.
			if(el && typeof el.href != 'undefined') {
				openedMenu.style.display = 'none';
				Dsq.Post.openedMenu.el = null;
			}
		}

		if(Dsq.Popup.isClicked(e, link)) {
 			Dsq.Post.openedMenu.linkClicked = true;
		}
	};


	this.getUserServices = function(user_key, id) {
		if(!user_key && id) {
			var _meta = Dsq.jsonData.posts[id];
			user_key = _meta.user_key;
		}
		var userData = Dsq.jsonData['users'][user_key];
		var userServices = [];

		// Keep a full list of supported services. This is the order they will display in the drop-profile.
		// Each service must have a corresponding case in _buildServiceUrl()
		var supportedServices = ['blog', 'twitter', 'facebook', 'tumblr'];

		function _buildServiceUrl(serviceName) {
			var data = userData[serviceName];
			var services = {
				blog:		function(d) { return d; },
				twitter:	function(d) { return d; },
				facebook:	function(d) { return d; },
				tumblr:		function(d) { return 'http://' + d + '.tumblr.com'; }
			};
			return services[serviceName](data);
		}

		for(var i = 0; i < supportedServices.length; i++) {
			if(userData[supportedServices[i]]) {
				var serviceUrl = _buildServiceUrl(supportedServices[i]);
				userServices.push({'name' : supportedServices[i], 'url' : serviceUrl});
			}
		}
		return userServices;
	}

	this.dropProfile = function(id) {
		var dp = Dsq.$('dsq-drop-profile-' + id);

		// IE6 needs JS to display/hide. All other browsers use CSS.
		if(dp) {
			if(Dsq.Utils.ie6) dp.style.display = (dp.style.display == 'inline') ? 'none' : 'inline';
			return false;
		} else {
			dp = document.createElement('ul');
		}

		dp.id = 'dsq-drop-profile-' + id;
		dp.className = 'dsq-drop-profile';

		if(Dsq.Utils.ie6) { dp.style.display = 'inline'; }

		var container = Dsq.$('dsq-header-avatar-' + id);
		dp.innerHTML = Dsq.Templates.dropProfile(id);
		container.appendChild(dp);
	};

	this.dropProfileMore = function(el, id) {
		var hiddenItems = Dsq.$('dsq-drop-hidden-' + id);

		hiddenItems.style.display = 'inline';
		el.parentNode.style.display = 'none';
	};

	this._updateReplyLinks = function(el, id) {
		// Update "reply / cancel" links based on state.
		var displayDict = {};

		if(id) {
			if(this.stateReplyToggled[id]) {
				el.innerHTML = 'Cancel';
				displayDict['media'] = 'inline';
				displayDict['edit'] = 'none';
			} else {
				el.innerHTML = 'Reply';
				displayDict['media'] = 'none';
				displayDict['edit'] = 'inline';
			}
		}

		for(var key in displayDict) {
			if(displayDict.hasOwnProperty(key)) {
				var	linkEl = Dsq.$('dsq-' + key + '-el-' + id),
					spacer = Dsq.$('dsq-' + key + '-spacer-' + id);

				if(linkEl) {
					linkEl.style.display = displayDict[key];
					if(spacer) spacer.style.display = displayDict[key];
				}
			}
		}
	};

	this._updateMediaLinks = function(el, id) {
		// Update "use media / cancel" links based on state.
		var appendId = (id) ? ('-' + id) : '';
		var link = Dsq.$('dsq-media-link' + appendId);

		if(this.stateRecordLink[id]) {
			link.innerHTML = 'Cancel Media';
			link.onclick = function() { Dsq.Post.toggleMediaReply(link, id); return false; };
		} else {
			link.innerHTML = 'Use Media <small>&#9660;</small>';
			link.onclick = function() { Dsq.Post.showMenu(link, id, 'media'); return false; };
		}
	};

	this.toggleReply = function(el, id) {
		// Create reply IFrame
		if (window.disqus_use_postmessage) {
			if (!this.stateReplyToggled[id]) {
				Dsq.$('dsq-reply-' + id).style.display = 'block';
				Dsq.$('dsq-reply-bar-' + id).style.display = 'block';
				// Create IFrame if it doesn't exist.
				if (!Dsq.frames['reply_' + id]) {
					var _meta = Dsq.jsonData.posts[id];
					Dsq.frames['reply_' + id] = new Dsq.ReplyFrame(Dsq.$('dsq-reply-frame-' + id), id);
					Dsq.frames['reply_' + id].init();
					Dsq.frames['reply_' + id].setState(id, _meta.depth);
				}
			} else {
				Dsq.$('dsq-reply-' + id).style.display = 'none';
				Dsq.$('dsq-reply-bar-' + id).style.display = 'none';
			}
		} else {
			// DEPRECATED
			if(!this.stateReplyToggled[id]) {
				// Reply toolbar
				Dsq.$('dsq-reply-bar-' + id).style.display = 'block';
				Dsq.Iframes.showReplyIframeInContainerIfAllowed(Dsq.$('dsq-reply-' + id), id);
			} else {
				Dsq.$('dsq-reply-bar-' + id).style.display = 'none';
				Dsq.Iframes.hideAllInContainer(Dsq.$('dsq-reply-' + id));
				if(this.stateRecordLink[id]) {
					// HACK: Cancel media before canceling self.
					this.toggleMediaReply(Dsq.$('dsq-media-link-' + id), id);
				}
			}
		}

		this.stateReplyToggled[id] = !this.stateReplyToggled[id];
		this._updateReplyLinks(el, id);

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE('dsq-reply-' + id); }

		Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_TOGGLED, {
			postId: id,
			opened: this.stateReplyToggled[id]
		});
	};

	this.toggleMediaReply = function(el, id, xtype) {
		id = id || 0;
		if(id) {
			var container = Dsq.$('dsq-reply-' + id);
		} else {
			var container = Dsq.$('dsq-post-add');
		}

		if(!this.stateRecordLink[id]) {
			Dsq.Iframes.showReplyIframeInContainer(container, id, {xtype:xtype}, 'dsq-post-video');
		} else {
			Dsq.Iframes.showReplyIframeInContainer(container, id);
		}
		this.stateRecordLink[id] = !this.stateRecordLink[id];
		this._updateMediaLinks(el, id);

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
	};

	this.edit = function(el, id) {
		Dsq.$('dsq-comment-message-' + id).innerHTML = Dsq.Templates.frameEdit(id);
		el.parentNode.style.display = 'none';
		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE('dsq-comment-message-' + id); }
	};

    this.rate = function(el, id, vote) {
		if(Dsq.jsonData.request.is_authenticated || Dsq.jsonData.forum.allow_anon_votes) {
			if(vote == 1) {
                Dsq.$('dsq-rate-cont-' + id).innerHTML = '<img src="http://media.disqus.com/images/loading-small.gif">';
            }

            Dsq.Utils.execScript('http://disqus.com/forums/tpreg/vote.js'
                + '?post_id='    + id
                + '&vote='        + vote);

		} else {
			Dsq.Popup.login(Dsq.Strings.TO_RATE_PLEASE_LOG_IN);
		}
    };

	this.report = function(id, confirmed) {
		if(confirmed) {
			Dsq.Utils.postToUrl('http://disqus.com/forums/tpreg/how_to_fire_a_real_estate_agent/post_report/', {'post_id': id});
			Dsq.Popup.popModal('Thank you. This comment has been flagged for moderator attention.', 'Successfully flagged');
			Dsq.Utils.deleteNode(Dsq.$('dsq-post-report-' + id));
		} else {
			var title = Dsq.Strings.FLAG_INAPPROPRIATE_COMMENT;
			var message = Dsq.Strings.ARE_YOU_SURE_YOU_WOULD_LIKE_TO_REPORT_THIS_COMMENT_TO_A_MODERATOR + '? \
			<br /><br /> \
			<button onclick="Dsq.Popup._closePopup(null, true)"><strong>' + Dsq.Strings.NO + '</strong>, ' + Dsq.Strings.NEVER_MIND + '</button>&nbsp;&nbsp;&nbsp;<button onclick="Dsq.Post.report(' + id + ', true);"><strong>' + Dsq.Strings.YES + '</strong>, ' + Dsq.Strings.FLAG_INAPPROPRIATE_COMMENT + '</button><br /><br />'
			+ Dsq.Strings.THIS_WILL_FLAG_COMMENTS_FOR_MODERATORS_TO_TAKE_ACTION + '. \
			';

			Dsq.Popup.popModal(message, title, id);
		}
	};



	this.showAlert = function(id, msg) {
		var msgEl = Dsq.$('dsq-comment-message-' + id);
		var alert = '<div class="dsq-comment-alert">' + msg + '</div>';

		msgEl.innerHTML = alert + msgEl.innerHTML;
	};

};
// Dsq.Post


/**
 * Dsq.Thread
 */
Dsq.Thread = new function() {
	this.fc = null;
	this.ff = null;
	this.ac = null;

	
	this.adminIsOn = false;

	
	
	

	this.hlComment = null;
	this.hlCommentClass = null;

	this.getNextComment = function(el) {
		var start_id = el.id;
		while(el = el.nextSibling) {
			if(el.id && el.id.indexOf('dsq-comment-') != -1 && el.id != start_id) {
				return el;
			}
		}
		return null;
	};

	this.getActiveCommentId = function() {
		if (document.URL.indexOf('#comment-') >= 0) {
			var anchor = document.URL.slice(document.URL.indexOf('#') + 1);
			return anchor.replace('comment-', '');
		}
		return null;
	};

	this.highlightAnchor = function() {
		var i = this.getActiveCommentId();
		if (i == null) return false;
		var id = 'dsq-comment-' + i;
		var hash = window.location.hash;

		// Toggle the hash incase the comment isn't available when the page loads
		// for WebKit-based browsers.
		if (Dsq.Utils.webkit) {
			window.location.hash = '';
			window.location.hash = hash;
		}

		this.hlComment = Dsq.$(id);
		// Adding this conditional guard pending #289
		if (!this.hlComment) {
			return;
		}
		this.hlCommentClass = this.hlComment.className;
		this.hlComment.className += ' dsq-hl-anchor';

		setTimeout("Dsq.Thread.highlightClear()", 3000);
	};

	this.highlightClear = function() {
		if (!this.hlComment) {
			return;
		}
		this.hlComment.className = this.hlCommentClass;
	};

	this.login = function(toggle) {
		// toggle id is #dsq-reply-login-[id]
		var postId;
		if(toggle.id.indexOf('dsq-reply-login') != -1) {
			postId = toggle.id.slice(16);
			var container = Dsq.$('dsq-reply-' + postId);
		} else {
			var container = Dsq.$('dsq-post-add');
		}

		if(toggle) {
			if(toggle.className == 'dsq-login-active') {
				Dsq.Iframes.showReplyIframeInContainerIfAllowed(container, postId);
				toggle.className = '';
			} else {
				Dsq.Iframes.showLoginIframeInContainer(container, postId);
				toggle.className = 'dsq-login-active';
			}
		} else {
			Dsq.Iframes.showLoginIframeInContainer(container, postId);
		}

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
	};


	this.paginate = function(page, el_clicked, per_page) {
		// Use extra_params to pass any override parameters that we need to persist.
		var extra_params = '';

		// "Per page" can either be overriden by providing it as an argument
		// (per-call) or setting the disqus_per_page override variable (global).
		if(typeof per_page == 'undefined') {
			per_page = null;
		}
		if(typeof disqus_per_page != 'undefined' && per_page === null) {
			per_page = disqus_per_page;
		}

		if(typeof disqus_sort != 'undefined') {
			extra_params += '&sort=' + disqus_sort;
		}
		if(per_page !== null) {
			extra_params += '&per_page=' + per_page;
		}

		Dsq.$('dsq-pagination').innerHTML += '<img src="http://media.disqus.com/images/loading-small.gif">';
		
		if(el_clicked) {
			el_clicked.style.display = 'none';
		}
		
		Dsq.Utils.execScript('http://disqus.com/forums/tpreg/thread.js'
			+ '?slug='	+ 'how_to_fire_a_real_estate_agent'
			+ '&p='		+ page
			+ extra_params);
	};

	this.sortBy = function(sort) {
		var disqus_script = document.createElement('script');
		var disqus_date = new Date();

		if (location.hash != '') {
			location.hash = '#disqus_thread';
		}

		if(typeof(disqus_url) == 'undefined') {
			disqus_url = disqus_href;
		}
		disqus_script.type = 'text/javascript';
		disqus_script.src = 'http://disqus.com/forums/tpreg/thread.js'
			+ '?slug='	+ 'how_to_fire_a_real_estate_agent'
			+ '&sort='	+ sort
			+ '&title='
			+ '&'		+ disqus_date.getTime();

		Dsq.$('dsq-comments').innerHTML = '<img src="http://media.disqus.com/images/loading.gif">';
		Dsq.container.appendChild(disqus_script);
	};

	this.subscribe = function(status, email) {
		// `status` is an int -- 1 to subscribe, 0 to unsubscribe
		if(Dsq.jsonData.request.is_authenticated || email) {
			// If authenticated user OR anonymous email provided

			if(email) {
				Dsq.Popup._closePopup(null, true);
			}

			Dsq.Utils.execScript('http://disqus.com/forums/tpreg/subscribe.js'
				+'?status=' 	+ status
				+ '&slug='		+ 'how_to_fire_a_real_estate_agent'
				+ '&email=' 	+ encodeURIComponent(email));

		} else if(!email) {
			// If anonymous user and no email has been provided yet, prompt for email

			var title = 'Subscribe to this comment thread';
			var message = ' \
				New comments will be sent directly to your email inbox! \
				<div class="dsq-subscribe-submit"> \
					<p><strong>Enter your email address below.</strong></p> \
					<input type="text" id="dsq-subscribe-email"> \
					<button onclick="Dsq.Thread.subscribe(1, Dsq.$(\'dsq-subscribe-email\').value)">Subscribe</button> \
				</div> \
			';

			Dsq.Popup.popModal(message, title);
		}
	};

	this.showSettings = function() {
		if (!Dsq.jsonData.request.is_moderator) {
			return;
		}

		/* The form has to be re-designed when more options will come out. */
		var html = 'Automatically close comments after <input size="3" id="dsq-thread-days-alive" value="' + Dsq.jsonData.thread.days_alive + '" type="text" /> days. Existing comments will still be displayed.<br /><br />(Using 0 days will disable this feature)<br /><br />'
								 + '<button onclick="Dsq.Thread.updateDaysAlive();" class="dsq-button-small"><span>Save</span></button>'
								 + '<span id="dsq-thread-settings-status" class="dsq-options-status"></span>';
		Dsq.Popup.popModal(html, 'Settings');
	};

	this.updateDaysAlive = function() {
		var days = Dsq.$('dsq-thread-days-alive').value;
		var status = Dsq.$('dsq-thread-settings-status');
		Dsq.Utils.postToUrl('http://disqus.com/forums/tpreg/update_days_alive.js', {days:days,thread:Dsq.jsonData.thread.id});
		status.innerHTML = 'Saved!';
		window.setTimeout(function() { status.innerHTML = ''; }, 1000);
	};
};
// Dsq.Thread

Dsq.Events = function() {
	var obj = {};

	// Private
	var handlers = {};
	var getHandlers = function(event) {
		if (handlers[event] === undefined) {
			handlers[event] = [];
		}
		return handlers[event];
	};

	// Public
	// Value keys : postId, node, xtype
	obj.REPLY_IFRAME_CREATED = 1;
	// Value keys : postId, opened
	obj.REPLY_IFRAME_TOGGLED = 2;
	obj.fire = function(event, opt_value) {
		if (!event) {
			throw new Error('Unknown event');
		}
		var value = opt_value || {};
		for (var i=0; i<getHandlers(event).length; i++) {
			getHandlers(event)[i](value);
		}
	};
	obj.addHandler = function(event, callback) {
		getHandlers(event).push(callback);
	};

	return obj;
}();

/**
 * Dsq.Realtime
 */
Dsq.Realtime = new function() {
	var initialized = false;
	var interval = null;
	var last_checked = Dsq.jsonData.request.timestamp;
	var new_posts = [];
	var ongoing_request = false;
	var prev_script = null;

	function updateNewPostCount() {
		Dsq.$('dsq-realtime-alert').style.display = new_posts.length ? 'block' : 'none';

		Dsq.$('dsq-realtime-queued').innerHTML = new_posts.length
		+ ' new '
		+ Dsq.Utils.pluralize(new_posts.length, 'comment', 'comments')
		+ Dsq.Utils.pluralize(new_posts.length, ' was', ' were')
		+ ' just posted.';

		Dsq.$('dsq-realtime-show').innerHTML = '(' + Dsq.Strings.SHOW + ')';
	}

	function insertNewPosts() {
		var post_id = null;
		var after_id = Dsq.$('dsq-sort-select').value === 'oldest' ? -1 : null;

		for (var i=0; i<new_posts.length; i++) {
			post_id = new_posts[i];
			Dsq.Post.insert(after_id, post_id, Dsq.jsonData.posts[post_id].message);
			Dsq.Post.incrementPostCount();
			Dsq.Post.outlineComment(post_id);
		}
		new_posts = [];
	}

	this.enableInterval = function() {
		interval = setInterval(Dsq.Realtime.check, Dsq.jsonData.context.realtime_speed);
		Dsq.$('dsq-realtime-status').innerHTML = Dsq.Strings.ENABLED;
		Dsq.$('dsq-realtime-toggle').innerHTML = '(' + Dsq.Strings.PAUSE + ')';
	}

	this.disableInterval = function() {
		if (interval) {
			clearInterval(interval);
			interval = null;
		}
		Dsq.$('dsq-realtime-status').innerHTML = Dsq.Strings.PAUSED;
		Dsq.$('dsq-realtime-toggle').innerHTML = '(' + Dsq.Strings.RESUME + ')';
	}

	this.toggleInterval = function() {
		if (!interval) {
			Dsq.Realtime.enableInterval();
		} else {
			Dsq.Realtime.disableInterval();
		}
		return false;
	}

	this.initialize = function() {
		if (!initialized) {
			initialized = true;
			Dsq.$('dsq-realtime-toggle').onclick = this.toggleInterval;
			if (!Dsq.jsonData.forum.streaming_realtime) {
				Dsq.$('dsq-realtime-show').onclick = this.show;
				updateNewPostCount();
			}
			if (Dsq.jsonData.thread.realtime_paused) {
				Dsq.Realtime.disableInterval();
			} else {
				Dsq.Realtime.enableInterval();
			}
		}
	}

	this.show = function() {
		insertNewPosts();
		updateNewPostCount();
		return false;
	}

	this.check = function() {
		if (!ongoing_request && Dsq.jsonData.realtime_enabled) {
			if (prev_script) {
				prev_script.parentNode.removeChild(prev_script);
			}
			ongoing_request = true;
			prev_script = Dsq.Utils.execScript('http://disqus.com/forums/25011093/realtime.js?timestamp=' + last_checked);
		}
	};

	this.update = function(timestamp, posts, users) {
		ongoing_request = false;
		last_checked = timestamp;

		if (users) {
			for (var user_id in users) {
				if (users.hasOwnProperty(user_id)) {
					if (!Dsq.jsonData.users[user_id]) {
						Dsq.jsonData.users[user_id] = users[user_id];
					}
				}
			}
		}

		if (posts) {
			for (var post_id in posts) {
				if (posts.hasOwnProperty(post_id)) {
					if (!Dsq.jsonData.posts[post_id]) {
						Dsq.jsonData.posts[post_id] = posts[post_id];
						new_posts.push(post_id);
					}
				}
			}

			if (Dsq.jsonData.forum.streaming_realtime) {
				insertNewPosts();
			} else {
				updateNewPostCount();
			}
		}
	};

}();

// DEPRECATED
Dsq.Iframes = function() {
	// Different style of object from the above. Hoping to switch to this for some reason.
	var obj = {};

	// Private
	var showIframeInContainer = function(container, id, markup) {
		// Look through container for iframes, hiding them, except show one that matches id
		// If none of them matched id, create a new iframe using markup and insert it.
		// Returns the iframe node if and only if it was newly created.
		var found = false;
		for (var i=0; i<container.childNodes.length; i++) {
			var child = container.childNodes[i];
			if (child.nodeName == 'IFRAME') {
				if (child.id == id) {
					child.style.display = 'block';
					found = true;
				} else {
					child.style.display = 'none';
				}
			}
		}
		if (found) {
			return;
		}
		// The iframe wasn't found, so construct it and add it to the container.
		// Don't use innerHTML because it might reload iframes
		var div = document.createElement('div');
		div.innerHTML = markup;
		var iframe = div.childNodes[0];
		div.removeChild(iframe);
		container.appendChild(iframe);
		return iframe;
	};

	// Public
	obj.makeReplyIframeId = function(opt_postId, opt_xtype) {
		var id = 'dsq-post-add-iframe';
		if (opt_xtype) {
			id += '-' + opt_xtype;
		}
		if (opt_postId) {
			id += '-' + opt_postId;
		}
		return id;
	};
	obj.makeLoginIframeId = function(opt_postId) {
		if (!opt_postId) {
			return 'dsq-login-iframe';
		}
		return 'dsq-login-iframe-' + opt_postId;
	};
	obj.makeReplyIframeName = function(opt_postId, opt_xtype) {
		var name = 'dsq-reply-frame';
		if (opt_xtype) {
			name += '-' + opt_xtype;
		}
		if (opt_postId) {
			name += '-' + opt_postId;
		}
		return name;
	};
	obj.showReplyIframeInContainer = function(container, opt_postId, opt_extraParams, opt_className) {
		// Construct the id so we can check if it's already present.
		// Hide any other iframes we find, and show this one if it's found.
		var params = opt_extraParams || {};
		// use xtype in the id and name so we can distinguish media replies from text replies:
		var id = Dsq.Iframes.makeReplyIframeId(opt_postId, params.xtype);
		var name = Dsq.Iframes.makeReplyIframeName(opt_postId, params.xtype);
		var attributes = {
			'id': id,
			'name': name,
			'class': opt_className || 'dsq-post-reply'
			};
		var markup = Dsq.Templates.frameReply(opt_postId, opt_extraParams, attributes);
		var iframe = showIframeInContainer(container, id, markup);
		// It was newly created
		if (iframe) {
			Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_CREATED, {
				postId: opt_postId,
				node: iframe,
				xtype: params.xtype
			});
		}
	};
	obj.showLoginIframeInContainer = function(container, opt_postId) {
		var id = Dsq.Iframes.makeLoginIframeId(opt_postId);
		var markup = Dsq.Templates.frameLogin({id: id});
		showIframeInContainer(container, id, markup);
	};
	obj.showReplyIframeInContainerIfAllowed = function(container, opt_postId) {
		if (Dsq.jsonData.context.show_reply) {
			obj.showReplyIframeInContainer(container, opt_postId);
		} else {
			obj.hideAllInContainer(container);
		}
	};
	obj.hideAllInContainer = function(container) {
		for (var i=0; i<container.childNodes.length; i++) {
			var child = container.childNodes[i];
			if (child.nodeName == 'IFRAME') {
				child.style.display = 'none';
			}
		}
	};

	return obj;
}();

Dsq.Twitter = new function() {
	var that = this;

	this.startTwitterConnect = function() {
		var popupParams = 'location=0,status=0,width=800,height=400';
		that._twitterWindow = window.open(Dsq.jsonData.settings.disqus_url + '/_ax/twitter/begin/', 'twitterWindow', popupParams);
		that._twitterInterval = window.setInterval(that.completeTwitterConnect, 1000);
	};

	this.completeTwitterConnect = function() {
		if (that._twitterWindow.closed) {
			window.clearInterval(that._twitterInterval);
			window.location.reload();
		}
	};
};

Dsq.Yahoo = new function() {
	var that = this;

	this.startYahooConnect = function() {
		var popupParams = 'location=0,status=0,width=800,height=400';
		that._yahooWindow = window.open(Dsq.jsonData.settings.disqus_url + '/_ax/yahoo/begin/', 'yahooWindow', popupParams);
		that._yahooInterval = window.setInterval(that.completeYahooConnect, 1000);
	};

	this.completeYahooConnect = function() {
		if (that._yahooWindow.closed) {
			window.clearInterval(that._yahooInterval);
			window.location.reload();
		}
	};
};

Dsq.OpenID = new function() {
	var that = this;

	this.requestURL = function() {
		var message = '<table class="dsq-openid-form"><tr><td style="vertical-align:top;" rowspan="2"><img src="' + Dsq.jsonData.settings.media_url + '/images/openid-icon-100x100.png" /></td>';
		message += '<td><label for="dsq-openid-url">OpenID URL:</label></td><td><input type="text" id="dsq-openid-url" /></td></tr>';
		message += '<tr><td><label for="dsq-openid-username">Display name:</label></td><td><input type="text" id="dsq-openid-username" /></td></tr>';
		message += '<tr><td class="dsq-openid-submit" colspan="3"><input type="button" value="Sign in" onclick="Dsq.OpenID.startConnect();" /></td></tr>';
		message += "</table>";

		Dsq.Popup.popModal(message, 'Sign in using OpenID');
	};

	this.startConnect = function() {
		var isblank = function(str) {
			return /^\s*$/.test(str);
		};

		var openid_url = Dsq.$('dsq-openid-url').value;
		var username = Dsq.$('dsq-openid-username').value;

		if (isblank(openid_url)) {
			return;
		}

		var popupParams = 'location=0,status=0,width=800,height=500';
		var url = Dsq.jsonData.settings.disqus_url + '/_ax/openid/begin/' + '?url=' + encodeURIComponent(openid_url) + '&username=' + encodeURIComponent(username);
		that._openidWindow = window.open(url, 'openidWindow', popupParams);
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Dsq.container.className = "clearfix";
Dsq.container.innerHTML = ' \
<ul id="dsq-comments">\
	 <li id="dsq-comment-12482522">\
	 <div id="dsq-comment-header-12482522" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482522" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482522" href="http://www.langfordhomesales.com/" target="_blank" rel="nofollow">Natalie Langford</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482522" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482522" class="dsq-comment-message">It should be so much easier to just fire an agent.  People shouldn\'t have to waste time or be forced to consult an attorney when an agent isn\'t listening or putting the client\'s needs first.  Just think of how many lower priced homes might have worked for this person that they\'ve now missed out on.  Bummer...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482523">\
	 <div id="dsq-comment-header-12482523" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482523" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482523" href="http://mocoreal.blogspot.com/" target="_blank" rel="nofollow">Todd Tarson</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482523" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482523" class="dsq-comment-message">Poor service is not against the \'Code of Ethics\' but the pledge to protect the best interests of the client is right there in Article 1.  If a client is asking to see homes/property priced lower than what they qualify for and the agent does not comply... I kind of think the best interest of the client is not being protected. <br><br>Also the buyer indicates that he/she doesn\'t have a copy of the agreement between them and the agent.  If they were to ask for it again and not receive it then there is a possible Article 9 violation.<br><br>It is a pain in the butt, but this buyer should compile a list of things that their agent has NOT done for them according to their interest and desire.  Perhaps have an email communication from the buyer to the agent that speaks to the complaints and (hopefully) gets a response.  If push figuratively comes to shove then the buyer can file a complaint at the local Realtor Association.<br><br>If the buyer in this situation at least does this... then I think they\'d be in a better position to at least hire a different agent to help them with their needs.  There would still be a legal risk though in a court of law based on whatever agreement signed between the buyer and the agent.<br><br>Jay, as you might know, I\'m a member of the Arizona Professional Standards Committee and recently became a hearing panel chair.  I\'m really into this kind of stuff, but I see the problem still being that clients don\'t have a clear understanding of the implications of a hearing and Code violations.  To make it worse... Realtors as a whole don\'t seem to understand the concept either.<br><br>I\'m going to start blogging about the subject in more detail to hopefully help offer a better perspective to everyone.  You\'ve spoken in the past about how rather easy it is to become a licensee in this state and while I don\'t necessarily disagree with you on that line of reasoning to help improve the industry... enforcing the Code can go a long way towards cleaning up this industry.  But we all have to be a bit more vigilant (we being us the practitioners and the clients)... but we also need to have more understanding as to how to use the tools that we currently have to achieve the desired result.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482524">\
	 <div id="dsq-comment-header-12482524" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482524" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482524" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482524" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482524" class="dsq-comment-message">Natalie - I agree with you. I\'m not a big fan of the BBA, and if I do use them, I provide a simple "fire me" clause (ditto with a listing agreement). I prefer to let my service speak for itself. Yes, I\'ve been burned and lost commission because I don\'t use BBAs, so I do understand why some do. However to lock in a client with a piece of paper is just wrong, in my humble opinion. If someone doesn\'t want me representing them, I can\'t fathom how forcing them into representation is good business.<br><br>Todd - Thanks for the great comment, and I look forward to your posts. Emails like this one bother me. It\'s sad that someone has to go through what this guy is experiencing. There was more to his email that included comments like, "no wonder real estate agents have a bad name".  How any agent can think they are serving their clients needs when they say things like, "you won\'t be happy with a smaller home" is beyond me. <br><br>I think part of the COEs problem is due to it\'s bloated length and convoluted terminology. If agents don\'t understand it, I don\'t think we can expect consumers to either. And IMHO, they shouldn\'t have to know that if their Realtor does X, they\'ve violated Article Y of the COE. <br><br>I can\'t speak for any association other than my own, but filing a complaint is a tedious process, and one most consumers don\'t want/need to endure. All this guy wants is an agent that will listen to him and help him. I want to believe that the vast majority will, but sadly (as in any profession) there are some that won\'t. I think talking to the broker is a logical first step. Virtually any broker out there would want to know what is happening. But another sad fact  is that there are many brokers that would simply assign a new agent and that would be the extent of it. No counseling of the offending agent, no ramifications for a subsequent violation, no nothing. Part of that is due to the "traditional" brokerage model and the simple fact that many brokers have zero experience in employee relations. (realizing of course that most agents are independent contractors -- but that shouldn\'t excuse the brokers responsibility in supervising their "employees".)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482525">\
	 <div id="dsq-comment-header-12482525" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482525" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482525" href="http://mocoreal.blogspot.com/" target="_blank" rel="nofollow">Todd Tarson</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482525" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482525" class="dsq-comment-message">As an aside for just a second... I only use BBA\'s with clients to establish the fees that a client promises to pay my broker... but yes, fire me clauses are included.<br><br>As to the main point.  The public only really needs to be aware of one thing... did their practicioner represent the client needs and were they treated fairly in the process.  That is it.<br><br>If they feel that they weren\'t, then the public NEEDS to know that they can lodge a possible complaint against their agent/broker at the local Association.  Ahhh... but yes, that can be daunting, tedious, or whatever... I agree.  However the Association office has to be competent enough to help the client (or other Realtor party -- not all violations come from the public) to properly inform and follow though on behalf of the client for the process.  Members must be vigilant and put some kind of pressure on the Association to serve the complaining party.  The last thing I want my local Association doing is talking clients out of making a complaint or complicating the process so much that the client decides to just let it go... that doesn\'t help the situation at all.<br><br>I\'m guessing that there is going to be many more complaints lodged than normal (people are human and will look to blame others for things that may not have worked out in their favor)... and many of them won\'t actually be valid complaints against the Code.  Still, it seems that one way to improve public relations on possible violations is to actually listen to the public (gee... novel concept).<br><br>Realtor Members don\'t even need to know all the ins and outs of the Codes convoluted terminology, they just need to remember that they must treat all parties fairly and protect their clients best interest up front and center (again... a novel concept).  If Members can\'t figure that part out then they should know that there could be serious repercussions that could lead to heavy fines and/or suspensions (who really can afford to pay a big fine in this business environment??).<br><br>I think the Code can work (it is designed to after all), but it won\'t be the public that will make it work.  It will be the Members.  I believe that Members should file complaints against other Members deemed to be in violation ON BEHALF OF THE PUBLIC when necessary.  A violation is a violation... it does NOT matter who was violated (or allegedly violated).<br><br>Now I\'m not advocating that Members go around and file complaints against their competition as a way to gain market share or to simply be a tattle-tale.  But if Members are aware of a blatant violation and it is something that is harmful to the industry... it is a duty of the Member to do something about it.<br><br>That is all for now... but your suggestion to the person that emailed you of going to the broker is really the first best step.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482526">\
	 <div id="dsq-comment-header-12482526" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482526" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482526" href="http://www.andrewflusche.com/" target="_blank" rel="nofollow">Andrew - Fredericksburg Attorn</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482526" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482526" class="dsq-comment-message">This is a great post, with some good comments.  It\'s always important for consumers to know their rights in contracts and how to get out of them if necessary.<br><br>I suspect that it\'s actually pretty easy for someone to get out of Buyer Broker Agreement.  Just thinking about the law of brokers, I don\'t think a contract would actually be enforceable if it didn\'t provide a way for the buyer to get out of it.  Now if the buyer ends up purchasing a property that the original broker originally showed him, that obviously causes difficult questions about who gets compensated.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482527">\
	 <div id="dsq-comment-header-12482527" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482527" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482527" href="http://mocoreal.blogspot.com/" target="_blank" rel="nofollow">Todd Tarson</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482527" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482527" class="dsq-comment-message">Andrew... I like your line of thinking.  Communication is the key.  I think a simple email notifying the Realtor that didn\'t show homes in the clients preferred price range would most likely lead a hearing panel or an arbitration panel to conclude that the client was abandoned by the original Realtor and the BBA (although I can\'t speak for all other panelists).<br><br>I won\'t speak to what might happen in a court since that is what you are the expert of.<br><br>While I really enjoy my participation in hearing panels and the Professional Standards Committee... I\'m not on any real crusade to get Members thrown out of the industry.  I believe that I\'m fair in my role and allow for the evidence and testimony to lead me to any decision.  It is when the evidence and testimony proves that a severe and intentional violation has taken place that gets me worked up enough to suggest throwing the book at the violator.<br><br>Now for a shameless plug... Any Realtor Member that truly cares for the real estate industry and has concerns about the reputation and practice of said industry ought to seriously look into participating in Pro-Standards and Ethics.  In Arizona, the Pro-Standards Committee is state wide... in other areas Standards and Ethics may be handled regionally or even locally.<br><br>Now... I\'ve volunteered for many different things Association related since I\'ve been a Member (local board of directors, regional MLS director, current state executive committee member, government affairs committee chair, just to name a few) but no other experience has been as gratifying to my participation as service to the Pro-Standards Committee.  This experience alone has raised my standard of service to my clients to a higher level than might be otherwise.  The last place I ever want to be is on the other side of the table at a hearing panel as the Respondent (but that is not to say that all Respondent\'s are in violation, but working to represent my clients best interest and treat all parties fairly certainly goes a long way in avoiding the experience of sitting in that chair at a hearing).<br><br>Most of my clients don\'t even know of my participation on the Pro-Standards Committee, yet I\'d venture to say that they most likely appreciate the experience I have gained because of it.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482528">\
	 <div id="dsq-comment-header-12482528" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482528" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482528" href="http://www.internetrealestatesuccess.com/" target="_blank" rel="nofollow">Joseph Bridges</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482528" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482528" class="dsq-comment-message">One shouldn\'t be allowed to be held hostage by a piece of paper and clients should always ask for an easy out clause (as Jay mentioned he does for listings, as do I) for BBA. <br><br>Some states, like CA, have an additional form that you can fax to an agent to fire your previous agent. This makes it easy and non confrontational. <br><br>Our team uses BBA with an easy exit firing clause just so we know who is committed to the process.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482529">\
	 <div id="dsq-comment-header-12482529" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482529" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482529" href="http://www.dougnewby.com/" target="_blank" rel="nofollow">Douglas Newby, Dallas Realtor</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482529" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482529" class="dsq-comment-message">What a shame that this person had such an awful experience with their Realtor and then went on to group all Realtors in such a negative way. Your response was very educational to the average buyer and gave good tips on how to handle the situation. So many people sign agreements, but don\'t know what it is that they are signing or what type of clauses exist to protect their interests. They are handed papers and they sign, taking the Realtor\'s word on what it says.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482530">\
	 <div id="dsq-comment-header-12482530" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482530" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482530" href="http://Ask4Greg.com/" target="_blank" rel="nofollow">Gregory Bain</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482530" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482530" class="dsq-comment-message">Man! This just gets my goat. Why doesn\'t this home buyer just buy the more expensive home the agent showed him? If he can\'t make the payments the Government will bail him out. ;-)<br><br>And, everyone knows the COE is just a bunch of poop to protect one agent from the wrong doings of another agent and give the broker of record immunity. The NAR along with the state and local tentacles does not care about the buyer and seller. If they did the COE would only need the first ten articles.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482531">\
	 <div id="dsq-comment-header-12482531" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482531" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482531" href="http://www.rorysiems.com/index.html" target="_blank" rel="nofollow">rorysiems</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482531" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482531" class="dsq-comment-message">Now for a shameless plug… Any Realtor Member that truly cares for the real estate industry and has concerns about the reputation and practice of said industry ought to seriously look into participating in Pro-Standards and Ethics.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482532">\
	 <div id="dsq-comment-header-12482532" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482532" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482532" href="http://www.investment-property-sales.net/" target="_blank" rel="nofollow">Susan George</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482532" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482532" class="dsq-comment-message">For Heavens Sake, this is ridiculous. No-one should have to get their mortgage offer changed to get their realtor to show them the properties they want to see.  I am not really sure what she is gaining anyway; We all have to SELL to make a living, but we also rely somewhat on recommendations  and repeat business.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482533">\
	 <div id="dsq-comment-header-12482533" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482533" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482533" href="http://Ask4Greg.com/" target="_blank" rel="nofollow">Gregory Bain</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482533" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482533" class="dsq-comment-message">Susan there was once a upon a time when an agent could sit at the "up" desk and get customer leads by call in\'s from yard signs or advertising in print or internet. Now, we are all told to rely on our sphere of influence - that means recommendations and repeat business. And that is the only business I have had in a long long time.<br><br>As for fixing a broke system - it ain\'t gonna happen by joining a committee that is also broken.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482534">\
	 <div id="dsq-comment-header-12482534" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482534" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482534" href="http://houstonhousingmarket.org/" target="_blank" rel="nofollow">HoustonHousingMarket</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482534" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482534" class="dsq-comment-message">It just makes me sick to know that the majority of agents out there have it all wrong.  The work as sales people rather than consultants.  This industry wouldn\'t be a mess if people just figured this out.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482535">\
	 <div id="dsq-comment-header-12482535" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482535" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482535" href="http://www.ldg.co.uk/" target="_blank" rel="nofollow">Bloomsbury Estate Agent</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482535" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482535" class="dsq-comment-message">Keep the customer happy. That\'s the secret. Then they\'ll keep coming back. There is a big difference between being a salesman and a consultant.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482536">\
	 <div id="dsq-comment-header-12482536" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482536" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482536" href="http://www.jboyerhomes.com/" target="_blank" rel="nofollow">James Boyer Morristown NJ</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482536" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482536" class="dsq-comment-message">In New Jersey, as long as the buyer does not wish to buy any of the homes that the bad agent has shown them, there is not a problem.  Fire the bad REALTOR and move on to a different one that better fits your needs.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482537">\
	 <div id="dsq-comment-header-12482537" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482537" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482537" href="http://Ask4Greg.com/" target="_blank" rel="nofollow">Gregory Bain</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482537" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482537" class="dsq-comment-message">Here in NJ, many agents would sell their mother\'s soul to get a listing or a sale. One agent will try to steal the customer from another agent in a heart beat - doesn\'t matter if the agent is good or bad. The back biting in this business makes me wonder if I am not already in hell.  Matt  25:30 "And throw that worthless servant outside, into the darkness, where there will be weeping and gnashing of teeth"</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482538">\
	 <div id="dsq-comment-header-12482538" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482538" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482538" href="http://www.investment-property-sales.net/" target="_blank" rel="nofollow">Susan George</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482538" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482538" class="dsq-comment-message">Theres a fine line to walk between follow up work with advice and information...and aggressive hounding of a client. It should be simple enough. Is there a resolution to the original story?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482539">\
	 <div id="dsq-comment-header-12482539" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482539" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482539" href="http://www.paramount-investments.co.uk/" target="_blank" rel="nofollow">West Hampstead London</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482539" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482539" class="dsq-comment-message">Estate agents are amoung the most hated professions, and its because of these sort of bullying tactics. Its a much better pay day when the client is not afraid of you.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482540">\
	 <div id="dsq-comment-header-12482540" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482540" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12482540">Leila</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482540" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482540" class="dsq-comment-message">I have a different issue of sorts with a BBA.  I contacted a Realtor looking to buy a home with zero down payment because I just do not have 3-5% down right now.  So, the funding person in the office contacted me to find out my qualifications for a loan...I was pre-qualified (or so he said) after paying off a couple of credit cards to bring my score up a bit.  The funding person said we would have to act real fast as the seller-funded DPA was going away at the end of September.  So, the realtor assigned a broker to show me houses which I have been doing for the past 2 weeks.  I have made offers on 4 houses all of which were declined.  Throughout this process my broker really isn\'t the problem, she has shown me houses in my price range and we made 4 offers as I mentioned above which were declined.  My problem is with the funding person in her office.  Last week he called me on the phone a bit angry asking me of my intentions, as he heard from the title person in the office that if this doesn\'t work out then I would be looking at lease houses instead...this is true, if I could not find a home in time to even qualify for the zero down then I would be looking at lease houses because my lease is up in December.  The funding person went so far as to say: "I need to know your intentions on this thing, I have already spent 250.00 out of my own pocket to get this funded, I have children to feed."  First of all, there is nothing to fund as not 1 single offer was accepted by a seller, I have not signed any loan paperwork, only provided all documents to the funding person so when/if I did have an offer accepted we could act fast in getting the loan application submitted quickly.  The 2nd to the last house I made an offer on last week, I did provide a check to the title company for 500.00 for escrow which as of this Friday was not deposited...good thing, because this offer was not accepted.  I did let them hold onto the check in case another offer was accepted so they would have everything they need.<br><br>I have literally made myself sick looking at homes during all my spare time, Friday I was diagnosed with an upper respiratory infection and bronchitis.  On Friday my broker called me to  say she had no more houses to show me, but the funding person says that we still have until Monday to submit a loan application for the zero down...seller-funded DPA.  I told my broker I am sick, and am not able to look at houses this weekend.  Not too long after this phone call from my broker, I get an email with a link to a house in an area I am not interested in buying a home...I responded again  telling my broker that I am too sick to look at houses, and even though she says that the lender says we still have until Monday to submit a loan application (with an accepted contract) that I seriously doubt anything is going to happen before Monday...after all, we have had 4 offers declined.  I also said in my email that I would like to set time up for me to pick up my 500.00 check made out to the title company as I do not want that floating around.<br><br>Today is Sunday, and my broker has not yet responded to that last email.  However, the funding person in her office called me last night to say he found a really nice house not too far from where I live, after describing the house to me...I told him I knew exactly what house he was talking about, it is next door to where my sister currently lives, it backs up to a busy street and I knew the previous owner and how he treated the home before it was foreclosed on, and on top oif that the construction that has gone on for the expansion of that buy street has driven rats onto all of the properties that back up to it, my sister has been fighting rats for many months now...I told the funding person I am not interested in this house at all.  <br><br>At this point in time, I feel like I have been rushed through this process...I have made 4 offers on houses that have been declined, I feel so uncomfortable with the way the funding person has been towards me, and even after I tild my broker that I am too sick to look at houses right now, they keep pushing me.  <br><br>My husband and I have decided to either have our current lease extended for 6 months, or stay in this leased house on a month to month basis until we can pay a 3-5% down paymeny on a home.  During this entire process, no one mentioned to me exactly what the seller-funded DPA was and how that works...not one time during this process did anyone tell me that I would be upside down on the loan (if it actually went through) from the start and it would take me at least 1 year to break even.  After doing a little research on the seller-funded DPA, I really wish someone in this office would have explained it to me, I certainly would not have gone down this road.<br><br>I have signed a BBA with no intermediary status with my broker for the standard 6 months, I do not see a "fire me" clause any where in this contract.  I cannot find any information on the laws for the state of Texas which would enlighten me as to my legal rights concerning this BBA I have signed.  It makes me very nervous that my broker has not responded to my last email, and the funding person contacted me last night about a house.  I do have questions, is there any way this broker can hold me liable for commission if I am now not going to buy a house?  Is there any way the title comany can keep my earnest money and deposit into escrow...mind you I have no offer that has been accepted, and no contract with a seller.  <br><br>I can say this, when my husband and I are ready and have a 3-5% down payment in the next 6-8 months...my experience with this combined broker/funding/title company is telling me NOT to use their services and to find someone else to help me.  Any advice would be GREATLY appreciated.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12482541">\
	 <div id="dsq-comment-header-12482541" class="dsq-comment-header">\
	 <cite id="dsq-cite-12482541" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12482541" href="http://lisacooper.com/" target="_blank" rel="nofollow">Laguna Niguel Real Estate</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12482541" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12482541" class="dsq-comment-message">LMAO. I think this female agent is an old woman or an ugly chick who\'s not smart enough to "sell ice to Eskimos". I loved to see the "Go Daddy girl" who almost quadrupled the company overall sales ha!<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Laguna Niguel Real Estate&#180;s last blog post..<a href="http://lisacooper.com/dana-point-2009-doheny-blues-festival/" rel="nofollow">Dana Point 2009 Doheny Blues Festival…</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-14986249">\
	 <div id="dsq-comment-header-14986249" class="dsq-comment-header">\
	 <cite id="dsq-cite-14986249" class="dsq-comment-cite">\
	 <span id="dsq-author-user-14986249">Michelle</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-14986249" class="dsq-comment-body">\
	 <div id="dsq-comment-message-14986249" class="dsq-comment-message">My daughter called an agent to see one of his listings and he showed her that one along with another one in the complex.  My daughter then tried to call the agent to set a time to look at some listings but he was on vacation and he didn\'t work weekends.  Our daughter could only go to see listings on the weekends because of her work schedule, but this didn\'t matter to the agent.  He also referred her to speak with his assistant about contacting a mortgage company, the assistant told my daughter that she had to get hold of the mortgage company and that was all she would do was give my daughter the mortgage company\'s phone number.<br>My daugher got fed up and found another realtor and put a bid the second townhouse the first agent showed her after working with her current agent and looking at numerous listings much further away.  Her new agent also pointed out helpful things to ask for such as a garage door opener(something the other agent never even said a word about).  We had also asked the original agent how big the water heater was (he said he didn\'t have a clue), the new agent went and checked it out and let us know exactly how big it was.  He was very helpful for our daugher.<br><br>Now the problem, the first agent is MAD he feels that he deserves the $3000 commission for the one hour of time that he spent showing our daughter that property even though he didn\'t register her and my daughter never signed an agreement saying she would use him.  He is filing a complaint with the realtor\'s association.<br>I can\'t believe that she doesn\'t even have the right to fire a lousy agent who wouldn\'t even make himself available when she was able to look at listings?<br>Can he get away with this?  She is located in Orlando, FL</div>\
	 </div>\
	 </li>\
	 </ul>\
';

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// HACK: Resetting cache because we're done with.
Dsq.Utils.gebiFromElementCollectionCache = null;


	
	
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		document.location.hash = document.location.hash.substring(1);
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	Dsq.Popup.showCookieMsgs();

	
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// also used in embed_thread.js:
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// NOTE: This script gets executed again without threadEl
//       set when we are loaded again as the fbc_receiver.
//       In this case, we don't need the hidden container.

if(!window.FB || !FB.init) {
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if(typeof(disqus_callback) == 'function') {
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	// We don't care about any errors in third-party code
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