What I Hate About Selling a Home


Have You Put Your House On The Market Lately?

Things I hate about selling a house “EVERYTHING". Absolutely hate it. We have put two homes on the market. I have to tell you I can't stand the buyers or the real estate agents we have had to deal with. They can both be a nightmare. This hub is about all the stress we went through trying to sell homes. Homes we loved and thought other people should love. They don't love your home only you do. You love the gardens you worked so hard on, they don't. You think you're decorating is great, they hate it.

Someone told us we had to bury St. Joseph upside down in the garden. He was supposed to help sell the house. I think he actually worked on the first house. It sold soon after we put him in the ground.

House No: 1

I hate keeping the house spotlessly clean. My house is clean, but when selling a home you do need to keep it spotless everything should be clean and smelling good and freshened up. Counter tops are cleared and items are put away. You know the deep corner cleaning. Kitchen drawers should be very clean because they will be looking in them. Stove and refrigerator cleaned if you’re leaving it behind.

There are buyers who don't like your decorating and for some odd reason they think they‘re buying the decor too. I didn't decorate for them and I removed everything I thought would be too personal. My decorating is not staying with the house.

Trying to find the items I have put away later on. I would stuff things in every place I could so they could not see it, like hiding under beds and placing in baskets.

There are realtors who call at the last minute to show our house or just pop in. I had to stop them. I just got to the point where I wouldn't allow it.

I hate my realtor acting like I’m the bad guy.

I hate the real-estate company changing my realtor without letting us know and not giving us a chance to pick who we wanted. Not only did I not like the realtor they gave us. I knew her and she was selling her house which was pretty close to the same as ours. Whose house do you think she will show?

We had items disappearing from our home and not knowing about it until later. We had a camera disappear at one house. Take your valuables with you when you leave the house. We later heard our realtor had taken money from places.

Our realtor didn’t show our house in a year until it was time to renew and suddenly we have someone looking at our house, now you know it’s just another realtor.

We finally sold the house ourselves within two months without any markdown in price. We got so sick of realtors with this house we finally just put it in the paper ourselves. It took about two months. The realtor had it on the market for two years.

Just Sold
Just Sold | Source

House No 2:

Putting all the pets into the car and leaving the house for God only knows how long.

Realtors bringing her kids and letting them run through our house and hang out by the lake while she’s showing the house. I’m sure the customers were not thrilled with having kids running around while they're trying to talk with the realtor. We sure weren't and we let the real estate company know. I was lucky my neighbor said to bring the pets and your car over here and stay until we see them leave. We could sit at her kitchen table and look right over at our house without anyone seeing us. That’s how I found out about the realtor’s kids being there. If the realtor's kids had fallen in the lake or pond she would have sued us. Make it clear you don't want the realtor to bring her kids.

The realtors were not pointing out what was good about the house. Make your own list of things you want to be shown in your house. Leave it on the counter with a dish of cookies for all to read.

Realtors were not telling us what the people liked or disliked about the house, giving us no feedback at all.

Letting kids go into our private items, had nothing to do with the house, so afraid of the customer and not speaking up for us. This happened often and there is no excuse for it. If it's a dresser it's not staying with the house. They have no business going into your private items.

Being late for an appointment or not showing up at all, happened many times.

They left doors open and did not turn off lights. Sometimes we would walk back into our house not knowing if the realtor had been there or not. Make it clear to the realtor to leave a note or one of her cards letting you know they had been in your house.

I was in the real estate office to sign final papers and the buyer jumps all over me about something he was sure we had done at the house. I was by myself my husband couldn’t be there. Never go alone take someone with you or make sure your husband is there. You need him to protect you. This man was crazy and mean. My realtor takes up for him to the point where I finally stood up and said “Fine then I guess you haven’t bought a house.” His wife was going to go crazy over this because I knew she wanted the house. I won't tell you how I knew she wanted it so bad. Both realtors were upset because it meant no money in their pockets. They changed their attitudes very fast.

I see this bully around town ever so often and I still do not speak to him. People on the lake don't like him. He thinks they can't fish in their boats in front of the house. There are very few people I dislike completely but this man I can't stand.

The Old Days
The Old Days | Source
Not Selling
Not Selling

House Sold

We sold our second house through the realtor, but by the time the buyer tried to pay $10,000.00 less we were so mad at everything which happened we said “No, take it or leave it at this price” They took it even though they tried to con us into more stuff later.

We learned one lesson, sell your house as is, and “promise nothing, nothing at all." If you say you will remove all items from property they will come up with things not connected to the house and you never expected to have to move.

This buyer told our realtor we had thrown all our stuff into the lake concrete blocks etc. and he wanted us to remove it because we had promised to remove all things around the house. We didn't throw the blocks in the lake they had been put there the year the boathouse was built by whoever built the boathouse in the 1930s. Our realtor took his side. We were not going to remove something we hadn't put there and have the DNR come down on our heads and fine us for disturbing the lake. Many years before when we bought the property we had tried to clear the block out of the lake but the DNR wouldn't let us.

Things You Need To Tell The Real Estate Company You Hire.

  1. Home sells "as is." if you don't do this you will get caught doing things you don't want to do.
  2. Honest Realtor Who Can Be Trusted
  3. Any changes first discussed with you, change of realtor etc. We had this happen and they didn't tell us.
  4. You don't want a realtor who is selling their own home.
  5. Make it clear to the Real Estate Co. NO KIDS with the realtor.
  6. Feedback needed.
  7. Only sign a contract for three months until you know how you're going to be treated.
  8. No lookers in your private things
  9. Leave a note or something to let us know you showed up to show the house.
  10. Make sure you let them know the items you want to keep which are in the house. You should give them a list. I have chandeliers in this house I would not leave behind. Better yet you should really take those items completely out of the house.
  11. Make sure to put all of this in a signed contract.

Boat House

The day I left the realtor office and after papers were signed. I was so mad and upset I went to the house to start to remove things I knew needed to be removed. I went in our boathouse and started throwing things out the door, (Little Temper Here). Now let me tell you our boathouse was always full of dock spiders. I didn't like them and when I would see one I would be out of the boathouse, but this day if those spiders had got in my way I would have grabbed them by their legs and they would have gone flying out of the boathouse just like the rest of the stuff.

We had another day to get things out of the house.

Second house on Youtube

I see our old house on YouTube now. They're trying to sell it again. My husband loved this house because he built it from scratch. Hated to sell it but when retirement was looming we knew we could not afford the taxes on a lake.

Remember you are hiring the Real Estate Co. you are the one paying them from the money you get from your home. You are the boss, not the buyers. If you don't like the real estate company get rid of them. We had problems with all the companies we went with. Each one pulled their own little tricks.

We really were too nice and never complained when we should have with the first house. With the second house, we did let them know when we were not happy. I'm sure they didn't like us, but we didn't care.

This is not my décor in this Youtube video.

What You Should Tell Your Realtor.

  1. Don't bring extra people or kids to showing
  2. Take off shoes
  3. Leave your card or a note before leaving house.
  4. Turn off lights and lock doors.
  5. Don't let kids or grown-ups into my private thing.
  6. Don't call at the last minute.
  7. Give me feedback good or bad if you don't you're done..
  8. Stop asking me a hundred times to drop the price.

On The Lake
On The Lake
Back Yard
Back Yard

The Final Sale.

Be ready to be upset over things which happen with your house. People move in they don't like what you like. The first house we sold was the house our children grew up in. We had worked on the yard for 24 years. It was beautiful. We had a white lilac bush outside the window. When the bush would bloom the wonderful smell of it would come in the window. We also had a mountain ash tree on the sidewalk by the drive. It always had birds in it, a beautiful tree and not an easy tree to grow in this area. They cut both the bush and the tree down, almost as soon as they moved in. My husband talked to the man who bought the house and ask him why he had cut the tree. We were just curious why he would get rid of a tree. His words "I didn't like all the birds."

We had a large cement porch with planters on one side of the house. They tore it out and put in a wood deck when there was already a covered screened in patio. To each his own!

Our second house was on the property my parents had once owned. It had a cottage on it. We took down the cottage and built the house. My Dad had been so excited about us building this house. He wanted us to fix a bedroom on the lower floor for him and mother. We did that, one with a big window he could look out at the lake as soon as he got up in the morning. He died the year we built the house.

There was not much about the house the buyers liked. I have no idea why they bought it. They tore up my front garden and took it out completely. They removed a pond in the yard. We had a pond which was established and took very little care. They hated it. We loved the pond and our grandkids loved it. This buyer wanted us to remove things like trellises I had up for our flowers.

Tell me your house selling or buying experience.

I know there are always problems with buying a house too. If you ask the people who bought our second house they would very likely blame us.

Anything that went wrong with the second house the owners would call my husband to come and fix it. I finally told him that was enough they could take care of their own problems.It was never anything we had done wrong with the house it was always something they just couldn't fix or didn't know how to fix.

Funny Thing Happened.

My brother-in-law was selling his place and the people who bought it was the same people who bought our second house. I warned him about them. While he was out of state they called him because their water froze and they wanted him to fix it. He's out of state how was he going to fix it. They left the place without heat while they went to Arizona which is a very big reason why pipes froze. They are two grown people who don't how to handle their own problems or they try to get it things done free.

Craigslist Didn't Always Exist.

I had a person come on here and called me an idiot because I didn't sell my house on Craigslist. There was no Craigslist at the time. These young people they think Craigslist has always existed and they have no problem calling people names. Bless their hearts.

Have you had problems getting your house sold?

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Comments 34 comments

Ryan 2 months ago

Being late for an appointment or not showing up at all, happened many times.

They left doors open and did not turn off lights. Sometimes we would walk back into our house not knowing if the realtor had been there or not.


^^^^ THIS!!!! ^^^^^

Just had someone pull this stunt today. I hate selling my house (2nd one also). And makes me NEVER want to buy another one. Millenials suck. They expect everything and don't want to pay for it.

As for your husband....NEVER fix anything after you sign your house away. It is asking for liability. In effect while you are being a nice guy, this reads as an acknowledgement of wrong-doing. Just say no.

When it's sold, it's gone, and it's their baby now.

Glad you have had more success than me.

Sally Burt 11 months ago


I live in England and was just Googling and found your really good page. We are almost at exchange of contracts in our sale and the buyers have been a complete and utter nightmare. We have also bought another property so are trying to tie in the completion date to fit in with everybody. We have been so amenable with everything and haven't made a fuss because that's who we are...BUT...after signing the contract on our new house just 2 days ago, and having agreed to accept a significantly lower offer from our buyers due to a few issues, I have today received an e mail citing 26 - yes, 26 different points they NOW want to raise!! Enough is enough! I called my estate agent and told her that I AM NOW ANGRY! I HAVE HAD ENOUGH! The stress this whole process has caused my husband, myself and my son is unbelievable. It has literally made us ill. We have shaved £20000 off the price to appease these people and they still ask for more! Why do we feel as we are the ones to have to bow down all the time? I am now literally sitting by the phone waiting for my estate agent to call back and to be honest, if she says that the buyers really are asking for us to bend over until our noses hit the floor, I think I will have to tell her that this stops now. Not even sure I want these people to have our house now. Why can't this process in England be more foolproof as it is in Scotland? I literally cannot take anymore and feel so down about it. It does help to know that others go through this as well, but this process for us should have been straightforward and everything which could go wrong has gone wrong. Maybe it's teaching me that I need to stand up for myself a little more! Thank you. x

ReedRose 14 months ago

This article/blog is a relief to read. We are at what I believe is the end of a very long process of selling our home and feeling the pain of not being represented to our better interests- and above all chaos. The buyers are to close Saturday, we have no clue if they'll go thru with it. They put zero earnest money towards the purchase of our home and have repeatedly said when negotiating "we have no money." My head thinks "then how/why are you buying a house?!" Our realtor constantly speaks in ambiguous terms, blames others, and ultimately we are being made out to be the bad guys. Multiple times I've had to explain this transaction is only one that involves not only a great deal of money but my house. I have discovered as a seller not only do I lack rights, I also lack any say what so ever. To be honest having an opinion or a clue seems to aggravate the situation. We are now faced with a question of them actually closing and us moving on with our lives, no matter the outcome.

I believe there are good full time agents, but beware of the part time ones and especially those who have been in the business for so long. They lack professionalism and feel attacked when asked for facts and information. They just know how to play the game to their advantage and don't honestly care who pays as long as they win. Honesty is key, I recommend finding a guide, a person to help you and educate you along the way. I am blessed with an awesome Aunt who is a realtor in another state and has coached me. I think this is why I am the bad guy. Knowledge is power. Take it!

moonlake profile image

moonlake 15 months ago from America Author

Victoria Lynn, I feel for you selling a house and I hope it goes great for you. Knowing the realtor personally will probably work out better for you. Thanks so much for stopping by.

moonlake profile image

moonlake 15 months ago from America Author

poetryman6969, Thanks for stopping by. I understand what you saying so much can go wrong.

poetryman6969 profile image

poetryman6969 15 months ago

We actually had a good generous buyer but everything took twice as long as we were promised. If you planned on turning everything off and moving at a date certain, it can be a pain to try to change all that at the last minute.

Victoria Lynn profile image

Victoria Lynn 15 months ago from Arkansas, USA

Wow, what a lot of stress! I'm planning on selling my home in the next year and downsizing. Right now I'm going through stuff and getting rid of it. I have so much to do! Then lots of cleaning. I have let things accumulate. I live in an area where the market is good, and I know personally the person I'm going to use for my realtor, so those are positives. The worst thing is getting the house and yard ready when everything is so behind!

moonlake profile image

moonlake 3 years ago from America Author

Auggie, No problem vent all you want. I don't know what buyers are thinking of at times. We had one house for sale and right after it went on the market the house two doors down went on the market. That house sold right away. Small, small house but with a huge fireplace. You could stand in the livingroom and see right into the master bedroom it was that small. The guy said to us after he bought it "I didn't know this house was so small, we should have bought yours." Duh, what are buyers thinking? They lived in that house only about 6 months and then sold it to a bachelor. Many buyers don't use their heads and many realtors don't help because they don't point out the good points of a house.

It sounds like your doing all the right things. I hope you sell soon. Thanks for stopping by and leaving a comment.

Auggie 3 years ago

In the process of selling our 4th home; approx. 3800 sq ft., 2 story American trad. on .49 acres, prime lot and location in neighborhood (cul de sac, on a pond) 4 br, 2.5 bath, LR, GR with large wood burning fireplace, DR, finished basement, 3 car side load garage,etc...the first 3 sold in a month or less usually to the first person viewing. Current home is in a much different price point but boy what an ordeal, now on market for 43 days without an offer, quite a few showings. Our specific subdivision has homes priced from $350,000-$4,000,000 (yes, 4 million) We are in the low $400's, feel like home is priced to sell given the updates, upgrades and overall condition of interior and exterior. Our 20 year old home (we've been in home for 16 years) offers quality flooring: hardwoods, Italian porcelain tile, very little carpet (but new), neutral new paint throughout, lovely updated/new kitchen and baths, tile backsplashes, high end granite in kitchen and bathrooms, new interior and exterior lighting, new kitchen appliances, new high efficiency heat pump, furnace, HW heater, new water softener and filtration systems, new wrap around paver exterior hardscape, out door grilling area, large open wood burning fire place, spa, quality exterior plantings, .49 acres, all exterior doors, windows and siding are high quality, home was painted 2 years ago (pleasant color). All clutter, unnecessary furniture, personal items have been removed from sight or donated. My home is so clean you could eat off the floors...seriously. No funky colors or décor anywhere in home. We ask that the buyer's agent bring preapproved point in showing the home to gawkers, too much work goes into a showing as many other bloggers have noted. Positive comments we've received are: lovely, well maintained, very clean, love the updates and upgrades, love the yard. Negative or less favorable comments; want 3 full baths, larger basement or "walk out" basement, 2 of the 4 bedrooms are too small, somewhat overpriced. Now, before anyone says Oh ok the home is overpriced, let me give you a couple of examples of recent home sales within 2-5 homes away. One semi updated homes, good lot and location with a very nice exterior hardscape and pool sold for $454,900 in 6 days (2 doors down from us about) approx. 4100 sq ft. Now to the opposite extreme opposite; home across the street, large but generic lot, poor maintenance and very little interior upgrades sold for $352,900, about 3800 sq. ft. A little more than a $100,000 dollar price point difference. So here's my question...WHY DO BUYERS profess to know how much my home is worth if THEY haven't done their homework on the neighborhood where they are looking????????????????? Thanks for letting me vent, I feel so much better although I absolutely abhor the process and really, really dislike realtors and buyers!!!!!!! Feedback PLEASE:)

moonlake profile image

moonlake 3 years ago from America Author

Deborah-Diane, It was an experience. I know there are good realtors and there are bad. We happen to have bad experience with both the homes we sold. Of course, people have to make a home their own they have that right once they have bought a home. Thank you for stopping by.

Deborah-Diane profile image

Deborah-Diane 3 years ago from Orange County, California

I am a former Realtor and I have also gone through the home selling process myself at least seven times. I understand how difficult it is to sell a home that you love. When Realtors show a home at the last minute, it is usually because their client asked to see it on the spur of the moment. It is as frustrating for the Realtor as for the home seller. I also know that the first thing Buyers do when they move into a home is "make it their own." This usually means changing everything they can afford to change. Even as a Realtor, I had a difficult time with the reality of selling my own homes ... and my husband really hated it. We are renting at the moment and, to be honest, there are many things I really enjoy about renting. Thanks so much for sharing your experiences.

moonlake profile image

moonlake 3 years ago from America Author

vespawoolf , The boat house always was a little creepy with all those big spiders in it. Thanks so much for stopping by and leaving a comment.

vespawoolf profile image

vespawoolf 3 years ago from Peru, South America

What a nightmare! Thanks for the tips on what to tell realtors. I can't believe the new home owners of your second house tore out the trees because they didn't like the birds! The boat house tantrum made me laugh. : )

moonlake profile image

moonlake 3 years ago from America Author

Peggy W, The worst part this wasn't just one realtor it was, lets see I think 4 and 2 different companies. Thanks so much for stopping by and leaving a comment and share I appreciate it.

moonlake profile image

moonlake 3 years ago from America Author

vandynegl, Your welcome. Besides sickness or death I think selling a house is the most stressful thing there is. Thanks so much for stopping by.

moonlake profile image

moonlake 3 years ago from America Author

Paul Kuehn, Thank you so much for stopping by. We were lucky we got our house sold on our own so fast because it had been with the realtors for a long time. Interest rates were high and houses weren't selling that well. Thanks so much for stopping and for the vote, share, tweet and pin.

Peggy W profile image

Peggy W 3 years ago from Houston, Texas

Sounds like you had some really bad Realtors!

My dad was a Realtor but also a home builder and he was honest as the day is long. He would point out potential flaws in a house to buyers as well as the good points and if anything needed fixing he was able to give them estimates as to what it would cost. He put much more into his houses than other builders and therefore made less profit, but he was proud of each and every house that he built and it was built to last.

The Realtor that we have used in Houston helped find and then sell my mother's house, my brother's house and now the last one we sold and one that we now live in. She has also become a friend.

While keeping a place spotless and clean is no is amazing how many people do not do that. I previewed about 100 homes before my mother and brother bought their homes here in Houston and then culled from that list to about 8 or 10 of the best ones for them to view. They each bought one from that list. Some of the homes we toured were filthy and smelly. Amazing that any of them could be sold in that state.

People have no right to be going through your private things...nor stealing. A good Realtor keeps an eye on such things and would not allow it to happen.

Finding a good and honest Realtor is like finding a good doctor, dentist or any other individual with whom you wish to give your business. Hope you have better luck next time if you decide to sell your home. A good Realtor can help correctly price your home, give you tips as to what shows best, help navigate all of the legal paperwork, etc. Personally I would not want every "Tom, Dick and Harry" coming through my house in this day and age without having been vetted as to their ability to qualify in purchasing my home which a good Realtor also does.

Yours was a nightmare experience for sure! In the best case scenario, it is not fun living in a home that is also up for sale. I'll agree with you there! Sharing.

vandynegl profile image

vandynegl 3 years ago from Ohio Valley

Thanks for sharing this! It is nice to know that we weren't the only ones going through some crap to sell AND buy a house! Our new house that we currently live in took about 3 months with a realtor. The loan process was horrendous and they kept coming up with all of these setbacks for us. Once we got in the house, we ran into so many issues that the previous owners did not do (fix the leaking roof, eliminate their awful animal smell, treat the house for fleas, clean the toilets....seriously). Now, the house we sold took closer to 6 months. We did not go through a realtor, but the other people's loan company gave everyone a real hard time. So stressful! All of it!

Paul Kuehn profile image

Paul Kuehn 3 years ago from Udorn City, Thailand


This is a very interesting hub and certainly very useful for someone who is selling their house. First let me say that I admire you for selling your first house by yourself and doing it so fast. When I briefly worked as a real estate agent 20 years, the brokers hated FSBOs or "for sale by owner" people. My experiences selling a house while not being a real estate agent weren't too bad. In both cases I had a big company like Century 21 and Coldwell and ?Banker? affliated with Sears handle the sale and finding buyers. The first house was a "creampuff" just completely rebuilt from a fire and it sold within a week. The second house took 3-4 months because the first potential buyer couldn't come up with the bank financing at the last minute. Voted up and sharing and Pinning and Tweeting

moonlake profile image

moonlake 3 years ago from America Author

Bridget, I know it's hard when selling a house. All the luck to you hope it all goes well. Thanks for your visit.

Bridget 3 years ago

Buyers are so mean I am literally at whits end this made me feel better maybe I can relax a little now and just prepare

moonlake profile image

moonlake 3 years ago from America Author

fedup, Good luck with your house I know how hard it can be to sell a home. Thanks so much for stopping by and leaving a comment.

fedup 3 years ago

So glad to have found your article. House has been on market for 5 months and a nightmare. I interviewed multiple agents, but agents change very quickly after the contract is signed. Going through the offer process right now, really low ball offer and very low counter per my agent, "we don't want to scare the buyer". You are absolutely right they seem to be working for buyer. I may never own another house. Realtors are rotten in general.

moonlake profile image

moonlake 3 years ago from America Author

rajan jolly, I think your right. Thanks so much for stopping by my hub.

rajan jolly profile image

rajan jolly 3 years ago from From Mumbai, presently in Jalandhar,INDIA.

Very interesting! Who would't hate selling a house after going through so much. I guess realtors all over are the same.

moonlake profile image

moonlake 4 years ago from America Author

tparkin68, Thank you for stopping by. One agent was a friend, big mistake. The other agent we didn"t get chance to pick. Didn't want to make a big deal out of it she went to our church.

tparkin68 4 years ago

Really good story. Some things in regards to what the buyers wanted could have been avoided with a realtor that takes more charge of the situation. I interviewed 10 agents online before I committed to the best one for me. I used a service called Sundaybell. Here's an article they wrote on finding the best agent for you....


moonlake profile image

moonlake 5 years ago from America Author

tillsontitan, Thank you, I agree with you. You would think with two houses that we would have gotten one good realtor out of it. The big problem is we're the one who hires the realtor but they take the side of the buyer everytime. Thanks for the up vote.

tillsontitan profile image

tillsontitan 5 years ago from New York

I think the whole house selling/realtor situation is a sham. I know you more or less have to do it that way to protect yourself and the buyer but I totally sympathize with what you went through! Voted up.

moonlake profile image

moonlake 5 years ago from America Author

Karen Wodke, thanks for stopping by my hub. One thing we did wrong was say that we would clear out everything around the yard. Well, this man wanted even trellis we had for flowers removed. There was an old outhouse on the property he wanted that removed we refused. The boat house had things in it he insisted it be removed and should have been left with the boathouse.

Karen Wodke profile image

Karen Wodke 5 years ago from Midwest

I love your advice at the end! It's so wise.

moonlake profile image

moonlake 5 years ago from America Author

BkCreative that's right I was your first.

So nice of you to come over a leave a comment. I think selling a house is right next to having surgery. That day my husband couldn't be at the closing so the man that was buying was taking advantage of a woman. He didn't realize what I had been through all those months trying to sell that place.

Karen Wodke profile image

Karen Wodke 5 years ago from Midwest

I's so difficult to try and sell a place you are currently living in. It's like putting your life on hold. I prefer to buy a place, fix it up, and sell it rather than selling the one I'm living in. But sometimes we just don't have a choice.

BkCreative profile image

BkCreative 5 years ago from Brooklyn, New York City

Such good advice - I cannot be driven crazy by this process - I do want to sell within the next year or so and I am wondering what should I do in preparation - but 'as is' sounds good.

My poor neighbor has to pack her baby and go somewhere else each time there is a showing.

I'm always amazed that people cannot see beyond the staging - have we become that simple? I suppose so because I hear people saying all the time 'but I don't like that color on the wall' - good grief - you are not going to paint? And how about those that say their couch won't fit? Do you really buy a house to fit a couch? Yikes!

I like your stance and I enjoyed your hub as always!

You were my first comment-person all those years ago (almost 3 - wow!) and yay!

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