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true, "reactions_enabled": true, "reply_position": 0, "show_avatar": true, "allow_anon_votes": false, "disqus_auth_disabled": false}, "realtime_enabled": false, "request": {"username": "", "is_global_moderator": false, "sharing": {}, "sort": 4, "forum": "tpreg", "is_initial_load": true, "is_authenticated": false, "timestamp": "2009-11-30_09:06:32", "remote_domain": "", "page": 1, "is_moderator": false, "display_username": "", "points": null, "subscribe_on_post": 2, "moderator_can_edit": false, "is_remote": false, "is_verified": false, "missing_perm": null}, "realtime_paused": false, "posts": {"12485504": {"up_voted": false, "ip": "", "has_replies": false, "message": "I would agree with \"it won't fix everything\" but it can't hurt either, so I guess it is worth a try. We will soon find out!<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Meg Zoller-Houston Realtor&#180;s last blog post..<a href=\"http://www.finehomeshouston.com/blog/14/houston-real-estate-reaps-benefits-of-statewide-population-growth/\" rel=\"nofollow\">Houston Real Estate Reaps Benefits of Statewide Population Growth</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_09:31:21", "killed": false, "user_key": "c7a67a525ba96270fc509876a6405de7", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 07:31 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}, "12485505": {"up_voted": false, "ip": "", "has_replies": false, "message": "I think your final assertion hit the nail on the head:<br><br>\"My current opinion (subject to change) is that it will help, but not fix everything wrong with the real estate market.\"<br><br>These incentives are not going to get everyone to move but let's face it - if you can qualify for a loan (still a big IF for many), rates are cheap, prices in many locales are now incredibly cheap (some instances lower than when the boom started), and add a healthy 15k tax break to the mixer .... I'm not quite sure (if you're in a financially stable position) what more you could be waiting for outside of someone just giving their house to you. <br><br>I think too many people miss the point that it is oftentimes MUCH BETTER to buy (within reason) before the bottom because there is generally less competition and huge levels of inventory still remaining.  Both of which, ultimately enables you to be in a much stronger position to negotiate a great deal.<br><br>With all of the incentives on the table with undoubtedly more coming, there will be a time when everyone hops off the fence at the same time (you know, the predictable herd mentality).  The prices may be on the bottom, but everyone will know it and you might find yourself back in the good ole bidding wars.<br><br>In my local area (30 miles East of San Francisco) banks are dumping homes aggressively on the market.   One such house had 25 offers after one day on the market.  The offer I am familiar with was submitted for 5ok over the asking.  Good luck!  It's not a big surprise there is some pent-up demand, since our market has been dropping since July / August of 2005.<br><br>In locales like Phoenix, we may not be on the bottom yet, but I'm hard pressed to believe that we are going to continue to see the substantial price drops at the rate in which they have fallen over the past  1 1/2 years especially with incentives like this likely to come down the pipe.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Property Qwest&#180;s last blog post..<a href=\"http://www.propertyqwest.com/blog/2009/02/mortgage-applications-move-higher.html\" rel=\"nofollow\">Mortgage Applications Move Higher</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_10:25:12", "killed": false, "user_key": "ab0fb14f9a490be812d65976413a6204", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 08:25 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}, "12485506": {"up_voted": false, "ip": "", "has_replies": false, "message": "Good info! Let us know how things work out.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>miami real estate&#180;s last blog post..<a href=\"http://www.floridasrealty.com/selling-florida-real-estate\" rel=\"nofollow\">Selling Florida Real Estate</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_11:43:57", "killed": false, "user_key": "bceced0c9a5702e7496eefd1a09434fc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 09:43 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}, "12485507": {"up_voted": false, "ip": "", "has_replies": false, "message": "I think this will definitely help in getting people to buy homes. However, why don't they do something to try and help people that are in the hole on their current home? I think a lot more people would be buying homes right now if they could get out from under the ones they already have. I'd gladly sell my home for market value and not make anything on it just so I could take advantage of the great prices out there on larger homes.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_12:26:10", "killed": false, "user_key": "cd76ad92231bde2ee5a1f042748417ff", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 10:26 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}, "12485508": {"up_voted": false, "ip": "", "has_replies": false, "message": "Smoke and Mirrors! We were promised change and this is just more of the same. Next, BILL will be an offer to privatize social security. That is what Wall Street really wants and it would help all of the politicians' friends further destroy our country, but it ain't going to be of any help for the rest of us.<br><br>Until wages catch up to the cost of housing there is not going to be a significant change in the housing market. (IMHO)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_12:55:40", "killed": false, "user_key": "4d60b2e24ba9da6c50c235607a0aa532", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 10:55 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}, "12485509": {"up_voted": false, "ip": "", "has_replies": false, "message": "If they do make this a real tax credit for 15k it will boom the market. Buyer's will have little choice \"not to buy \u201cespecially when they will see homes start selling quickly again. What else could a buyer on the fence expect? Low 5% rates, 2002 prices (at least in Tucson), desperate sellers, oh and up to $15,000 off your tax bill just for stepping up to the plate. This will work for sure (in my mind). Let's see what happens however this is exactly what I think is needed, it's almost like hitting a \"small jackpot\" just to buy a home.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_13:56:05", "killed": false, "user_key": "2e987f9fd8b6269d47d200f14b7cc5f2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 11:56 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}, "12485510": {"up_voted": false, "ip": "", "has_replies": false, "message": "This is exciting news indeed.  First time home buyer or no, I think it's time to nudge my oldest kids to buy their first investment property to live in.  :)<br><br>Something like this my get the housing market headed back in the right direction.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Colleen&#180;s last blog post..<a href=\"http://www.joelane.com/real-estate-blog/1/\" rel=\"nofollow\">I Love Jesus But I Drink A Little</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_14:54:18", "killed": false, "user_key": "e956b3b9f658c5ed0841b8e81083d1b6", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 12:54 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}, "12485511": {"up_voted": false, "ip": "", "has_replies": false, "message": "As a Realtor and tax payer, I think this is horrible legislation:<br>#1. It will not help a home buyer qualify for a home.<br>#2. This 'relief' is only directed to a tiny portion of home buyers: those buying this year. What about everyone else?<br>#3. I firmly believe this will not spur any new home buying.<br>#4. It would help run up the deficit by giving out checks to a select few.<br>Money is so cheap right now, I strongly believe that 4% mortgages would definitely spur demand. In addition to this, I would like to see the government find a way to couple this with a re-finance program so that underwater/distress homeowners could qualify somehow.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Bruce Lemieux&#180;s last blog post..<a href=\"http://mocorealestate.com/2009/02/04/the-montgomery-county-agricultural-reserve-hits-a-milestone/\" rel=\"nofollow\">The Montgomery County Agricultural Reserve hits a milestone</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_14:56:47", "killed": false, "user_key": "ea005ac4db158e3f9d8b964005e3fc9c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 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}, "12485512": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Bruce - I'm no fan of the government stepping into and trying to influence market behavior (be that real estate markets, stock markets or whatever) but a little motivation may help those buyers who are \"on the fence\". And clearly, at least in the Phoenix real estate market, there are a <b>lot</b> of buyers on the fence.<br><br>I've read a lot on this between last night and today. No. it won't help everyone. But I can see how it may influence <i>current</i> potential buyers to pull the trigger. Is that fair? Probably not, but life's not fair. I've seen people complain along the lines of \"But I bought a home in December! What about me?\" Well, they have to draw a line somewhere and there will be people on the other side of that line no matter where they draw it.<br><br>A re-fi program, while I would personally love that, isn't going to stimulate the housing market. We need to bleed off this excess inventory -- we need buyers. (Though one could make the argument that a re-fi with reduction in principle would put cash in people's pockets, which would stimulate the economy as a whole).<br><br>Will it fix everything? Absolutely not. Will it increase the potential buyer pool? I think so.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_15:11:45", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 01:11 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}, "12485513": {"up_voted": false, "ip": "", "has_replies": false, "message": "Hi Jay - Thanks for the dialog.  We have a lot of buyers on the fence here outside of D.C. as well.  Fear and Affordability are the two enemies. I don't know the best answer to keep people in their homes, but I would like to see something meaningful that helps stop (or at least slows down) the flow of distress sales into inventory.  As long as this continues, values will continue to be pulled down and buyer confidence will continue to be dragged down with it.  Buyers really need *confidence* to buy right now.  My buyers watch interest rates continuously.  Lower rates makes homes more affordable *and* it helps people qualify for homes.  I believe this would effectively spur demand.  And, if 'regular' home owners can refinance at 4%, then that's more money available to spend, save etc. to a *huge* pool of people.  Would a $15K credit hurt? No. But as a tax payer, I don't want to give such a big check to such a select few.  I don't think it's enough to address the Fear and Affordability that consumes our market.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Bruce Lemieux&#180;s last blog post..<a href=\"http://mocorealestate.com/2009/02/04/the-montgomery-county-agricultural-reserve-hits-a-milestone/\" rel=\"nofollow\">The Montgomery County Agricultural Reserve hits a milestone</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_15:34:35", "killed": false, "user_key": "ea005ac4db158e3f9d8b964005e3fc9c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 01:34 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}, "12485514": {"up_voted": false, "ip": "", "has_replies": false, "message": "<i>Excellent</i> points Bruce - can't really find any fault in that logic to argue with!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_15:42:03", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 01:42 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}, "12485515": {"up_voted": false, "ip": "", "has_replies": false, "message": "Good job, you beat me to it I am half way done with my write-up... there is no beating Jay is there<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Dean Ouellette&#180;s last blog post..<a href=\"http://relocateaz.com/2009/02/7-simple-appraisal-tips-to-save-you-time-and-money/\" rel=\"nofollow\">7 simple appraisal tips to save you time and money</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_15:57:12", "killed": false, "user_key": "7216c284b2e145d9dbacaa52e0898cda", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 01:57 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}, "12485516": {"up_voted": false, "ip": "", "has_replies": false, "message": "According to Senator Isakson's website: <a href=\"http://isakson.senate.gov/Amdt_106.pdf\" rel=\"nofollow\">http://isakson.senate.gov/Amdt_106.pdf</a>, the qualifying purchase date has to be AFTER THE ENACTMENT OF THE STIMULUS BILL. I called Senator Isakson's office to confirm this.  When I refer to <a href=\"http://frwebgate.access.gpo.gov/cgi-bin/getpage.cgi?position=all&amp;page=S1467&amp;dbname=2009_record\" rel=\"nofollow\">http://frwebgate.access.gpo.gov/cgi-bin/getpage...</a> for Jan 1,2009 - Dec 31, 2009 purchase date, the Ms over the phone told me that is wrong.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_16:27:39", "killed": false, "user_key": "11602b38b42bac5bbb1408b2384cd165", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 02:27 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}, "12485517": {"up_voted": false, "ip": "", "has_replies": false, "message": "This plan only has a positive effect if you believe that dropping house prices are only the result of buyer psychology.  I believe that past declines as well as significant continued future drops are a perfectly rational response to current economic conditions.  <br><br>No doubt this program will stimulate a lot of demand.  Indeed the mad rush to beat the deadline in late 2009 could soak up a lot of the inventory and even lead to temporarily rising prices.  But it just delays the inevitable.  In Jan 2010 the bottom drops out of demand, prices almost immediately drop $15K, they resume their slide from there and the duration of the housing downturn is extended.  Just like during the boom, sales in 2009 will largely cannibalize  future sales and 2010 will be an abysmal year for the housing market.<br><br>An additional unintended but foreseeable consequence, the lure of free money will cause thousands of families to overextend themselves at a time when they should be taking on less financial risk.  I predict the foreclosure rate among those taking advantage of this program will be quite high. <br><br>Ultimately a healthy housing market requires stable incomes and prices in line with that income.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_17:03:19", "killed": false, "user_key": "40d04866b2e53a81a59c4b7aacc92479", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 03:03 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}, "12485518": {"up_voted": false, "ip": "", "has_replies": false, "message": "In the Hope for Homeowners bill only 25 have closed, out of the 400,000 they thought would apply only 415 did. It was given to help refinace into gov't backed loans. It failed for many reasons as I posted today but mainly because of the requirements and the pay back. <br><br>If you have been reading all day, is this up to 15K required to be paid back?<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Missy Caulk&#180;s last blog post..<a href=\"http://www.annarborrealestatetalk.com/05/hope-for-ann-arbor-homeowners/\" rel=\"nofollow\">Hope for Ann Arbor Homeowners?</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_18:09:09", "killed": false, "user_key": "6985b4741f7bf1329df3ef5689061c07", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 04:09 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}, "12485519": {"up_voted": false, "ip": "", "has_replies": false, "message": "Jay, I think if this is enacted as an honest to gawd tax credit (not a tax \"deferral\" like the previous $7,500 program) then the housing market bottom for metro Phoenix as a whole will be this year for sure.<br><br>The program, since it is for 2009 only, will add a ton of urgency to the market. Right now many potential buyers in many areas of the Valley like the housing prices - affordability is good -  but there is no urgency to buy when prices are falling.<br><br>A temporary program like this could move the needle a bit away from fear and toward greed.<br><br>And politically, being against this program is like being against low interest rates in 2005... Who's going to say \"no\" even if it does have bad long term ramifications.<br><br>(I still don't expect all areas of metro Phoenix to bottom out this year even with this program.)<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>John Wake&#180;s last blog post..<a href=\"http://www.arizonarealestatenotebook.com/2009/02/05/senate-oks-15000-tax-break-for-homebuyers/\" rel=\"nofollow\">Senate OKs $15,000 tax break for homebuyers</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_00:06:25", "killed": false, "user_key": "9a5f4494b7235a3ee9f04c3a063fa9b0", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 10:06 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}, "12485520": {"up_voted": false, "ip": "", "has_replies": false, "message": "has this been confirmed? If yes then i will be save from lot of trouble. I hope this happens pretty soon. Please keep us updated on the issue.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_03:15:11", "killed": false, "user_key": "3e5346985652752b8e2dd874d7007cad", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 01:15 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}, "12485521": {"up_voted": false, "ip": "", "has_replies": false, "message": "i deff agree that it will not fix everything but it cant hurt. Great blog", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_03:25:38", "killed": false, "user_key": "c99424694e3e151a3357b2ddfa772153", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 01:25 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}, "12485522": {"up_voted": false, "ip": "", "has_replies": false, "message": "Instead of blogging about this topic, I just took everyone from my email list that I thought would need to read this and simply sent them a link to this article here. Jay, you're a genius. Thanks!<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Jim Gatos&#180;s last blog post..<a href=\"http://www.massrealestateguy.com/2009/02/my-new-business-card-.html\" rel=\"nofollow\">My new business card ...</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_06:35:15", "killed": false, "user_key": "50853d240a0b762f426975648e5df880", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 04:35 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}, "12485523": {"up_voted": false, "ip": "", "has_replies": false, "message": "I spoke with my CPA's assistant yesterday and she was under the impression that you would only get a refund based on your tax liability.  She was basing it off of the previous bill for the $7500 tax credit that had to be repaid though.  Anyone know if this new bill has the same stipulation?  It makes sense that it would be limited to your tax liability, but for me, it would be nice if it wasn't.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_09:20:29", "killed": false, "user_key": "d86845d36120d266b2c64714852aa4a1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 07:20 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}, "12485524": {"up_voted": false, "ip": "", "has_replies": false, "message": "Pedro - in its current state, the credit is limited to your tax liability.<br><br>In other words, if you owe $10,000 in taxes, you would not be allowed to get the $15,000 credit (and have a refund of $5,000)<br><br>BUT, there is a provision to allow the taxpayer to spread the credit out equally over two years.<br><br>So in the example above, assume your total tax liability in 2009 is $10,000. You qualify for the full $15,000 credit. You could take a $7,500 credit in 2009, and another $7,500 credit in 2010 (as long as you had a 2010 tax liability of at least $7,500).<br><br>It should be noted though that the bill has not yet passed both Congress and the Senate. Until it does and gets delivered to the President for signature, anything could change.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_09:37:06", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 07:37 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}, "12485525": {"up_voted": false, "ip": "", "has_replies": false, "message": "This is a step in the right direction.  As stated before, I do believe that this will help alleviate the fears associated with buying a house.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_10:49:06", "killed": false, "user_key": "f5cc485a28b54888c0aaba0be9b532f7", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 08:49 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}, "12485526": {"up_voted": false, "ip": "", "has_replies": false, "message": "This is a step in the right direction.  As stated before, I do believe that this will help alleviate the fears associated with buying a house.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Mike&#180;s last blog post..<a href=\"http://www.ankinlaw.com/blog/2009/02/workers%E2%80%99-compensation-law-%E2%80%93-do-i-have-a-case/\" rel=\"nofollow\">Workers\u2019 Compensation Law \u2013 Do I Have a Case?</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_10:49:47", "killed": false, "user_key": "f5cc485a28b54888c0aaba0be9b532f7", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 08:49 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}, "12485527": {"up_voted": false, "ip": "", "has_replies": false, "message": "\"The homebuyer tax credit offered by GOP Sen. Johnny Isakson would apply to any home purchased as a main residence and would cost taxpayers $19 billion.\"<br>You know I think it's funny they say it will cost taxpayers $19 billion. I don't think it costs tax payers anything. It would save taxpayers $19 billion from taxes. I am glad they have raised the limit to $15,000 and that it is extended to all home buyers but it bothers me that they use the money as if it is theirs. The money is the tax payers and it's a savings to the tax payers and not an expense. In my mind that's $19 billion less big government has to play around with.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_10:50:44", "killed": false, "user_key": "f636fc7a74a92dfb07e258bb61c4b126", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 08:50 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}, "12485528": {"up_voted": false, "ip": "", "has_replies": false, "message": "Nice research and following... I agree with a few of the comments above. This will be a benefit to those already planning on purchasing. The majority of people who will be purchasing this spring/summer already have their minds made up and will do so regardless. It will be a nice bonus to them for doing what they're already qualified and planning to do. It does nothing to help those who would ideally like to purchase but are a tad short with their down payment requirements etc. Or for those stuck in a nasty ARM and looking to at least get caught up, sell or refinance. I don't see a huge value in this $19 billion project, but we'll see...<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Cecilia - Ohio Real Estate - Howard Hanna&#180;s last blog post..<a href=\"http://www.youshouldown.com/2008/10/northeast-ohio-housing-values.asp\" rel=\"nofollow\">Northeast Ohio Real Estate Market Statistics</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_13:08:55", "killed": false, "user_key": "6edf6ef5a35312c3427c6f696f53ef9b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 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}, "12485529": {"up_voted": false, "ip": "", "has_replies": false, "message": "Congratulations Jay!<br><br><a href=\"http://ktar.com/?nid=6&amp;sid=1039680\" rel=\"nofollow\">http://ktar.com/?nid=6&amp;sid=1039680</a><br><br>You think they'd at least give you some link love though... argh.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Matt&#180;s last blog post..<a href=\"http://www.paradisevalleyliving.com/news/paradise-valley-sales-report-january-2009/\" rel=\"nofollow\">Paradise Valley Sales Report - January 2009</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-06_14:28:55", "killed": false, "user_key": "6500027cfd26e584b667600bba741aba", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/06/2009 12:28 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}, "12485530": {"up_voted": false, "ip": "", "has_replies": false, "message": "JAY - just FYI - BOTH the house bill that passed and the current senate version wave the repayment requirement on the $7,500 first time homebuyers credit for houses purchased after December 31, 2008 and before July 1, 2009 (in the house version) or September 1, 2009 (in the Senate version).  See subtitle D of the amendments in HR 1....", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-07_02:13:32", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 12:13 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}, "12485531": {"up_voted": false, "ip": "", "has_replies": false, "message": "I will be claiming this credit.  My wife and I were getting a house this year anyway, so it didn't change our minds.   However, I told a friend of mine, and he said that if they pass this bill, he is definitely getting a house this year!!   I totally agree that it would get people off the fence.  How can you pass up a free 15k, with no re-payment clause?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-07_22:52:38", "killed": false, "user_key": "5c8f254088198df4bec0c52ae67a035d", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 08:52 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}, "12485532": {"up_voted": false, "ip": "", "has_replies": false, "message": "GOOD INFO:<br>First: BOTH the Senate and House versions of the bill as they currently exsist include waiving the need to repay the $7,500 current first time home buyers credit for purchases in 2009 (not for homes purchased in 2008). Certainly this could change before the final version passes, as the 15,000 Amendment in the Senate version may be intended to remove this section of the bill completely - however as it currently stands, there is a proposal to waive the need to repay the $7,500 loan for homes purchased by first time home buyers in 2009. <br>Second: The ORIGINAL 15,000 package had it retroactive for all of 2009. The ACCEPTED version changed this to the date it is signed into law. So as it currently stands, the 15,000 will go into effect once President Obama signs the current stimulus package. Again - this can all change once the bill goes back to the house to reconcile the changes that the senate made to the bill. The term \u201csunset\u201d means that the $7,500 offer will be off the table once the current package is passed. The reason the senate did this was because they a) didn\u2019t want people \u201cdouble dipping\u201d meaning that they would take the $7,500 AND $15,000 because the current credit law has it expiring on July 1, 2009. They did not want there to be overlap between the two credits\u2026 <br>Third: The current $7,500 first time homebuyers credit (loan) is REFUNDABLE - meaning that even if you owe $0 in taxes, you can still get the $7,500 and pay it back over the next 15 years. The current legistlation does nothing to change this - so if the legistlation becomes a law as it currently stands, you could take $7,500 and have it free and clear, no matter what you owe for taxes. <br>Fourth: the $15,000 credit is NON-REFUNDABLE meaning that not only is there a limit based on the cost of your home, there is also a limit based on how much you owe in taxes. If you don\u2019t pay taxes, you don\u2019t get the credit. Keep in mind, we\u2019re not talking about what kind of refund you normally get, we\u2019re talking what you owe for the year in taxes - INCLUDING what gets taken out of your paycheck each month in federal witholdings. So even if you don\u2019t get a refund, most working americans who have federal withholding will benefit greatly. You CAN take the $15,000 credit over two years - but it cannot be more than what you paid in taxes. So those who are currently purchasing a home, you will win either way - you\u2019ll get $7,500 free and clear, OR you\u2019ll not have to pay taxes for two years (assuming you tax liability is under $7,500). So no stresses, UNLESS things change (which they certainly could).", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_00:01:56", "killed": false, "user_key": "8129f941d85c024770e4facc85c1e890", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 10:01 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}, "12485533": {"up_voted": false, "ip": "", "has_replies": false, "message": "And you also have to put at least 5% down.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_00:05:02", "killed": false, "user_key": "8129f941d85c024770e4facc85c1e890", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/07/2009 10:05 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}, "12485534": {"up_voted": false, "ip": "", "has_replies": false, "message": "i haven't seen the 5% down requirement - where did you come up with that?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_02:32:30", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 12:32 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}, "12485535": {"up_voted": false, "ip": "", "has_replies": false, "message": "PS - anonymous - thanks for reposting something i wrote on another website....", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_02:36:38", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 12:36 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}, "12485536": {"up_voted": false, "ip": "", "has_replies": false, "message": "Tyler - that came from an amendment proposed to Isakson's amendment. As best I can tell, it was not adopted. But, it shows what <i>might</i> happen as this thing winds its way through the process.<br><br>It doesn't surprise me that some down payment requirement has been considered as zero down loans are partly what got us into this mess. That being said, there aren't many zero down loans being done these days so the point may be moot.<br><br>However, if there is a down payment requirement in the final version, I would hope that it wouldn't be 5%, but 3.5% as that's what many FHA loans are. It would be a shame to exclude people using that product. Some VA loans can be written with zero down. If they have a down payment option, I hope they consider FHA and VA loans -- maybe by including language that DP limits apply only to conventional loans? (and thereby just adding to the growing confusion.)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_09:18:50", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 07:18 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}, "12485537": {"up_voted": false, "ip": "", "has_replies": false, "message": "Anonymous -<br><br>I appreciate your adding to the conversation, but common courtesy would dictate that if you are going to copy another persons words verbatim that you give them credit for it.<br><br>Tyler wrote what you copied above at: <a href=\"http://www.fivecentnickel.com/2009/02/04/15000-homebuyer-tax-credit/#comment-128730\" rel=\"nofollow\">http://www.fivecentnickel.com/2009/02/04/15000-...</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_09:29:36", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 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}, "12485538": {"up_voted": false, "ip": "", "has_replies": false, "message": "Great Post", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_16:00:45", "killed": false, "user_key": "20572b6c279892aab2563bb3a8f96526", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 02:00 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}, "12485539": {"up_voted": false, "ip": "", "has_replies": false, "message": "I will be waiting to see what version of the bill makes it to vote on Tuesday AND what ends up being signed by the President.  It will be exciting to see if this does indeed help qulified buyers start buying<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Linda Craft-Raleigh Real Estate&#180;s last blog post..<a href=\"http://blog.lindacraft.com/?p=248\" rel=\"nofollow\">Staging Your House to Sell</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_16:35:31", "killed": false, "user_key": "949b11b74203e771a1887c2052ea0b0b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 02:35 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}, "12485540": {"up_voted": false, "ip": "", "has_replies": false, "message": "It will certainly be excited to see where this all goes - for me, I am making the assumption that I will be getting the $7,500 tax credit as a loan since our escrow closes this upcoming week.  If I get anything above that - it's the frosting on the cake...<br><br>it reminds of the bible story (sorry if this offends anyone) of the guy who asked someone in the morning to work in his field for a denarus - then an hour later, he asked someone else to work in his field for a denarus, then an hour later he did the same thing.  Finally, at the end of the day, he paid everyone a denarus - and the people who came to work early said \"why are we getting paid the same as those who only worked an hour? That isn't fair\" and the owner of the field said - how did i wrong you?  Didn't you agree to work for me for a denarus?  I paid you what I told you I would - don't I have the right to pay people whatever I'd like?<br><br>Ok - so the story above is a paraphrase - but you get the idea- if you purchase your home today, and with all the knowledge you have- if things change tomorrow, how does that TRULY impact you?  You made the agreement - you knew things could change - that's the nature of the game.<br><br>Just my 2 cents", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_16:45:23", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 02:45 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}, "12485541": {"up_voted": false, "ip": "", "has_replies": false, "message": "Thank you for this wonderful post.  I am not tax savvy at all, if you folks could help me understand the proposed tax credit to my own situation, I would greatly appreciate it.<br><br>We close escrow in mid-March of '09.  We seem to just be lucky people who are going to buy our first home in a crazy real estate market.  <br><br>We always get money back on our tax return.  The way I had understood the original $7500 tax credit is that a check would be cut to you with your return.  Maybe I got that wrong.<br><br>One of the above posts seems to imply that there is no check issued.  How do we best take advantage of this credit if it does indeed get signed into law?  Should we change our withholding so less is taken out?   <br>Thank you.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_17:48:15", "killed": false, "user_key": "dad8e28cb1ac87dafe1af4123124e13e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 03:48 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}, "12485542": {"up_voted": false, "ip": "", "has_replies": false, "message": "Tim - right now everything is speculative - the current situation - IF the stimulus package does NOT get passed would be that you would indeed qualify for a $7,500 additional tax credit on top of your normal refund.  You would have to pay back the $7,500 starting in two years at $500 every year on your taxes, meaning you would get less of a refund.  This is how the current law stands.<br><br>In the proposed stimulus package, there are two factors - <br>First - the house made the $7,500 free and clear, meaning they waived the requirement to pay it back.  They only did this for people purchasing in 2009, and they had until July 1, 2009 in order to claim the $7,500.  <br><br>Second - when the house passed this to the senate, the senate initially changed the date from July 1, 2009 to September 1, 2009.  It would still allow for first time homebuyers to claim the $7,500, and not have to pay it back.<br><br>Third - A senator from Georgia proposed a new amendment, which would provide a $15,000 NON-refundable tax credit for ALL homebuyers - starting from the day the stimulus package gets signed into law.  This non-refundable tax credit means you can only get back what you paid or owe to the IRS, nothing more.  For example, when I do my taxes, I learn that my tax liability is $3,500 for 2008, but the IRS took $4,500 out of my paycheck, so I normally get $1,000 refund.  With this new credit, if I qualified for it, would mean that I would owe $0 in taxes for 2008, and I would get back all $4,500 that was taken out of my paycheck.  I would also get back any money in 2009 that was taken out of my paycheck, up to $11,500 ($15,000 - $3,500 from 2008).  Now - I could decide to change my withholdings so that i get no money taken out of my paycheck each month, which would put more money in my pocket each month - and then after 2009, I could change my withholding back to what it is today.  OR - I could decide to just continue paying the IRS, and then when I do my taxes for 2009, I would get everything back.<br><br>Again - the stimulus bill is that - it is just a bill - it is not a law.  Until this gets signed into law - everyone is just speculating.  Given that you are planning to close in MArch, you probably won't have much to worry about, unless things drastically change.  As it stands right now, assuming your house is $150,000, and your tax liability (NOT what was taken out of your paycheck for 2008, but what you actually owed the government in 2008) is below $15,000, you'll get all your money back.<br><br>Hope this helps to clarify", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-08_18:49:20", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/08/2009 04:49 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}, "12485543": {"up_voted": false, "ip": "", "has_replies": false, "message": "Hello all,<br>Great postings thanks.<br>I have a question concerning my situation and the original qualifying dates. I bought my house the end of february but was unable to live in it due to renovations so we rented until mid april. I know I am not lucky enough to get free money but I would like to get the 7,500 loan. what is the interprepation of this situation would a renovated unlivable house fall in the same category as constructed therefor allowing me to apply the occupency date which is within the allowed dates. Thanks", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_12:23:07", "killed": false, "user_key": "7cad730a2c8658c9faa48befe87f08b3", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 10:23 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}, "12485544": {"up_voted": false, "ip": "", "has_replies": false, "message": "My wife and i bought a new house in AUG 2008 but we could not get the $7500 credit . My wife currently owns a home so we dont qualify is there any relief in the new bill for us? Just because my wife owns a home we dont qualify even though we bought a new one together.<br>any help would be appreciated thanks.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-09_19:29:25", "killed": false, "user_key": "6fce980b386ba25afec1eb807915f75c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 05:29 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}, "12485545": {"up_voted": false, "ip": "", "has_replies": false, "message": "Shawn - my understanding is the new $15,000 credit will be effective on the date it is enacted -- which hasn't happened yet. And as it stands right now, it is NOT retroactive. Now it's possible the language could change before the final version is signed into law, but I've yet to see any talk about making the 15K credit retroactive.<br><br>So, since you bought in Aug 2008, you'd fall under the existing $7500 \"credit\", which it sounds like you are not eligible for.<br><br>All that said, I'm not a tax professional and would suggest you contact one for a definitive ruling.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_00:17:00", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 10:17 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}, "12485546": {"up_voted": false, "ip": "", "has_replies": false, "message": "Tyler - did you close on your home? I'd also like to take a moment to \"publicly\" thank you for all your contributions to these threads!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_00:17:58", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 10:17 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}, "12485547": {"up_voted": false, "ip": "", "has_replies": false, "message": "Jay - thanks for asking - we did our final walkthrough, and they were supposed to fix the heater, and it wasn't fixed - so they need to still do the repairs - we are in limbo, but hoping to close soon - within the week - all we are waiting for now is the final heather fix...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_00:55:42", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 10:55 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}, "12485548": {"up_voted": false, "ip": "", "has_replies": false, "message": "it also looks like the final version the senate is going to pass eliminates the \"waiver of repayment\" of the original $7,500 tax credit - so it looks like i will be getting a $7,500 interest free loan unless this heater thing drags out...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_01:00:14", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/09/2009 11:00 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}, "12485549": {"up_voted": false, "ip": "", "has_replies": false, "message": "COPY AND EDIT THIS LETTER, SEND IT TO THE STIMULUS CONFERENCE COMMITTEE (MAKE IT UNIQUE TO YOU).<br><br>Dear Senator :<br>I write today to thank Congress for its hard work on a much needed stimulus package and to express my concern about the $15,000 tax credit for home buyers.  <br>Last week, Senator Isakson\u2019s amendment to the stimulus replaced a $7,500 refundable tax credit with a $15,000 non-refundable one.  The amendment is designed to encourage home purchases by higher-income households with a reduced risk of default.  What the amendment fails to do is encourage purchases by those of us who are responsible and credit-worthy, but whose tax liability is nowhere near $15,000.  Even the provision that allows tax payers to spread the credit evenly between two years is insufficient, as many of us have liabilities that are still only half the allowable credit.  To make this incentive truly work for the American people and the American economy, the $15,000 credit must be made fully refundable to credit-worthy homebuyers at or above a certain income level.<br>In my own case, I work in the education field, which is not well known for its high salaries.  Despite this, I have waited and saved been frugal with my spending for some years so I might purchase a home.  In March, I will close on a foreclosed property in my hometown.  My new home will need much work, as many foreclosures do.  In most cases, the purchase of a home is the largest investment an individual will make in his or her lifetime.  The spending that goes with it \u2013 spending for furnishings, improvements, renovations, maintenance, and appliances \u2013 infuses the economy with thousands of dollars per home.  <br>Passage of the current bill will reduce my tax refund by $3,500 over the current incentive.  That doesn\u2019t make me excited to go out and spend.  I could only dream of making enough money to recoup the entire credit in this bill, but what does it say to give a full $15,000 refund to someone making $122,000 a year, but less than a third of that amount to someone like me?  Does that individual need the money more?  Will they actually spend much of their refund?  Is it sending the right message to the true middle class?  I\u2019m not sure I can answer those questions, but I know that if Congress gave $15,000 to an individual making $45,000 a year, they would put it to good use!<br>By making the $15,000 credit fully refundable would allow me and others like me to stimulate the economy with purchases of furniture, equipment, hardware, and create jobs in areas like maintenance, pest control, landscaping, construction, plumbing, and contracting.  In my home alone, there is a laundry list of improvements that need to be made, totaling nearly $17,000.  By refunding Senator Isakson\u2019s tax credit, the entire amount would be circulated into the economy.  Without it, me and homebuyers like me will likely stash what little we qualify for away.  <br>Many see this credit as a windfall for undeserving or wealthy homebuyers.  Currently, it is.  By refunding the entire portion, it really becomes a windfall for the sectors of our economy that need it most.  Help us to improve our lives while improving the economy by making the $15,000 homebuyer\u2019s tax credit refundable.<br>Thank you for your consideration,", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_09:58:15", "killed": false, "user_key": "9694763485e00d0745317eca12441902", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 07:58 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}, "12485550": {"up_voted": false, "ip": "", "has_replies": false, "message": "FOR THOSE WHO BOUGHT IN JANUARY:<br>THE HOUSE PASSED THE BILL FOR A $7500 TAX CREDIT THAT DOESN'T NEED TO BE REPAID AND IS AFFECTIVE FOR PURCHASES OF HOMES AFTER 01/01/09.<br>THE SENATE CHANGED IT TO A $15,000 TAX CREDIT BUT IT IS ONLY AFFECTIVE FOR PEOPLE WHO PURCHASES AFTER IT'S SIGNED.<br>IF THE SENATE PASSES THERE'S TODAY, THEN THERE WILL BE A MEETING BETWEEN MEMBERS OF THE SENATE AND MEMBERS OF THE HOUSE TO WORK OUT THE DIFFERENCES BETWEEN THE 2 BILLS.<br>I BOUGHT IN JANUARY SO I OBVIOUSLY WANT THE $15,000 TAX CREDIT THE SENATE PROPOSED BUT WITH THE START DATE THE HOUSE PROPOSED.<br>YOU NEED TO MAKE YOUR VOICE HEARD AND CONTACT YOUR SENATORS AND HOUSE REPRESENTATIVE. THIS IS AMERICA SO YOUR VOICE IS YOUR POWER. E-MAIL THEM OR CALL THEM. HERE IS A CONVENIENT NUMBER. CALL AND ENTER YOU ZIP CODE AND IT WILL GET YOU IN CONTACT WITH ALL OF YOUR CONGRESSMEN. DECISIONS ARE BEING MADE, DO IT TODAY. 1-866-924-NAHB (6242)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_13:03:40", "killed": false, "user_key": "3e81ade504b22c40bd9481909aeeddc8", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 11:03 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}, "12485551": {"up_voted": false, "ip": "", "has_replies": false, "message": "WOW  - thanks for all the translations on this!  I have a couple anxious to close on their new home and we are ready to go, but waiting for the effective date on this one.  Right now our close date is 2/17 or sooner.  They want to be in their new house sooner of course, but I am asking them to wait to see when this one takes effect.  It is $15,000!!!!!<br><br>Thanks so much for following it through!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_14:14:13", "killed": false, "user_key": "71ae3cc18a7ffebe0239483691fc1ea5", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 12:14 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}, "12485552": {"up_voted": false, "ip": "", "has_replies": false, "message": "Tyler wrote: \"it also looks like the final version the senate is going to pass eliminates the \u201cwaiver of repayment\u201d of the original $7,500 tax credit - so it looks like i will be getting a $7,500 interest free loan unless this heater thing drags out\u2026\"<br><br>Tyler - this is in a <a href=\"http://online.wsj.com/article/SB123428903633569181.html\" rel=\"nofollow\">Wall St Journal article dated today</a>:<br><blockquote>The current legislation waives the need to pay back a $7,500 credit on properties purchased by first-time buyers between Jan. 1 and the end of August.</blockquote><br><br>I'm still trying to find the final Senate bill, believe it or not, there is conflicting info out there on the big bad internet... ;)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_18:30:53", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 04:30 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}, "12485553": {"up_voted": false, "ip": "", "has_replies": false, "message": "Even if you can find the final senate bill, it will need to go back to the house for reconciliation because the house and senate bills are different. But my gut is that the senate bill won't change much.<br><br>Jay, thanks for all the info and updates. This is a great crash course, and I will pass it along to some of my buyers.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-10_21:30:54", "killed": false, "user_key": "ad03aed2e18b8c275189c6ab7d20eea0", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/10/2009 07:30 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}, "12485554": {"up_voted": false, "ip": "", "has_replies": false, "message": "I just wanted to right in and praise Tyler. I have been searching all over the net for 6 hours straight trying to understand this new bill, and this was by far the clearest explanation i have read.  <br><br><br>I am a very young professional making a little over 60K<br>I am not married<br>I have no kids<br>I dont have a home (yet... ;)<br><br>So i get TAXED. HARD.<br><br> A single guy, buying a house/condo on his own is very hard, even with making 60k. This tax bill is such a blessing if i understand it right, which tyler got me on the right track too.<br><br>So if i am understanding this right.....<br><br>Say i am going to buy a house May 09<br>I could change my withholdings RIGHT NOW, to effectively ZERO out any Fed income Tax taken out of my check. Thats 400 every paycheck!!!!  <br>So one year i pay about 10,000 in fed income tax, leaving 5 grand left over i need to take advantage of. <br>From what i am understanding is, i can spread this over to my 2010 tax year, up to the 5,000.<br><br>So in the end, i would end up getting an extra 400 on my paychecks for about a year and half?<br><br>Am i understanding that right?<br><br>Here is Tylers great post below.<br><br>THANKS AGAIN!<br><br>\"tyler 02.08.09 at 4:49 pm<br><br>    Tim - right now everything is speculative - the current situation - IF the stimulus package does NOT get passed would be that you would indeed qualify for a $7,500 additional tax credit on top of your normal refund. You would have to pay back the $7,500 starting in two years at $500 every year on your taxes, meaning you would get less of a refund. This is how the current law stands.<br><br>    In the proposed stimulus package, there are two factors -<br>    First - the house made the $7,500 free and clear, meaning they waived the requirement to pay it back. They only did this for people purchasing in 2009, and they had until July 1, 2009 in order to claim the $7,500.<br><br>    Second - when the house passed this to the senate, the senate initially changed the date from July 1, 2009 to September 1, 2009. It would still allow for first time homebuyers to claim the $7,500, and not have to pay it back.<br><br>    Third - A senator from Georgia proposed a new amendment, which would provide a $15,000 NON-refundable tax credit for ALL homebuyers - starting from the day the stimulus package gets signed into law. This non-refundable tax credit means you can only get back what you paid or owe to the IRS, nothing more. For example, when I do my taxes, I learn that my tax liability is $3,500 for 2008, but the IRS took $4,500 out of my paycheck, so I normally get $1,000 refund. With this new credit, if I qualified for it, would mean that I would owe $0 in taxes for 2008, and I would get back all $4,500 that was taken out of my paycheck. I would also get back any money in 2009 that was taken out of my paycheck, up to $11,500 ($15,000 - $3,500 from 2008). Now - I could decide to change my withholdings so that i get no money taken out of my paycheck each month, which would put more money in my pocket each month - and then after 2009, I could change my withholding back to what it is today. OR - I could decide to just continue paying the IRS, and then when I do my taxes for 2009, I would get everything back.<br><br>    Again - the stimulus bill is that - it is just a bill - it is not a law. Until this gets signed into law - everyone is just speculating. Given that you are planning to close in MArch, you probably won\u2019t have much to worry about, unless things drastically change. As it stands right now, assuming your house is $150,000, and your tax liability (NOT what was taken out of your paycheck for 2008, but what you actually owed the government in 2008) is below $15,000, you\u2019ll get all your money back.<br><br>    Hope this helps to clarify\"", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_03:13:20", "killed": false, "user_key": "1a298ff2b1f4ccb4816e6873b97daa2c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 01:13 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}, "12485555": {"up_voted": false, "ip": "", "has_replies": false, "message": "Chris - Agreed, Tyler has been a huge help. He's right smack in the middle of closing on a home and has really done his research!<br><br>You've *almost* nailed it. One thing, and it's pretty subtle, but can make a big difference.<br><br>The <i>current</i> language in the bill says this:<br><br><blockquote>AMOUNT.\u2014At the election of the taxpayer, the amount of the credit may be <b>equally divided</b> among the 2 taxable years beginning with the taxable year in which the purchase of the principal residence is made.</blockquote> (my emphasis in bold)<br><br>I think the key words in there for you are EQUALLY DIVIDED.<br><br>In your example, zero'ing your withholding and taking $10K of the credit in 2009 and $5K in 2010 wouldn't work (as $10K and $5K aren't equal).<br><br>To maximize your $15K tax credit, you'd want to take $7.5K credit in 2009, and $7.5K in 2010. You'd still have to have a little withheld from your checks, but not nearly as much as you do now.<br><br>A CPA/tax guy should be able to help you figure out very closely what you'd need to do to lower your withholding the right amount. You don't want to under-withhold as our pals at the IRS can fine you for that.<br><br>But you sure don't want to take 10K this year and lose that other 5K because of the (silly in my opinion) current rule that it has to be equally divided.<br><br>I think a LOT of people are going to screw that part up. Maybe that's part of Washington's plan.... ;)<br><br>And of course, none of it's final yet and who knows what could change. I suspect the tax preparers will be up to speed very quickly once the final bill is signed by the President.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-11_03:48:28", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/11/2009 01:48 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}, "12485556": {"up_voted": false, "ip": "", "has_replies": false, "message": "I did not read the actual bill, but the associated press, via yahoo is reporting the following regarding the final version of the bill:<br> \"A $15,000 tax credit for anybody buying a home over the next year was dropped; instead, first-time homebuyers could claim an $8,000 credit for homes bought by the end of August.\"<br>Someone with a legal background can fact-check if they wish; I just thought some here would like to read the link:<br><a href=\"http://news.yahoo.com/s/ap/20090212/ap_on_go_co/congress_stimulus\" rel=\"nofollow\">http://news.yahoo.com/s/ap/20090212/ap_on_go_co...</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-12_12:19:41", "killed": false, "user_key": "4832943f3775f39769de20d7504c4a6e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 10:19 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}, "12485557": {"up_voted": false, "ip": "", "has_replies": false, "message": "You had such fantastic coverage of this whole bill/stimulis transformation; I will be checking back for the latest news! Thanks for gathering this all together for us.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>MaryAnn Knell-Peoria Real Estate&#180;s last blog post..<a href=\"http://peoriahomeoffice.com/blog/?p=206\" rel=\"nofollow\">10 Steps to Achieving the American Dream of Home Ownership!</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-13_00:29:19", "killed": false, "user_key": "73d5885b1495126d39fe47cff349c8ca", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 10:29 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}, "12485558": {"up_voted": false, "ip": "", "has_replies": false, "message": "JAy - I found this - it's pretty official looking:<br><br><a href=\"http://appropriations.house.gov/pdf/Recovery_Bill_Div_B.pdf\" rel=\"nofollow\">http://appropriations.house.gov/pdf/Recovery_Bi...</a><br><br>see page 24 - this is the updated version...pretty clear:<br><br>For all homes purchased by NEW homebuyers between January 1, 2009 and December 1, 2009:  $8,000 refundable tax credit - no need to repay as long as you live in the house for 3 years.<br><br>It pretty much takes the current law and amends it - this is good news for our family...<br><br>But remember folks - until this gets passed by the house and senate AND signed by President Obama - it is not official.  It is as close to official you can get - but not law...<br><br>Glad to help people - it was more out of necessity because of the situation we're in - we get our keys tomorrow!!! Then the fun begins!  That $8,000 will go towards getting energy efficient windows, which then it looks like (i am not 100% positive because i haven't done the extensive research on it like I have the homebuyers credit) I could get another $1,500 tax break for those energy efficient windows...", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-13_00:39:37", "killed": false, "user_key": "9bb71e967fa65a4b53665c4cb9d17d01", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 10:39 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}, "12485559": {"up_voted": false, "ip": "", "has_replies": false, "message": "Using the tax credit to help make your home more energy efficient seems like a really great idea-esp if you are able to then qualifiy for another tax credit!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-13_01:10:22", "killed": false, "user_key": "a40261c949c446ad5feb421c91435369", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/12/2009 11:10 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}, "12485560": {"up_voted": false, "ip": "", "has_replies": false, "message": "RT <a rel=\"nofollow\" href=\"http://twitter.com/PhxREguy\">@PhxREguy</a> New on TPREG: Senate Approves $15,000 Tax Credit for Home Buyers -- <a href=\"http://bit.ly/y1cU\" rel=\"nofollow\">http://bit.ly/y1cU</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_22:57:01", "killed": false, "user_key": "fcc8be96f8821494f1f2ea007d41ee94", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 08:57 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}, "12485561": {"up_voted": false, "ip": "", "has_replies": false, "message": "RT <a rel=\"nofollow\" href=\"http://twitter.com/PhxREguy\">@PhxREguy</a>: New on TPREG: Senate Approves $15,000 Tax Credit for Home Buyers  --  <a href=\"http://bit.ly/y1cU\" rel=\"nofollow\">http://bit.ly/y1cU</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_05:02:52", "killed": false, "user_key": "35bf09847c716b11e1e081042dfff4f1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 03:02 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}, "12485562": {"up_voted": false, "ip": "", "has_replies": false, "message": "That you so much for the great forum, excellent info here!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-21_09:39:51", "killed": false, "user_key": "3404bac8d22ead4ad559cf79bfbf0b43", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/21/2009 06:39 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}, "23706391": {"up_voted": false, "ip": "", "has_replies": false, "message": "The market can definetely use the assistance of the add'l credit that was just added.  But we need to do something that will keep people in their homes and avoid foreclosure.  That's the only way we can correct the housing mess.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-11-21_10:12:07", "killed": false, "user_key": "6ef63eb56d4435a172c9447b8b828b92", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "11/21/2009 08:12 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}, "12498518": {"up_voted": false, "ip": "", "has_replies": false, "message": "The government should really take action about this tax stimulation, I had learn a lot from this site about the certain issue.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-07-11_05:30:09", "killed": false, "user_key": "realestate14", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": false, "votable": true, "date": "07/11/2009 02:30 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}, "15153947": {"up_voted": false, "ip": "", "has_replies": false, "message": "I really wish this senate $15k version passed - the response from the CARS program was just amazing. I think if they upped the current $8k to $15k next year we could see a similar response for housing. Rapid sales and depleted inventory. Problem solved.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-08-20_20:36:11", "killed": false, "user_key": "gainesvillerealestate", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": false, "votable": true, "date": "08/20/2009 05:36 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}, "12485494": {"up_voted": false, "ip": "", "has_replies": false, "message": "Well, it is a start.  Now if we could get some of the fear out of the would be home buyers out there.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>James Boyer&#180;s last blog post..<a href=\"http://www.nj-realestate-agent.com/morristown-nj-condo-for-sale-morristown-nj-real-estate-mls-2642026/\" rel=\"nofollow\">Morristown NJ Condo For Sale / Morristown NJ Real Estate / MLS#:  2642026</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-04_22:08:31", "killed": false, "user_key": "4df49f0c7af57e06e6663c92a3be79a2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/04/2009 08:08 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}, "12485495": {"up_voted": false, "ip": "", "has_replies": false, "message": "Thanks for getting this out there.<br><br>I like this part:<br><br>\"My current opinion (subject to change) is that it will help, but not fix everything wrong with the real estate market.\"<br><br>I agree with the general \"it won't fix everything, but it can't hurt\" opinion.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Justin McHood&#180;s last blog post..<a href=\"http://www.arizonamortgageteam.com/arizona-reverse-mortgages-can-you-get-a-reverse-mortgage-that-isnt-an-fha-hecm-reverse-mortgage/\" rel=\"nofollow\">Arizona Reverse Mortgages: Can You Get A Reverse Mortgage That Isn\u2019t An FHA HECM Reverse Mortgage?</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-04_22:12:15", "killed": false, "user_key": "80d39742802ec6364777639fb2bba080", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/04/2009 08:12 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}, "12485496": {"up_voted": false, "ip": "", "has_replies": false, "message": "Jay,<br>I was told by a client who's in the banking industry that, as a part of the new bill, 4% mortgages will be offered.<br><br>Can you say \"can't twitter now because I'm refinancing my house?\"", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-04_22:55:51", "killed": false, "user_key": "59954d1ae3a10cc94dd492bdd799899a", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/04/2009 08:55 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}, "12485497": {"up_voted": false, "ip": "", "has_replies": false, "message": "Jay..............if it becomes law............it will make a big difference....i am not an accountant either.............but i do know that there are accountants that have mentioned you could take that 15000 and divide it by the number of weeks left in the year and alter your with holding to have access to the money now......it is more help than anything else.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-04_23:42:58", "killed": false, "user_key": "310db0f8e7d0cbd07598f3ab0a010436", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/04/2009 09:42 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}, "12485498": {"up_voted": false, "ip": "", "has_replies": false, "message": "On the $7,500 \"credit\" it works like this:<br>Let\u2019s say you bought a home last year. So when filing your taxes for 2008 you could take a \"credit\" for this year\u2019s taxes. However it's not a real credit because it has to be paid back over 15 years....So you get the $7500 which helps \"today\" but then you pay it all back. (without interest over the next 15 years netting you essentially nothing!) If this is cut from the same cloth then it\u2019s just a way for someone to defer a years worth of taxes (at least 15k worth) and add 1k a year on top of the tax burden for the next 15 years.<br><br>See #16:<br><a href=\"http://www.federalhousingtaxcredit.com/faq.php\" rel=\"nofollow\">http://www.federalhousingtaxcredit.com/faq.php</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_00:24:38", "killed": false, "user_key": "2e987f9fd8b6269d47d200f14b7cc5f2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/04/2009 10:24 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}, "12485499": {"up_voted": false, "ip": "", "has_replies": false, "message": "Missed this news, but sounds like its going to be beneficial to many who acted fast.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_00:37:44", "killed": false, "user_key": "bec614a5ca4650899d50296f9a04b8c2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/04/2009 10:37 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}, "12485500": {"up_voted": false, "ip": "", "has_replies": false, "message": "@Michael - this appears to be different (or is amending) the existing $7500 credit. At least as best I can tell. Everything I've read show the only payback is if, as mentioned in the post, within 24 months you dispose of the home or it is no longer a primary residence. I'm still trying to make sense of conflicting news accounts.<br><br>@jmac - that accounting \"trick\" sounds like a reasonable plan. Assuming of course, you have withholding. Not all of us do ;)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_00:48:08", "killed": false, "user_key": "c00ab99ed7fe734e109c672a200915dc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/04/2009 10:48 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}, "12485501": {"up_voted": false, "ip": "", "has_replies": false, "message": "The housing crisis really needs to be solved by re-instating seller assisted financing.  This would allow first time buyers to have the money needed to provide a down payment on a home.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Sarah&#180;s last blog post..<a href=\"http://www.onlinemoneyforfree.com/?p=22\" rel=\"nofollow\">Free Grocery Food</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_01:44:34", "killed": false, "user_key": "b9ddf093e0e5bcdbe10aa619f9dc8c92", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/04/2009 11:44 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}, "12485502": {"up_voted": false, "ip": "", "has_replies": false, "message": "It would be nice if legislation was written in plain English (or American) so that everything was understandable by ordinary citizens. But I do think this is a pure tax credit, not requiring payback unless selling within 2 years and it should help stimulate demand. After all, as Jay said, 15k is a nice chunk of change.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>howard&#180;s last blog post..<a href=\"http://www.charlestononlinehomes.com/blogs/howard_arnoff/archive/2009/02/04/mr-and-mrs-seller-would-you-like-me-to-show-your-home.aspx\" rel=\"nofollow\">Mr. and Mrs. Seller, would you like me to show your home</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_06:56:22", "killed": false, "user_key": "be15e5ce572c0a28c9e42af4ecc5a71e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 04:56 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}, "12485503": {"up_voted": false, "ip": "", "has_replies": false, "message": "Johnny Isakson started a real estate company in the Atlanta area that he ran for well over 20 years. Lately, he has been very vocal about the need to clean up the existing forclosure inventory in order to stabilize the housing market.  I'm not completely familiar with this bill yet, but a $15,000 tax credit on top of already low housing prices sounds good.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Tina Fountain&#180;s last blog post..<a href=\"http://www.tinafountain.com/blog/tina-fountain/1513-jones-road-roswell-luxury-home/show/\" rel=\"nofollow\">1513 Jones Road - Roswell Luxury Home</a></em>&lt;/abbr&gt;", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-02-05_08:49:29", "killed": false, "user_key": "bd26e86a62a9f3051b171237a60ef4cc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "02/05/2009 06:49 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": "25011752", "user_id": "anonymous", "forum_id": "152356", "hash": 1721577669145152476}, "thread": {"days_alive": 0, "slug": "senate_approves_15000_tax_credit_for_home_buyers", "paginate": false, "num_pages": 1, "num_posts": 72, "per_page": 0, "total_posts": 0, "realtime_paused": true, "id": 25011752, "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"};
	/* */ this.jsonData.cookie_messages = {"user_created": null, "post_has_profile": null, "post_twitter": null, "post_not_approved": null}; this.jsonData.session = {"url": null, "name": null, "email": null}; /* */

	
	this.curPageId = 'dsq-comments';

	this.frames = {};
};

var disqus_popup_reference = null;

if(typeof DsqLocal == 'undefined') {
	DsqLocal = {};
}



/**
 * Dsq.Strings: UI strings
 */
Dsq.Strings = new function() {
	this.ADD_NEW_COMMENT = "Add New Comment";
	this.LOG_INTO_DISQUS = "Log into DISQUS";
	this.USE_MEDIA = "Use Media";
	this.LOGOUT = "Logout";
	this.SHARING_OPTIONS = "Sharing options";
	this.SHARE_ON = "Share on";
	this.TWEET_THIS_COMMENT = "Tweet this comment";
	this.SHARE_ON_NEWSFEED = "Share on news feed";
	this.SEND_UPDATE_TO_YAHOO = "Send update to Yahoo!";
	this.REBLOG_ON = "Reblog on";
	this.CONFIGURE_OPTIONS = "Configure options";
	this.POST_AS = "Post as";
	this.SORT_BY = "Sort by";
	this.SUBSCRIBE_BY_EMAIL = "Subscribe by email";
	this.SUBSCRIBE_BY_RSS = "Subscribe by RSS";
	this.POPULAR_NOW = "Popular now";
	this.BEST_RATING = "Best Rating";
	this.NEWEST_FIRST = "Newest first";
	this.OLDEST_FIRST = "Oldest first";
	this.HIGHLIGHTED = "Highlighted";
	this.UNSUBSCRIBE = "Unsubscribe";
	this.REQUIRED = "Required";
	this.OPTIONAL = "Optional";
	this.YOU_ARE_COMMENTING_AS_A = "You are commenting as a";
	this.LOGIN_BELOW = "Login below";
	this.PLEASE_LOGIN_BELOW_TO_COMMENT = "Please login below to comment.";
	this.SUBSCRIBE_TO_ALL_COMMENTS_BY_EMAIL = "Subscribe to all comments by email";
	this.DO_NOT_SUBSCRIBE_TO_COMMENTS = "Do not subscribe to comments";
	this.REALTIME_UPDATING_IS = "Real-time updating is";
	this.ENABLED = "enabled";
	this.PAUSED = "paused";
	this.PAUSE = "Pause";
	this.RESUME = "Resume";
	this.SHOW = "Show";
	this.JUST_NOW = "Just now";
	this.REPLY = "Reply";
	this.EDIT = "Edit";
	this.FLAG = "Flag";
	this.MODERATE = "Moderate";
	this.CANCEL = "Cancel";
	this.REPLYING_TO = "Replying to";
	this.REPORT_MISSING_REACTIONS = "Report missing reactions";
	this.POST_A_COMMENT = "Post a comment";
	this.FLAG_INAPPROPRIATE_COMMENT = "Flag inappropriate comment";
	this.FLAGGED = "Flagged";
	this.NO = "No";
	this.YES = "Yes";
	this.NEVER_MIND = "Never mind";
	this.ARE_YOU_SURE_YOU_WOULD_LIKE_TO_REPORT_THIS_COMMENT_TO_A_MODERATOR = "Are you sure you would like to report this comment to a moderator";
	this.THIS_WILL_FLAG_COMMENTS_FOR_MODERATORS_TO_TAKE_ACTION = "This will flag comments for moderators to take action";
	this.TO_RATE_PLEASE_LOG_IN = "To rate, please log in";
	this.JUST_A_MOMENT = "Just a moment...";
	this.GUEST = "Guest";
	this.NAME = "Name";
	this.EMAIL = "Email";
  this.WEBSITE = "Website";
  this.SETTINGS = "Settings";
  this.MODERATOR_OPTIONS = "Moderator options: ";
};
// Dsq.Strings

/**
 * Dsq.FmtStrings: functions that return interpolated UI strings
 */
Dsq.FmtStrings = new function() {
	// Seems we have to use named interpolation for Django to translate. Investigate more.
	this.LOGGED_IN_AS = function(username) {
		return Dsq.Utils.interpolate('Logged in as %(username)s', {username:username});
	};

	this.LOGOUT_FROM = function(disqus) {
		return Dsq.Utils.interpolate('Logout from %(disqus)s', {disqus:disqus});
	};

	this.SHOWING_COMMENTS_FULL = function(total, num) {
		if (num === 1) {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> of <span id='dsq-total-posts'>%(total)s</span> comment", {num:num, total:total});
		} else {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> of <span id='dsq-total-posts'>%(total)s</span> comments", {num:num, total:total});
		}
	};

	this.SHOWING_COMMENTS_WITHOUT_PAGINATION = function(num) {
		if (num === 1) {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> comment", {num:num});
		} else {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> comments", {num:num});
		}
	};

	this.NUMBER_OF_COMMENTS = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s comment'
				: '%(num)s comments'
			), {num:num});
	};

	this.NUMBER_OF_LIKES = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s like'
				: '%(num)s likes'
			), {num:num});
	};

	this.NUMBER_OF_POINTS = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s point'
				: '%(num)s points'
			), {num:num});
	};
};
// Dsq.FmtStrings





Dsq.CSRF_TOKEN = '4f0bfca82e06c976a1efdd7c783a5fd0';
Dsq.COMMENTS_RE = /(<li.*?id="?dsq-comment-(\d+)"?.*?>)((?:.|\s)*?)(<\/li>)/gim;
Dsq.POST_RE = /(<div.*?id="?dsq-comment-header-(\d+)"?.*?>)((?:.|\s)*?)(<\/div>)\s*(<div.*?class="?dsq-comment-body"?.*?>)((?:.|\s)*)(<\/div>)/gim;
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=senate_approves_15000_tax_credit_for_home_buyers' +
		'&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/senate_approves_15000_tax_credit_for_home_buyers/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_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='	+ 'senate_approves_15000_tax_credit_for_home_buyers'
			+ '&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/senate_approves_15000_tax_credit_for_home_buyers/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">72</span> Comments\
	 &nbsp;\
	 <span class="dsq-item-feed">\
	 <a href="http://disqus.com/forums/tpreg/senate_approves_15000_tax_credit_for_home_buyers/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" selected="selected">Popular now</option>\
	 <option value="best" >Best Rating</option>\
	 <option value="newest" >Newest first</option>\
	 <option value="oldest" >Oldest first</option>\
	 </select>\
	 &nbsp;\
	 </span>\
	 <span class="dsq-item-cp"><a href="http://disqus.com/forums/tpreg/senate_approves_15000_tax_credit_for_home_buyers/">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/senate_approves_15000_tax_credit_for_home_buyers/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:25011752" 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'				: 'senate_approves_15000_tax_credit_for_home_buyers',
			// 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/senate_approves_15000_tax_credit_for_home_buyers/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='	+ 'senate_approves_15000_tax_credit_for_home_buyers'
			+ '&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='	+ 'senate_approves_15000_tax_credit_for_home_buyers'
			+ '&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='		+ 'senate_approves_15000_tax_credit_for_home_buyers'
				+ '&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/25011752/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);
		that._openidInterval = window.setInterval(that.completeConnect, 1000);
	};

	this.completeConnect = function() {
		if (that._openidWindow.closed) {
			window.clearInterval(that._openidInterval);
			window.location.reload();
		}
	};
};

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

	this.hide = function(id) {
		Dsq.Utils.execScript('http://disqus.com/forums/tpreg/hidereaction.js?' + 'reaction_id=' + id);
	};

	this.reportMissingReactions = function() {
		if (!Dsq.jsonData.request.is_moderator || !Dsq.jsonData.forum.reactions_enabled) {
			return;
		}

		if (Dsq.jsonData.thread.queued) {
			Dsq.Popup.popModal('Your report has been received. The system will automatically search for new reactions; if any are found, they will be displayed on this comment thread.<br/><br/>Thank&nbsp;you.',
												 'Reported missing reactions');
			return;
		}

		Dsq.Utils.execScript(Dsq.jsonData.settings.disqus_url + '/forums/tpreg/queueurl.js');
	};
};

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

	obj.authenticate = function() {
		var url = Dsq.jsonData.settings.disqus_url + "/saml/cnn/try/";
		Dsq.Utils.postToUrl(url, {'target': document.location}, true);
	};

	return obj;
}();


if(Dsq.Utils.ie6) {
	(function() {
		DSQ_HEADER_AVATAR_RE = /<div class="dsq-header-avatar"(.*?)>/gim;
		Dsq.Templates.registerFilter('postPrependHeader', function(html, post_id) {
			// Add "onmouseout" for dsq-header-avatar for dropProfile
			// functionality since IE6 cannot use :hover.
			function _headerAvatarReplace(content, inner, _unused, html) {
				return '<div class="dsq-header-avatar" '
					+ inner
					+ ' onmouseout="Dsq.Post.dropProfile(' + post_id + ')">';
			}
			html = html.replace(DSQ_HEADER_AVATAR_RE, _headerAvatarReplace);
			return html;
		});
	})();
}





	// TODO: Move Seesmic code outside of the main script.  Don't let this script clobber the global namespace.
	if(typeof seesmic == 'undefined') { var seesmic = {}; }
	seesmic.widget = new function () {
		this.callback = function (data) {
			playerVersion = data.disqusplayer;
		};
	};

	
	var scriptEl = document.createElement('script');
	scriptEl.setAttribute('type', 'text/javascript');
	scriptEl.setAttribute('src', 'http://seesmic.com/version.js?callback=seesmic.widget.callback');
	document.getElementsByTagName('head')[0].appendChild(scriptEl);

	
	var scriptEl = document.createElement('script');
	scriptEl.setAttribute('type', 'text/javascript');
	scriptEl.setAttribute('src', 'http://media.disqus.com/javascript/library/swfobject.js');
	document.getElementsByTagName('head')[0].appendChild(scriptEl);

	function see_play_video(_videoUri, _add) {
		var swf = !!playerVersion ? playerVersion : 'http://seesmic.com/embeds/StandalonePlayer.swf';

		flashcontentDiv = Dsq.$(_videoUri + '_content');
		previewDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_preview');
		hideDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_hide');
		showDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_show');
		if(_add) {
			// push flash widget
			var so = new SWFObject(swf, 'sotester', '300', '270', '9', '#000000');
			so.addVariable('video', _videoUri);
			so.addParam('allowFullScreen', 'true');
			so.addParam('allowScriptAccess','always');
			so.useExpressInstall('swfobject/expressinstall.swf');
			so.write(_videoUri + '_content');

			previewDiv.style.display = 'none';
			hideDiv.style.display = 'block';
			showDiv.style.display = 'none';
		}
		else {
			flashcontentDiv.innerHTML = '';
			previewDiv.style.display = 'block';
			hideDiv.style.display = 'none';
			showDiv.style.display = 'block';
		}
	};





(function() {
	//
	// Load theme.  This overrides the base templates with template functions
	// from the respective themes.
	//
	if (Dsq.jsonData.integration.theme == 4) {
		var theme = 'narcissus';
		// HACK: Set variable on window to use post message.
		window.disqus_use_postmessage = true;

		
		for(var prop in Dsq.Themes[theme]) {
			if(Dsq.Themes[theme] && Dsq.Themes[theme].hasOwnProperty(prop)) {
				Dsq.Templates[prop] = Dsq.Themes[theme][prop];
			}
		}
		
		for(var prop in Dsq.Post) {
			if(Dsq.Themes[theme] && Dsq.Themes[theme].hasOwnProperty(prop)) {
				Dsq.Post[prop] = Dsq.Themes[theme][prop];
			}
		}
	}

	//
	// Register templates.  This must be done after all themes are loaded.
	//
	Dsq.Templates.registerTemplate('authPost', Dsq.Templates.authPost);
	Dsq.Templates.registerTemplate('header', Dsq.Templates.header);
	Dsq.Templates.registerTemplate('footer', Dsq.Templates.footer);
	Dsq.Templates.registerTemplate('trackbacks', Dsq.Templates.trackbacks);
	Dsq.Templates.registerTemplate('reactions', Dsq.Templates.reactions);
	Dsq.Templates.registerTemplate('prependPost', Dsq.Templates.prependPost);
	Dsq.Templates.registerTemplate('appendPost', Dsq.Templates.appendPost);
	Dsq.Templates.registerTemplate('postPrependHeader', Dsq.Templates.postPrependHeader);
	Dsq.Templates.registerTemplate('postAppendHeader', Dsq.Templates.postAppendHeader);
	Dsq.Templates.registerTemplate('preBody', Dsq.Templates.preBody);
	Dsq.Templates.registerTemplate('postBody', Dsq.Templates.postBody);
	Dsq.Templates.registerTemplate('postFooter', Dsq.Templates.postFooter);
	Dsq.Templates.registerTemplate('_popupGeneric', Dsq.Templates._popupGeneric);
	Dsq.Templates.registerTemplate('voted', Dsq.Templates.voted);
	Dsq.Templates.registerTemplate('popupProfile', Dsq.Templates.popupProfile);
	Dsq.Templates.registerTemplate('postBox', Dsq.Templates.postBox);
	Dsq.Templates.registerTemplate('pagination', Dsq.Templates.pagination);
	Dsq.Templates.registerTemplate('postComment_onSuccess', Dsq.Templates.postComment_onSuccess);

})();

Dsq.container.className = "clearfix";
Dsq.container.innerHTML = ' \
<ul id="dsq-comments">\
	 <li id="dsq-comment-12485494">\
	 <div id="dsq-comment-header-12485494" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485494" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485494" href="http://www.nj-realestate-agent.com/" target="_blank" rel="nofollow">James Boyer @ Morristown NJ re</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485494" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485494" class="dsq-comment-message">Well, it is a start.  Now if we could get some of the fear out of the would be home buyers out there.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>James Boyer&#180;s last blog post..<a href="http://www.nj-realestate-agent.com/morristown-nj-condo-for-sale-morristown-nj-real-estate-mls-2642026/" rel="nofollow">Morristown NJ Condo For Sale / Morristown NJ Real Estate / MLS#:  2642026</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485495">\
	 <div id="dsq-comment-header-12485495" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485495" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485495" href="http://www.arizonamortgageteam.com/arizona-va-loans/" target="_blank" rel="nofollow">Justin McHood</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485495" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485495" class="dsq-comment-message">Thanks for getting this out there.<br><br>I like this part:<br><br>"My current opinion (subject to change) is that it will help, but not fix everything wrong with the real estate market."<br><br>I agree with the general "it won\'t fix everything, but it can\'t hurt" opinion.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Justin McHood&#180;s last blog post..<a href="http://www.arizonamortgageteam.com/arizona-reverse-mortgages-can-you-get-a-reverse-mortgage-that-isnt-an-fha-hecm-reverse-mortgage/" rel="nofollow">Arizona Reverse Mortgages: Can You Get A Reverse Mortgage That Isn’t An FHA HECM Reverse Mortgage?</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485496">\
	 <div id="dsq-comment-header-12485496" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485496" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485496" href="http://www.kevintomlinson.com/" target="_blank" rel="nofollow">Kevin Tomlinson</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485496" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485496" class="dsq-comment-message">Jay,<br>I was told by a client who\'s in the banking industry that, as a part of the new bill, 4% mortgages will be offered.<br><br>Can you say "can\'t twitter now because I\'m refinancing my house?"</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485497">\
	 <div id="dsq-comment-header-12485497" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485497" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485497">jmac</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485497" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485497" class="dsq-comment-message">Jay..............if it becomes law............it will make a big difference....i am not an accountant either.............but i do know that there are accountants that have mentioned you could take that 15000 and divide it by the number of weeks left in the year and alter your with holding to have access to the money now......it is more help than anything else.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485498">\
	 <div id="dsq-comment-header-12485498" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485498" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485498" href="http://www.SellingTucsonRealEstate.com/" target="_blank" rel="nofollow">Michael Oliver</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485498" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485498" class="dsq-comment-message">On the $7,500 "credit" it works like this:<br>Let’s say you bought a home last year. So when filing your taxes for 2008 you could take a "credit" for this year’s taxes. However it\'s not a real credit because it has to be paid back over 15 years....So you get the $7500 which helps "today" but then you pay it all back. (without interest over the next 15 years netting you essentially nothing!) If this is cut from the same cloth then it’s just a way for someone to defer a years worth of taxes (at least 15k worth) and add 1k a year on top of the tax burden for the next 15 years.<br><br>See #16:<br><a href="http://www.federalhousingtaxcredit.com/faq.php" rel="nofollow">http://www.federalhousingtaxcredit.com/faq.php</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485499">\
	 <div id="dsq-comment-header-12485499" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485499" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485499" href="http://www.wmdouglas.com/" target="_blank" rel="nofollow">dvine</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485499" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485499" class="dsq-comment-message">Missed this news, but sounds like its going to be beneficial to many who acted fast.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485500">\
	 <div id="dsq-comment-header-12485500" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485500" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485500" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485500" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485500" class="dsq-comment-message">@Michael - this appears to be different (or is amending) the existing $7500 credit. At least as best I can tell. Everything I\'ve read show the only payback is if, as mentioned in the post, within 24 months you dispose of the home or it is no longer a primary residence. I\'m still trying to make sense of conflicting news accounts.<br><br>@jmac - that accounting "trick" sounds like a reasonable plan. Assuming of course, you have withholding. Not all of us do ;)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485501">\
	 <div id="dsq-comment-header-12485501" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485501" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485501" href="http://www.onlinemoneyforfree.com/" target="_blank" rel="nofollow">Sarah</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485501" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485501" class="dsq-comment-message">The housing crisis really needs to be solved by re-instating seller assisted financing.  This would allow first time buyers to have the money needed to provide a down payment on a home.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Sarah&#180;s last blog post..<a href="http://www.onlinemoneyforfree.com/?p=22" rel="nofollow">Free Grocery Food</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485561">\
	 <div id="dsq-comment-header-12485561" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485561" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485561" href="http://twitter.com/hthrflynn/statuses/1178508092" target="_blank" rel="nofollow">hthrflynn (Heather Elias)</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485561" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485561" class="dsq-comment-message">RT <a rel="nofollow" href="http://twitter.com/PhxREguy">@PhxREguy</a>: New on TPREG: Senate Approves $15,000 Tax Credit for Home Buyers  --  <a href="http://bit.ly/y1cU" rel="nofollow">http://bit.ly/y1cU</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485502">\
	 <div id="dsq-comment-header-12485502" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485502" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485502" href="http://www.charlestononlinehomes.com/blogs/howard_arnoff/default.aspx" target="_blank" rel="nofollow">howard@Charleston Real Estate</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485502" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485502" class="dsq-comment-message">It would be nice if legislation was written in plain English (or American) so that everything was understandable by ordinary citizens. But I do think this is a pure tax credit, not requiring payback unless selling within 2 years and it should help stimulate demand. After all, as Jay said, 15k is a nice chunk of change.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>howard&#180;s last blog post..<a href="http://www.charlestononlinehomes.com/blogs/howard_arnoff/archive/2009/02/04/mr-and-mrs-seller-would-you-like-me-to-show-your-home.aspx" rel="nofollow">Mr. and Mrs. Seller, would you like me to show your home</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485503">\
	 <div id="dsq-comment-header-12485503" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485503" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485503" href="http://www.tinafountain.com/" target="_blank" rel="nofollow">Tina Fountain@Atlanta Georgia </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485503" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485503" class="dsq-comment-message">Johnny Isakson started a real estate company in the Atlanta area that he ran for well over 20 years. Lately, he has been very vocal about the need to clean up the existing forclosure inventory in order to stabilize the housing market.  I\'m not completely familiar with this bill yet, but a $15,000 tax credit on top of already low housing prices sounds good.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Tina Fountain&#180;s last blog post..<a href="http://www.tinafountain.com/blog/tina-fountain/1513-jones-road-roswell-luxury-home/show/" rel="nofollow">1513 Jones Road - Roswell Luxury Home</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485504">\
	 <div id="dsq-comment-header-12485504" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485504" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485504" href="http://www.finehomeshouston.com/blog" target="_blank" rel="nofollow">Meg Zoller-Houston Realtor</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485504" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485504" class="dsq-comment-message">I would agree with "it won\'t fix everything" but it can\'t hurt either, so I guess it is worth a try. We will soon find out!<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Meg Zoller-Houston Realtor&#180;s last blog post..<a href="http://www.finehomeshouston.com/blog/14/houston-real-estate-reaps-benefits-of-statewide-population-growth/" rel="nofollow">Houston Real Estate Reaps Benefits of Statewide Population Growth</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485505">\
	 <div id="dsq-comment-header-12485505" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485505" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485505" href="http://www.propertyqwest.com/blog/real-estate-investing.aspx" target="_blank" rel="nofollow">Property Qwest</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485505" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485505" class="dsq-comment-message">I think your final assertion hit the nail on the head:<br><br>"My current opinion (subject to change) is that it will help, but not fix everything wrong with the real estate market."<br><br>These incentives are not going to get everyone to move but let\'s face it - if you can qualify for a loan (still a big IF for many), rates are cheap, prices in many locales are now incredibly cheap (some instances lower than when the boom started), and add a healthy 15k tax break to the mixer .... I\'m not quite sure (if you\'re in a financially stable position) what more you could be waiting for outside of someone just giving their house to you. <br><br>I think too many people miss the point that it is oftentimes MUCH BETTER to buy (within reason) before the bottom because there is generally less competition and huge levels of inventory still remaining.  Both of which, ultimately enables you to be in a much stronger position to negotiate a great deal.<br><br>With all of the incentives on the table with undoubtedly more coming, there will be a time when everyone hops off the fence at the same time (you know, the predictable herd mentality).  The prices may be on the bottom, but everyone will know it and you might find yourself back in the good ole bidding wars.<br><br>In my local area (30 miles East of San Francisco) banks are dumping homes aggressively on the market.   One such house had 25 offers after one day on the market.  The offer I am familiar with was submitted for 5ok over the asking.  Good luck!  It\'s not a big surprise there is some pent-up demand, since our market has been dropping since July / August of 2005.<br><br>In locales like Phoenix, we may not be on the bottom yet, but I\'m hard pressed to believe that we are going to continue to see the substantial price drops at the rate in which they have fallen over the past  1 1/2 years especially with incentives like this likely to come down the pipe.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Property Qwest&#180;s last blog post..<a href="http://www.propertyqwest.com/blog/2009/02/mortgage-applications-move-higher.html" rel="nofollow">Mortgage Applications Move Higher</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485506">\
	 <div id="dsq-comment-header-12485506" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485506" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485506" href="http://www.floridasrealty.com/" target="_blank" rel="nofollow">miami real estate</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485506" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485506" class="dsq-comment-message">Good info! Let us know how things work out.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>miami real estate&#180;s last blog post..<a href="http://www.floridasrealty.com/selling-florida-real-estate" rel="nofollow">Selling Florida Real Estate</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485507">\
	 <div id="dsq-comment-header-12485507" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485507" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485507" href="http://www.FreeInvestmentSeminar.com/" target="_blank" rel="nofollow">Brewer Caldwell</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485507" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485507" class="dsq-comment-message">I think this will definitely help in getting people to buy homes. However, why don\'t they do something to try and help people that are in the hole on their current home? I think a lot more people would be buying homes right now if they could get out from under the ones they already have. I\'d gladly sell my home for market value and not make anything on it just so I could take advantage of the great prices out there on larger homes.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485508">\
	 <div id="dsq-comment-header-12485508" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485508" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485508" href="http://Ask4Greg.com/" target="_blank" rel="nofollow">Gregory Bain</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485508" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485508" class="dsq-comment-message">Smoke and Mirrors! We were promised change and this is just more of the same. Next, BILL will be an offer to privatize social security. That is what Wall Street really wants and it would help all of the politicians\' friends further destroy our country, but it ain\'t going to be of any help for the rest of us.<br><br>Until wages catch up to the cost of housing there is not going to be a significant change in the housing market. (IMHO)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485509">\
	 <div id="dsq-comment-header-12485509" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485509" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485509" href="http://www.SellingTucsonRealEstate.com/" target="_blank" rel="nofollow">Michael Oliver</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485509" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485509" class="dsq-comment-message">If they do make this a real tax credit for 15k it will boom the market. Buyer\'s will have little choice "not to buy “especially when they will see homes start selling quickly again. What else could a buyer on the fence expect? Low 5% rates, 2002 prices (at least in Tucson), desperate sellers, oh and up to $15,000 off your tax bill just for stepping up to the plate. This will work for sure (in my mind). Let\'s see what happens however this is exactly what I think is needed, it\'s almost like hitting a "small jackpot" just to buy a home.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485510">\
	 <div id="dsq-comment-header-12485510" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485510" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485510" href="http://www.joelane.com/real-estate-blog/" target="_blank" rel="nofollow">Colleen@Kennewick Real Estate</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485510" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485510" class="dsq-comment-message">This is exciting news indeed.  First time home buyer or no, I think it\'s time to nudge my oldest kids to buy their first investment property to live in.  :)<br><br>Something like this my get the housing market headed back in the right direction.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Colleen&#180;s last blog post..<a href="http://www.joelane.com/real-estate-blog/1/" rel="nofollow">I Love Jesus But I Drink A Little</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485511">\
	 <div id="dsq-comment-header-12485511" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485511" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485511" href="http://MoCoRealEstate.com/" target="_blank" rel="nofollow">Bruce Lemieux</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485511" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485511" class="dsq-comment-message">As a Realtor and tax payer, I think this is horrible legislation:<br>#1. It will not help a home buyer qualify for a home.<br>#2. This \'relief\' is only directed to a tiny portion of home buyers: those buying this year. What about everyone else?<br>#3. I firmly believe this will not spur any new home buying.<br>#4. It would help run up the deficit by giving out checks to a select few.<br>Money is so cheap right now, I strongly believe that 4% mortgages would definitely spur demand. In addition to this, I would like to see the government find a way to couple this with a re-finance program so that underwater/distress homeowners could qualify somehow.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Bruce Lemieux&#180;s last blog post..<a href="http://mocorealestate.com/2009/02/04/the-montgomery-county-agricultural-reserve-hits-a-milestone/" rel="nofollow">The Montgomery County Agricultural Reserve hits a milestone</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485512">\
	 <div id="dsq-comment-header-12485512" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485512" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485512" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485512" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485512" class="dsq-comment-message">@Bruce - I\'m no fan of the government stepping into and trying to influence market behavior (be that real estate markets, stock markets or whatever) but a little motivation may help those buyers who are "on the fence". And clearly, at least in the Phoenix real estate market, there are a <b>lot</b> of buyers on the fence.<br><br>I\'ve read a lot on this between last night and today. No. it won\'t help everyone. But I can see how it may influence <i>current</i> potential buyers to pull the trigger. Is that fair? Probably not, but life\'s not fair. I\'ve seen people complain along the lines of "But I bought a home in December! What about me?" Well, they have to draw a line somewhere and there will be people on the other side of that line no matter where they draw it.<br><br>A re-fi program, while I would personally love that, isn\'t going to stimulate the housing market. We need to bleed off this excess inventory -- we need buyers. (Though one could make the argument that a re-fi with reduction in principle would put cash in people\'s pockets, which would stimulate the economy as a whole).<br><br>Will it fix everything? Absolutely not. Will it increase the potential buyer pool? I think so.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485513">\
	 <div id="dsq-comment-header-12485513" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485513" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485513" href="http://MoCoRealEstate.com/" target="_blank" rel="nofollow">Bruce Lemieux</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485513" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485513" class="dsq-comment-message">Hi Jay - Thanks for the dialog.  We have a lot of buyers on the fence here outside of D.C. as well.  Fear and Affordability are the two enemies. I don\'t know the best answer to keep people in their homes, but I would like to see something meaningful that helps stop (or at least slows down) the flow of distress sales into inventory.  As long as this continues, values will continue to be pulled down and buyer confidence will continue to be dragged down with it.  Buyers really need *confidence* to buy right now.  My buyers watch interest rates continuously.  Lower rates makes homes more affordable *and* it helps people qualify for homes.  I believe this would effectively spur demand.  And, if \'regular\' home owners can refinance at 4%, then that\'s more money available to spend, save etc. to a *huge* pool of people.  Would a $15K credit hurt? No. But as a tax payer, I don\'t want to give such a big check to such a select few.  I don\'t think it\'s enough to address the Fear and Affordability that consumes our market.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Bruce Lemieux&#180;s last blog post..<a href="http://mocorealestate.com/2009/02/04/the-montgomery-county-agricultural-reserve-hits-a-milestone/" rel="nofollow">The Montgomery County Agricultural Reserve hits a milestone</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485514">\
	 <div id="dsq-comment-header-12485514" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485514" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485514" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485514" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485514" class="dsq-comment-message"><i>Excellent</i> points Bruce - can\'t really find any fault in that logic to argue with!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485515">\
	 <div id="dsq-comment-header-12485515" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485515" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485515" href="http://www.relocateaz.com/" target="_blank" rel="nofollow">Dean Ouellette</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485515" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485515" class="dsq-comment-message">Good job, you beat me to it I am half way done with my write-up... there is no beating Jay is there<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Dean Ouellette&#180;s last blog post..<a href="http://relocateaz.com/2009/02/7-simple-appraisal-tips-to-save-you-time-and-money/" rel="nofollow">7 simple appraisal tips to save you time and money</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485516">\
	 <div id="dsq-comment-header-12485516" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485516" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485516">Welson</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485516" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485516" class="dsq-comment-message">According to Senator Isakson\'s website: <a href="http://isakson.senate.gov/Amdt_106.pdf" rel="nofollow">http://isakson.senate.gov/Amdt_106.pdf</a>, the qualifying purchase date has to be AFTER THE ENACTMENT OF THE STIMULUS BILL. I called Senator Isakson\'s office to confirm this.  When I refer to <a href="http://frwebgate.access.gpo.gov/cgi-bin/getpage.cgi?position=all&amp;page=S1467&amp;dbname=2009_record" rel="nofollow">http://frwebgate.access.gpo.gov/cgi-bin/getpage...</a> for Jan 1,2009 - Dec 31, 2009 purchase date, the Ms over the phone told me that is wrong.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485517">\
	 <div id="dsq-comment-header-12485517" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485517" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485517">Rich</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485517" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485517" class="dsq-comment-message">This plan only has a positive effect if you believe that dropping house prices are only the result of buyer psychology.  I believe that past declines as well as significant continued future drops are a perfectly rational response to current economic conditions.  <br><br>No doubt this program will stimulate a lot of demand.  Indeed the mad rush to beat the deadline in late 2009 could soak up a lot of the inventory and even lead to temporarily rising prices.  But it just delays the inevitable.  In Jan 2010 the bottom drops out of demand, prices almost immediately drop $15K, they resume their slide from there and the duration of the housing downturn is extended.  Just like during the boom, sales in 2009 will largely cannibalize  future sales and 2010 will be an abysmal year for the housing market.<br><br>An additional unintended but foreseeable consequence, the lure of free money will cause thousands of families to overextend themselves at a time when they should be taking on less financial risk.  I predict the foreclosure rate among those taking advantage of this program will be quite high. <br><br>Ultimately a healthy housing market requires stable incomes and prices in line with that income.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485518">\
	 <div id="dsq-comment-header-12485518" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485518" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485518" href="http://AnnArborRealEstateTalk.com/" target="_blank" rel="nofollow">Missy Caulk</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485518" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485518" class="dsq-comment-message">In the Hope for Homeowners bill only 25 have closed, out of the 400,000 they thought would apply only 415 did. It was given to help refinace into gov\'t backed loans. It failed for many reasons as I posted today but mainly because of the requirements and the pay back. <br><br>If you have been reading all day, is this up to 15K required to be paid back?<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Missy Caulk&#180;s last blog post..<a href="http://www.annarborrealestatetalk.com/05/hope-for-ann-arbor-homeowners/" rel="nofollow">Hope for Ann Arbor Homeowners?</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485560">\
	 <div id="dsq-comment-header-12485560" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485560" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485560" href="http://twitter.com/craig42k/statuses/1181003423" target="_blank" rel="nofollow">craig42k (Craig Barrett)</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485560" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485560" class="dsq-comment-message">RT <a rel="nofollow" href="http://twitter.com/PhxREguy">@PhxREguy</a> New on TPREG: Senate Approves $15,000 Tax Credit for Home Buyers -- <a href="http://bit.ly/y1cU" rel="nofollow">http://bit.ly/y1cU</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485519">\
	 <div id="dsq-comment-header-12485519" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485519" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485519" href="http://www.arizonarealestatenotebook.com/" target="_blank" rel="nofollow">John Wake</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485519" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485519" class="dsq-comment-message">Jay, I think if this is enacted as an honest to gawd tax credit (not a tax "deferral" like the previous $7,500 program) then the housing market bottom for metro Phoenix as a whole will be this year for sure.<br><br>The program, since it is for 2009 only, will add a ton of urgency to the market. Right now many potential buyers in many areas of the Valley like the housing prices - affordability is good -  but there is no urgency to buy when prices are falling.<br><br>A temporary program like this could move the needle a bit away from fear and toward greed.<br><br>And politically, being against this program is like being against low interest rates in 2005... Who\'s going to say "no" even if it does have bad long term ramifications.<br><br>(I still don\'t expect all areas of metro Phoenix to bottom out this year even with this program.)<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>John Wake&#180;s last blog post..<a href="http://www.arizonarealestatenotebook.com/2009/02/05/senate-oks-15000-tax-break-for-homebuyers/" rel="nofollow">Senate OKs $15,000 tax break for homebuyers</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485520">\
	 <div id="dsq-comment-header-12485520" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485520" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485520" href="http://www.arianacrafts.com/" target="_blank" rel="nofollow">matha</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485520" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485520" class="dsq-comment-message">has this been confirmed? If yes then i will be save from lot of trouble. I hope this happens pretty soon. Please keep us updated on the issue.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485521">\
	 <div id="dsq-comment-header-12485521" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485521" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485521" href="http://www.searchforvoip.com/" target="_blank" rel="nofollow">voip</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485521" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485521" class="dsq-comment-message">i deff agree that it will not fix everything but it cant hurt. Great blog</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485522">\
	 <div id="dsq-comment-header-12485522" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485522" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485522" href="http://massrealestateguy.com/" target="_blank" rel="nofollow">Jim Gatos</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485522" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485522" class="dsq-comment-message">Instead of blogging about this topic, I just took everyone from my email list that I thought would need to read this and simply sent them a link to this article here. Jay, you\'re a genius. Thanks!<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Jim Gatos&#180;s last blog post..<a href="http://www.massrealestateguy.com/2009/02/my-new-business-card-.html" rel="nofollow">My new business card ...</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485523">\
	 <div id="dsq-comment-header-12485523" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485523" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485523">Pedro</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485523" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485523" class="dsq-comment-message">I spoke with my CPA\'s assistant yesterday and she was under the impression that you would only get a refund based on your tax liability.  She was basing it off of the previous bill for the $7500 tax credit that had to be repaid though.  Anyone know if this new bill has the same stipulation?  It makes sense that it would be limited to your tax liability, but for me, it would be nice if it wasn\'t.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485524">\
	 <div id="dsq-comment-header-12485524" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485524" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485524" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485524" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485524" class="dsq-comment-message">Pedro - in its current state, the credit is limited to your tax liability.<br><br>In other words, if you owe $10,000 in taxes, you would not be allowed to get the $15,000 credit (and have a refund of $5,000)<br><br>BUT, there is a provision to allow the taxpayer to spread the credit out equally over two years.<br><br>So in the example above, assume your total tax liability in 2009 is $10,000. You qualify for the full $15,000 credit. You could take a $7,500 credit in 2009, and another $7,500 credit in 2010 (as long as you had a 2010 tax liability of at least $7,500).<br><br>It should be noted though that the bill has not yet passed both Congress and the Senate. Until it does and gets delivered to the President for signature, anything could change.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485525">\
	 <div id="dsq-comment-header-12485525" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485525" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485525" href="http://www.ankinlaw.com/" target="_blank" rel="nofollow">Mike@Chicago Lawyer</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485525" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485525" class="dsq-comment-message">This is a step in the right direction.  As stated before, I do believe that this will help alleviate the fears associated with buying a house.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485526">\
	 <div id="dsq-comment-header-12485526" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485526" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485526" href="http://www.ankinlaw.com/blog/" target="_blank" rel="nofollow">Mike@Chicago Lawyer</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485526" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485526" class="dsq-comment-message">This is a step in the right direction.  As stated before, I do believe that this will help alleviate the fears associated with buying a house.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Mike&#180;s last blog post..<a href="http://www.ankinlaw.com/blog/2009/02/workers%E2%80%99-compensation-law-%E2%80%93-do-i-have-a-case/" rel="nofollow">Workers’ Compensation Law – Do I Have a Case?</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485527">\
	 <div id="dsq-comment-header-12485527" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485527" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485527" href="http://www.yourvapro.com/content/?page=11" target="_blank" rel="nofollow">VA Home Loan</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485527" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485527" class="dsq-comment-message">"The homebuyer tax credit offered by GOP Sen. Johnny Isakson would apply to any home purchased as a main residence and would cost taxpayers $19 billion."<br>You know I think it\'s funny they say it will cost taxpayers $19 billion. I don\'t think it costs tax payers anything. It would save taxpayers $19 billion from taxes. I am glad they have raised the limit to $15,000 and that it is extended to all home buyers but it bothers me that they use the money as if it is theirs. The money is the tax payers and it\'s a savings to the tax payers and not an expense. In my mind that\'s $19 billion less big government has to play around with.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485528">\
	 <div id="dsq-comment-header-12485528" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485528" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485528" href="http://www.youshouldown.com/blog.asp" target="_blank" rel="nofollow">Cecilia - Ohio Real Estate - H</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485528" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485528" class="dsq-comment-message">Nice research and following... I agree with a few of the comments above. This will be a benefit to those already planning on purchasing. The majority of people who will be purchasing this spring/summer already have their minds made up and will do so regardless. It will be a nice bonus to them for doing what they\'re already qualified and planning to do. It does nothing to help those who would ideally like to purchase but are a tad short with their down payment requirements etc. Or for those stuck in a nasty ARM and looking to at least get caught up, sell or refinance. I don\'t see a huge value in this $19 billion project, but we\'ll see...<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Cecilia - Ohio Real Estate - Howard Hanna&#180;s last blog post..<a href="http://www.youshouldown.com/2008/10/northeast-ohio-housing-values.asp" rel="nofollow">Northeast Ohio Real Estate Market Statistics</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485529">\
	 <div id="dsq-comment-header-12485529" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485529" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485529" href="http://www.paradisevalleyliving.com/" target="_blank" rel="nofollow">Matt@Paradise Valley Real Esta</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485529" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485529" class="dsq-comment-message">Congratulations Jay!<br><br><a href="http://ktar.com/?nid=6&amp;sid=1039680" rel="nofollow">http://ktar.com/?nid=6&amp;sid=1039680</a><br><br>You think they\'d at least give you some link love though... argh.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Matt&#180;s last blog post..<a href="http://www.paradisevalleyliving.com/news/paradise-valley-sales-report-january-2009/" rel="nofollow">Paradise Valley Sales Report - January 2009</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485530">\
	 <div id="dsq-comment-header-12485530" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485530" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485530">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485530" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485530" class="dsq-comment-message">JAY - just FYI - BOTH the house bill that passed and the current senate version wave the repayment requirement on the $7,500 first time homebuyers credit for houses purchased after December 31, 2008 and before July 1, 2009 (in the house version) or September 1, 2009 (in the Senate version).  See subtitle D of the amendments in HR 1....</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485531">\
	 <div id="dsq-comment-header-12485531" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485531" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485531">bill</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485531" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485531" class="dsq-comment-message">I will be claiming this credit.  My wife and I were getting a house this year anyway, so it didn\'t change our minds.   However, I told a friend of mine, and he said that if they pass this bill, he is definitely getting a house this year!!   I totally agree that it would get people off the fence.  How can you pass up a free 15k, with no re-payment clause?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485532">\
	 <div id="dsq-comment-header-12485532" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485532" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485532">Anonymous</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485532" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485532" class="dsq-comment-message">GOOD INFO:<br>First: BOTH the Senate and House versions of the bill as they currently exsist include waiving the need to repay the $7,500 current first time home buyers credit for purchases in 2009 (not for homes purchased in 2008). Certainly this could change before the final version passes, as the 15,000 Amendment in the Senate version may be intended to remove this section of the bill completely - however as it currently stands, there is a proposal to waive the need to repay the $7,500 loan for homes purchased by first time home buyers in 2009. <br>Second: The ORIGINAL 15,000 package had it retroactive for all of 2009. The ACCEPTED version changed this to the date it is signed into law. So as it currently stands, the 15,000 will go into effect once President Obama signs the current stimulus package. Again - this can all change once the bill goes back to the house to reconcile the changes that the senate made to the bill. The term “sunset” means that the $7,500 offer will be off the table once the current package is passed. The reason the senate did this was because they a) didn’t want people “double dipping” meaning that they would take the $7,500 AND $15,000 because the current credit law has it expiring on July 1, 2009. They did not want there to be overlap between the two credits… <br>Third: The current $7,500 first time homebuyers credit (loan) is REFUNDABLE - meaning that even if you owe $0 in taxes, you can still get the $7,500 and pay it back over the next 15 years. The current legistlation does nothing to change this - so if the legistlation becomes a law as it currently stands, you could take $7,500 and have it free and clear, no matter what you owe for taxes. <br>Fourth: the $15,000 credit is NON-REFUNDABLE meaning that not only is there a limit based on the cost of your home, there is also a limit based on how much you owe in taxes. If you don’t pay taxes, you don’t get the credit. Keep in mind, we’re not talking about what kind of refund you normally get, we’re talking what you owe for the year in taxes - INCLUDING what gets taken out of your paycheck each month in federal witholdings. So even if you don’t get a refund, most working americans who have federal withholding will benefit greatly. You CAN take the $15,000 credit over two years - but it cannot be more than what you paid in taxes. So those who are currently purchasing a home, you will win either way - you’ll get $7,500 free and clear, OR you’ll not have to pay taxes for two years (assuming you tax liability is under $7,500). So no stresses, UNLESS things change (which they certainly could).</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485533">\
	 <div id="dsq-comment-header-12485533" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485533" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485533">Anonymous</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485533" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485533" class="dsq-comment-message">And you also have to put at least 5% down.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485534">\
	 <div id="dsq-comment-header-12485534" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485534" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485534">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485534" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485534" class="dsq-comment-message">i haven\'t seen the 5% down requirement - where did you come up with that?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485535">\
	 <div id="dsq-comment-header-12485535" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485535" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485535">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485535" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485535" class="dsq-comment-message">PS - anonymous - thanks for reposting something i wrote on another website....</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485536">\
	 <div id="dsq-comment-header-12485536" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485536" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485536" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485536" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485536" class="dsq-comment-message">Tyler - that came from an amendment proposed to Isakson\'s amendment. As best I can tell, it was not adopted. But, it shows what <i>might</i> happen as this thing winds its way through the process.<br><br>It doesn\'t surprise me that some down payment requirement has been considered as zero down loans are partly what got us into this mess. That being said, there aren\'t many zero down loans being done these days so the point may be moot.<br><br>However, if there is a down payment requirement in the final version, I would hope that it wouldn\'t be 5%, but 3.5% as that\'s what many FHA loans are. It would be a shame to exclude people using that product. Some VA loans can be written with zero down. If they have a down payment option, I hope they consider FHA and VA loans -- maybe by including language that DP limits apply only to conventional loans? (and thereby just adding to the growing confusion.)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485537">\
	 <div id="dsq-comment-header-12485537" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485537" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485537" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485537" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485537" class="dsq-comment-message">Anonymous -<br><br>I appreciate your adding to the conversation, but common courtesy would dictate that if you are going to copy another persons words verbatim that you give them credit for it.<br><br>Tyler wrote what you copied above at: <a href="http://www.fivecentnickel.com/2009/02/04/15000-homebuyer-tax-credit/#comment-128730" rel="nofollow">http://www.fivecentnickel.com/2009/02/04/15000-...</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485538">\
	 <div id="dsq-comment-header-12485538" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485538" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485538" href="http://www.miamibeachcondosandhomes.com/" target="_blank" rel="nofollow">Miami Beach Condos</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485538" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485538" class="dsq-comment-message">Great Post</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485539">\
	 <div id="dsq-comment-header-12485539" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485539" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485539" href="http://blog.lindacraft.com/" target="_blank" rel="nofollow">Linda Craft-Raleigh Real Estat</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485539" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485539" class="dsq-comment-message">I will be waiting to see what version of the bill makes it to vote on Tuesday AND what ends up being signed by the President.  It will be exciting to see if this does indeed help qulified buyers start buying<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>Linda Craft-Raleigh Real Estate&#180;s last blog post..<a href="http://blog.lindacraft.com/?p=248" rel="nofollow">Staging Your House to Sell</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485540">\
	 <div id="dsq-comment-header-12485540" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485540" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485540">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485540" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485540" class="dsq-comment-message">It will certainly be excited to see where this all goes - for me, I am making the assumption that I will be getting the $7,500 tax credit as a loan since our escrow closes this upcoming week.  If I get anything above that - it\'s the frosting on the cake...<br><br>it reminds of the bible story (sorry if this offends anyone) of the guy who asked someone in the morning to work in his field for a denarus - then an hour later, he asked someone else to work in his field for a denarus, then an hour later he did the same thing.  Finally, at the end of the day, he paid everyone a denarus - and the people who came to work early said "why are we getting paid the same as those who only worked an hour? That isn\'t fair" and the owner of the field said - how did i wrong you?  Didn\'t you agree to work for me for a denarus?  I paid you what I told you I would - don\'t I have the right to pay people whatever I\'d like?<br><br>Ok - so the story above is a paraphrase - but you get the idea- if you purchase your home today, and with all the knowledge you have- if things change tomorrow, how does that TRULY impact you?  You made the agreement - you knew things could change - that\'s the nature of the game.<br><br>Just my 2 cents</div>\
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	 </li>\
	 <li id="dsq-comment-12485541">\
	 <div id="dsq-comment-header-12485541" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485541" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485541">Tim</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485541" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485541" class="dsq-comment-message">Thank you for this wonderful post.  I am not tax savvy at all, if you folks could help me understand the proposed tax credit to my own situation, I would greatly appreciate it.<br><br>We close escrow in mid-March of \'09.  We seem to just be lucky people who are going to buy our first home in a crazy real estate market.  <br><br>We always get money back on our tax return.  The way I had understood the original $7500 tax credit is that a check would be cut to you with your return.  Maybe I got that wrong.<br><br>One of the above posts seems to imply that there is no check issued.  How do we best take advantage of this credit if it does indeed get signed into law?  Should we change our withholding so less is taken out?   <br>Thank you.</div>\
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	 </li>\
	 <li id="dsq-comment-12485542">\
	 <div id="dsq-comment-header-12485542" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485542" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485542">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485542" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485542" class="dsq-comment-message">Tim - right now everything is speculative - the current situation - IF the stimulus package does NOT get passed would be that you would indeed qualify for a $7,500 additional tax credit on top of your normal refund.  You would have to pay back the $7,500 starting in two years at $500 every year on your taxes, meaning you would get less of a refund.  This is how the current law stands.<br><br>In the proposed stimulus package, there are two factors - <br>First - the house made the $7,500 free and clear, meaning they waived the requirement to pay it back.  They only did this for people purchasing in 2009, and they had until July 1, 2009 in order to claim the $7,500.  <br><br>Second - when the house passed this to the senate, the senate initially changed the date from July 1, 2009 to September 1, 2009.  It would still allow for first time homebuyers to claim the $7,500, and not have to pay it back.<br><br>Third - A senator from Georgia proposed a new amendment, which would provide a $15,000 NON-refundable tax credit for ALL homebuyers - starting from the day the stimulus package gets signed into law.  This non-refundable tax credit means you can only get back what you paid or owe to the IRS, nothing more.  For example, when I do my taxes, I learn that my tax liability is $3,500 for 2008, but the IRS took $4,500 out of my paycheck, so I normally get $1,000 refund.  With this new credit, if I qualified for it, would mean that I would owe $0 in taxes for 2008, and I would get back all $4,500 that was taken out of my paycheck.  I would also get back any money in 2009 that was taken out of my paycheck, up to $11,500 ($15,000 - $3,500 from 2008).  Now - I could decide to change my withholdings so that i get no money taken out of my paycheck each month, which would put more money in my pocket each month - and then after 2009, I could change my withholding back to what it is today.  OR - I could decide to just continue paying the IRS, and then when I do my taxes for 2009, I would get everything back.<br><br>Again - the stimulus bill is that - it is just a bill - it is not a law.  Until this gets signed into law - everyone is just speculating.  Given that you are planning to close in MArch, you probably won\'t have much to worry about, unless things drastically change.  As it stands right now, assuming your house is $150,000, and your tax liability (NOT what was taken out of your paycheck for 2008, but what you actually owed the government in 2008) is below $15,000, you\'ll get all your money back.<br><br>Hope this helps to clarify</div>\
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	 </li>\
	 <li id="dsq-comment-12485543">\
	 <div id="dsq-comment-header-12485543" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485543" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485543">tj</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485543" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485543" class="dsq-comment-message">Hello all,<br>Great postings thanks.<br>I have a question concerning my situation and the original qualifying dates. I bought my house the end of february but was unable to live in it due to renovations so we rented until mid april. I know I am not lucky enough to get free money but I would like to get the 7,500 loan. what is the interprepation of this situation would a renovated unlivable house fall in the same category as constructed therefor allowing me to apply the occupency date which is within the allowed dates. Thanks</div>\
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	 </li>\
	 <li id="dsq-comment-12485544">\
	 <div id="dsq-comment-header-12485544" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485544" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485544">shawn</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485544" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485544" class="dsq-comment-message">My wife and i bought a new house in AUG 2008 but we could not get the $7500 credit . My wife currently owns a home so we dont qualify is there any relief in the new bill for us? Just because my wife owns a home we dont qualify even though we bought a new one together.<br>any help would be appreciated thanks.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485545">\
	 <div id="dsq-comment-header-12485545" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485545" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485545" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485545" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485545" class="dsq-comment-message">Shawn - my understanding is the new $15,000 credit will be effective on the date it is enacted -- which hasn\'t happened yet. And as it stands right now, it is NOT retroactive. Now it\'s possible the language could change before the final version is signed into law, but I\'ve yet to see any talk about making the 15K credit retroactive.<br><br>So, since you bought in Aug 2008, you\'d fall under the existing $7500 "credit", which it sounds like you are not eligible for.<br><br>All that said, I\'m not a tax professional and would suggest you contact one for a definitive ruling.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485546">\
	 <div id="dsq-comment-header-12485546" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485546" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485546" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485546" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485546" class="dsq-comment-message">Tyler - did you close on your home? I\'d also like to take a moment to "publicly" thank you for all your contributions to these threads!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485547">\
	 <div id="dsq-comment-header-12485547" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485547" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485547">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485547" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485547" class="dsq-comment-message">Jay - thanks for asking - we did our final walkthrough, and they were supposed to fix the heater, and it wasn\'t fixed - so they need to still do the repairs - we are in limbo, but hoping to close soon - within the week - all we are waiting for now is the final heather fix...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485548">\
	 <div id="dsq-comment-header-12485548" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485548" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485548">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485548" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485548" class="dsq-comment-message">it also looks like the final version the senate is going to pass eliminates the "waiver of repayment" of the original $7,500 tax credit - so it looks like i will be getting a $7,500 interest free loan unless this heater thing drags out...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485549">\
	 <div id="dsq-comment-header-12485549" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485549" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485549">CHRIS IN FL</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485549" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485549" class="dsq-comment-message">COPY AND EDIT THIS LETTER, SEND IT TO THE STIMULUS CONFERENCE COMMITTEE (MAKE IT UNIQUE TO YOU).<br><br>Dear Senator :<br>I write today to thank Congress for its hard work on a much needed stimulus package and to express my concern about the $15,000 tax credit for home buyers.  <br>Last week, Senator Isakson’s amendment to the stimulus replaced a $7,500 refundable tax credit with a $15,000 non-refundable one.  The amendment is designed to encourage home purchases by higher-income households with a reduced risk of default.  What the amendment fails to do is encourage purchases by those of us who are responsible and credit-worthy, but whose tax liability is nowhere near $15,000.  Even the provision that allows tax payers to spread the credit evenly between two years is insufficient, as many of us have liabilities that are still only half the allowable credit.  To make this incentive truly work for the American people and the American economy, the $15,000 credit must be made fully refundable to credit-worthy homebuyers at or above a certain income level.<br>In my own case, I work in the education field, which is not well known for its high salaries.  Despite this, I have waited and saved been frugal with my spending for some years so I might purchase a home.  In March, I will close on a foreclosed property in my hometown.  My new home will need much work, as many foreclosures do.  In most cases, the purchase of a home is the largest investment an individual will make in his or her lifetime.  The spending that goes with it – spending for furnishings, improvements, renovations, maintenance, and appliances – infuses the economy with thousands of dollars per home.  <br>Passage of the current bill will reduce my tax refund by $3,500 over the current incentive.  That doesn’t make me excited to go out and spend.  I could only dream of making enough money to recoup the entire credit in this bill, but what does it say to give a full $15,000 refund to someone making $122,000 a year, but less than a third of that amount to someone like me?  Does that individual need the money more?  Will they actually spend much of their refund?  Is it sending the right message to the true middle class?  I’m not sure I can answer those questions, but I know that if Congress gave $15,000 to an individual making $45,000 a year, they would put it to good use!<br>By making the $15,000 credit fully refundable would allow me and others like me to stimulate the economy with purchases of furniture, equipment, hardware, and create jobs in areas like maintenance, pest control, landscaping, construction, plumbing, and contracting.  In my home alone, there is a laundry list of improvements that need to be made, totaling nearly $17,000.  By refunding Senator Isakson’s tax credit, the entire amount would be circulated into the economy.  Without it, me and homebuyers like me will likely stash what little we qualify for away.  <br>Many see this credit as a windfall for undeserving or wealthy homebuyers.  Currently, it is.  By refunding the entire portion, it really becomes a windfall for the sectors of our economy that need it most.  Help us to improve our lives while improving the economy by making the $15,000 homebuyer’s tax credit refundable.<br>Thank you for your consideration,</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485550">\
	 <div id="dsq-comment-header-12485550" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485550" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485550">Chris</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485550" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485550" class="dsq-comment-message">FOR THOSE WHO BOUGHT IN JANUARY:<br>THE HOUSE PASSED THE BILL FOR A $7500 TAX CREDIT THAT DOESN\'T NEED TO BE REPAID AND IS AFFECTIVE FOR PURCHASES OF HOMES AFTER 01/01/09.<br>THE SENATE CHANGED IT TO A $15,000 TAX CREDIT BUT IT IS ONLY AFFECTIVE FOR PEOPLE WHO PURCHASES AFTER IT\'S SIGNED.<br>IF THE SENATE PASSES THERE\'S TODAY, THEN THERE WILL BE A MEETING BETWEEN MEMBERS OF THE SENATE AND MEMBERS OF THE HOUSE TO WORK OUT THE DIFFERENCES BETWEEN THE 2 BILLS.<br>I BOUGHT IN JANUARY SO I OBVIOUSLY WANT THE $15,000 TAX CREDIT THE SENATE PROPOSED BUT WITH THE START DATE THE HOUSE PROPOSED.<br>YOU NEED TO MAKE YOUR VOICE HEARD AND CONTACT YOUR SENATORS AND HOUSE REPRESENTATIVE. THIS IS AMERICA SO YOUR VOICE IS YOUR POWER. E-MAIL THEM OR CALL THEM. HERE IS A CONVENIENT NUMBER. CALL AND ENTER YOU ZIP CODE AND IT WILL GET YOU IN CONTACT WITH ALL OF YOUR CONGRESSMEN. DECISIONS ARE BEING MADE, DO IT TODAY. 1-866-924-NAHB (6242)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485551">\
	 <div id="dsq-comment-header-12485551" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485551" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485551" href="http://www.cooperjacobs.com/" target="_blank" rel="nofollow">Courtney Cooper</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485551" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485551" class="dsq-comment-message">WOW  - thanks for all the translations on this!  I have a couple anxious to close on their new home and we are ready to go, but waiting for the effective date on this one.  Right now our close date is 2/17 or sooner.  They want to be in their new house sooner of course, but I am asking them to wait to see when this one takes effect.  It is $15,000!!!!!<br><br>Thanks so much for following it through!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485552">\
	 <div id="dsq-comment-header-12485552" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485552" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485552" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485552" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485552" class="dsq-comment-message">Tyler wrote: "it also looks like the final version the senate is going to pass eliminates the “waiver of repayment” of the original $7,500 tax credit - so it looks like i will be getting a $7,500 interest free loan unless this heater thing drags out…"<br><br>Tyler - this is in a <a href="http://online.wsj.com/article/SB123428903633569181.html" rel="nofollow">Wall St Journal article dated today</a>:<br><blockquote>The current legislation waives the need to pay back a $7,500 credit on properties purchased by first-time buyers between Jan. 1 and the end of August.</blockquote><br><br>I\'m still trying to find the final Senate bill, believe it or not, there is conflicting info out there on the big bad internet... ;)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485553">\
	 <div id="dsq-comment-header-12485553" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485553" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485553" href="http://www.discountrealtyworks.com/" target="_blank" rel="nofollow">Michael - Eau Claire Real Esta</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485553" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485553" class="dsq-comment-message">Even if you can find the final senate bill, it will need to go back to the house for reconciliation because the house and senate bills are different. But my gut is that the senate bill won\'t change much.<br><br>Jay, thanks for all the info and updates. This is a great crash course, and I will pass it along to some of my buyers.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485554">\
	 <div id="dsq-comment-header-12485554" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485554" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485554">Chris Skaling</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485554" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485554" class="dsq-comment-message">I just wanted to right in and praise Tyler. I have been searching all over the net for 6 hours straight trying to understand this new bill, and this was by far the clearest explanation i have read.  <br><br><br>I am a very young professional making a little over 60K<br>I am not married<br>I have no kids<br>I dont have a home (yet... ;)<br><br>So i get TAXED. HARD.<br><br> A single guy, buying a house/condo on his own is very hard, even with making 60k. This tax bill is such a blessing if i understand it right, which tyler got me on the right track too.<br><br>So if i am understanding this right.....<br><br>Say i am going to buy a house May 09<br>I could change my withholdings RIGHT NOW, to effectively ZERO out any Fed income Tax taken out of my check. Thats 400 every paycheck!!!!  <br>So one year i pay about 10,000 in fed income tax, leaving 5 grand left over i need to take advantage of. <br>From what i am understanding is, i can spread this over to my 2010 tax year, up to the 5,000.<br><br>So in the end, i would end up getting an extra 400 on my paychecks for about a year and half?<br><br>Am i understanding that right?<br><br>Here is Tylers great post below.<br><br>THANKS AGAIN!<br><br>"tyler 02.08.09 at 4:49 pm<br><br>    Tim - right now everything is speculative - the current situation - IF the stimulus package does NOT get passed would be that you would indeed qualify for a $7,500 additional tax credit on top of your normal refund. You would have to pay back the $7,500 starting in two years at $500 every year on your taxes, meaning you would get less of a refund. This is how the current law stands.<br><br>    In the proposed stimulus package, there are two factors -<br>    First - the house made the $7,500 free and clear, meaning they waived the requirement to pay it back. They only did this for people purchasing in 2009, and they had until July 1, 2009 in order to claim the $7,500.<br><br>    Second - when the house passed this to the senate, the senate initially changed the date from July 1, 2009 to September 1, 2009. It would still allow for first time homebuyers to claim the $7,500, and not have to pay it back.<br><br>    Third - A senator from Georgia proposed a new amendment, which would provide a $15,000 NON-refundable tax credit for ALL homebuyers - starting from the day the stimulus package gets signed into law. This non-refundable tax credit means you can only get back what you paid or owe to the IRS, nothing more. For example, when I do my taxes, I learn that my tax liability is $3,500 for 2008, but the IRS took $4,500 out of my paycheck, so I normally get $1,000 refund. With this new credit, if I qualified for it, would mean that I would owe $0 in taxes for 2008, and I would get back all $4,500 that was taken out of my paycheck. I would also get back any money in 2009 that was taken out of my paycheck, up to $11,500 ($15,000 - $3,500 from 2008). Now - I could decide to change my withholdings so that i get no money taken out of my paycheck each month, which would put more money in my pocket each month - and then after 2009, I could change my withholding back to what it is today. OR - I could decide to just continue paying the IRS, and then when I do my taxes for 2009, I would get everything back.<br><br>    Again - the stimulus bill is that - it is just a bill - it is not a law. Until this gets signed into law - everyone is just speculating. Given that you are planning to close in MArch, you probably won’t have much to worry about, unless things drastically change. As it stands right now, assuming your house is $150,000, and your tax liability (NOT what was taken out of your paycheck for 2008, but what you actually owed the government in 2008) is below $15,000, you’ll get all your money back.<br><br>    Hope this helps to clarify"</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485555">\
	 <div id="dsq-comment-header-12485555" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485555" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485555" href="http://www.PhoenixRealEstateGuy.com/" target="_blank" rel="nofollow">Jay - The Phoenix Real Estate </a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485555" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485555" class="dsq-comment-message">Chris - Agreed, Tyler has been a huge help. He\'s right smack in the middle of closing on a home and has really done his research!<br><br>You\'ve *almost* nailed it. One thing, and it\'s pretty subtle, but can make a big difference.<br><br>The <i>current</i> language in the bill says this:<br><br><blockquote>AMOUNT.—At the election of the taxpayer, the amount of the credit may be <b>equally divided</b> among the 2 taxable years beginning with the taxable year in which the purchase of the principal residence is made.</blockquote> (my emphasis in bold)<br><br>I think the key words in there for you are EQUALLY DIVIDED.<br><br>In your example, zero\'ing your withholding and taking $10K of the credit in 2009 and $5K in 2010 wouldn\'t work (as $10K and $5K aren\'t equal).<br><br>To maximize your $15K tax credit, you\'d want to take $7.5K credit in 2009, and $7.5K in 2010. You\'d still have to have a little withheld from your checks, but not nearly as much as you do now.<br><br>A CPA/tax guy should be able to help you figure out very closely what you\'d need to do to lower your withholding the right amount. You don\'t want to under-withhold as our pals at the IRS can fine you for that.<br><br>But you sure don\'t want to take 10K this year and lose that other 5K because of the (silly in my opinion) current rule that it has to be equally divided.<br><br>I think a LOT of people are going to screw that part up. Maybe that\'s part of Washington\'s plan.... ;)<br><br>And of course, none of it\'s final yet and who knows what could change. I suspect the tax preparers will be up to speed very quickly once the final bill is signed by the President.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485556">\
	 <div id="dsq-comment-header-12485556" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485556" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485556">Mike</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485556" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485556" class="dsq-comment-message">I did not read the actual bill, but the associated press, via yahoo is reporting the following regarding the final version of the bill:<br> "A $15,000 tax credit for anybody buying a home over the next year was dropped; instead, first-time homebuyers could claim an $8,000 credit for homes bought by the end of August."<br>Someone with a legal background can fact-check if they wish; I just thought some here would like to read the link:<br><a href="http://news.yahoo.com/s/ap/20090212/ap_on_go_co/congress_stimulus" rel="nofollow">http://news.yahoo.com/s/ap/20090212/ap_on_go_co...</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485557">\
	 <div id="dsq-comment-header-12485557" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485557" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485557" href="http://www.peoriahomeoffice.com/blog" target="_blank" rel="nofollow">MaryAnn Knell-Peoria Real Esta</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485557" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485557" class="dsq-comment-message">You had such fantastic coverage of this whole bill/stimulis transformation; I will be checking back for the latest news! Thanks for gathering this all together for us.<br><br>&lt;abbr&gt;<em></em>&lt;/abbr&gt;&lt;abbr&gt;<em>MaryAnn Knell-Peoria Real Estate&#180;s last blog post..<a href="http://peoriahomeoffice.com/blog/?p=206" rel="nofollow">10 Steps to Achieving the American Dream of Home Ownership!</a></em>&lt;/abbr&gt;</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485558">\
	 <div id="dsq-comment-header-12485558" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485558" class="dsq-comment-cite">\
	 <span id="dsq-author-user-12485558">tyler</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485558" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485558" class="dsq-comment-message">JAy - I found this - it\'s pretty official looking:<br><br><a href="http://appropriations.house.gov/pdf/Recovery_Bill_Div_B.pdf" rel="nofollow">http://appropriations.house.gov/pdf/Recovery_Bi...</a><br><br>see page 24 - this is the updated version...pretty clear:<br><br>For all homes purchased by NEW homebuyers between January 1, 2009 and December 1, 2009:  $8,000 refundable tax credit - no need to repay as long as you live in the house for 3 years.<br><br>It pretty much takes the current law and amends it - this is good news for our family...<br><br>But remember folks - until this gets passed by the house and senate AND signed by President Obama - it is not official.  It is as close to official you can get - but not law...<br><br>Glad to help people - it was more out of necessity because of the situation we\'re in - we get our keys tomorrow!!! Then the fun begins!  That $8,000 will go towards getting energy efficient windows, which then it looks like (i am not 100% positive because i haven\'t done the extensive research on it like I have the homebuyers credit) I could get another $1,500 tax break for those energy efficient windows...</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485559">\
	 <div id="dsq-comment-header-12485559" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485559" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485559" href="http://www.jimdolanch.com/" target="_blank" rel="nofollow">Jim Dolanch-Pittsburgh Real Es</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485559" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485559" class="dsq-comment-message">Using the tax credit to help make your home more energy efficient seems like a really great idea-esp if you are able to then qualifiy for another tax credit!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12485562">\
	 <div id="dsq-comment-header-12485562" class="dsq-comment-header">\
	 <cite id="dsq-cite-12485562" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12485562" href="http://workers-comp-rights.com/?cat=44" target="_blank" rel="nofollow">Bailey@Workers Compensation</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12485562" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12485562" class="dsq-comment-message">That you so much for the great forum, excellent info here!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-12498518">\
	 <div id="dsq-comment-header-12498518" class="dsq-comment-header">\
	 <cite id="dsq-cite-12498518" class="dsq-comment-cite">\
	 <a id="dsq-author-user-12498518" href="http://realestatecrusher.com/" target="_blank" rel="nofollow">Real Estate Marketing</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-12498518" class="dsq-comment-body">\
	 <div id="dsq-comment-message-12498518" class="dsq-comment-message">The government should really take action about this tax stimulation, I had learn a lot from this site about the certain issue.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-15153947">\
	 <div id="dsq-comment-header-15153947" class="dsq-comment-header">\
	 <cite id="dsq-cite-15153947" class="dsq-comment-cite">\
	 <a id="dsq-author-user-15153947" href="http://www.allisonables.com" target="_blank" rel="nofollow">Gainesville Real Estate</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-15153947" class="dsq-comment-body">\
	 <div id="dsq-comment-message-15153947" class="dsq-comment-message">I really wish this senate $15k version passed - the response from the CARS program was just amazing. I think if they upped the current $8k to $15k next year we could see a similar response for housing. Rapid sales and depleted inventory. Problem solved.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-23706391">\
	 <div id="dsq-comment-header-23706391" class="dsq-comment-header">\
	 <cite id="dsq-cite-23706391" class="dsq-comment-cite">\
	 <a id="dsq-author-user-23706391" href="http://www.offerincompromise101.com/" target="_blank" rel="nofollow">Offer in Compromise</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-23706391" class="dsq-comment-body">\
	 <div id="dsq-comment-message-23706391" class="dsq-comment-message">The market can definetely use the assistance of the add\'l credit that was just added.  But we need to do something that will keep people in their homes and avoid foreclosure.  That\'s the only way we can correct the housing mess.</div>\
	 </div>\
	 </li>\
	 </ul>\
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