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Wyndham is closing a handful of legacy resorts - dedicated chart/tracker located in the first post for this unfolding set of events

I own at Laurel Ridge in Fairfield Glade and received an email informing of a special HOA meeting and vote to sell the property scheduled for 10/9 at 1pm CT. I posted a week or so ago but easy to see how it could be missed among 3,000 or so others.
I have no idea what HOA I own in, and haven't heard anything. My MFs I think are lower than others if that helps figure out where I am. $6.10/1000 are my fees.
 
A clouded deed would not have that succession of title, but why would the county not require the information for the previous deed? They should always require it.
A deed can get recorded if there is an error on it. Perhaps someone deeded something to someone where they didn't own it. Perhaps a husband and wife owned a deed and deeding it to the next person, only the husband signed the new deed. It may not reference the book and page correctly of the prior deed or the condo declaration. All that could be clouded title. County recorders don't check for clean title before they record something. Many counties will record a napkin with scribbles on it if you send it to them and pay the fee. At least that is the joke in certain industries that work with many county recording offices.
 
I have no idea what HOA I own in, and haven't heard anything. My MFs I think are lower than others if that helps figure out where I am. $6.10/1000 are my fees.
Your deed should have the name of the condominium on it. If you don't have a copy of your deed, then you may be able to look it up on the Osceola County recorders website. Try searching for your name. The deed should also reference the book and page of the recorded condominium declaration. All are good to have when you own deeded property.
 
Your deed should have the name of the condominium on it. If you don't have a copy of your deed, then you may be able to look it up on the Osceola County recorders website. Try searching for your name. The deed should also reference the book and page of the recorded condominium declaration. All are good to have when you own deeded property.
I may be missing something, but are we talking about the same thing here? Fairfield Glade is in TN, no? Why check the Osceola County's website?

It looks like I am in the Wellington Place Condos?
1759516989749.png
 
I may be missing something, but are we talking about the same thing here? Fairfield Glade is in TN, no? Why check the Osceola County's website?

It looks like I am in the Wellington Place Condos?
View attachment 116633
I think he thought you owned at Star Island not Fairfield Glade.

Yes, Wellington.
 
I purchased the week resale and the person I spoke with at Star Island had my name and my husband's as the owners of the week. I have contacted Wyndham Owner Care and am waiting for a call back from the Certified Exit people. I told them that I was not interested in an exit program, but they said that this department would be able to provide me with more information. Will post after I get a call back.
 
I may be missing something, but are we talking about the same thing here? Fairfield Glade is in TN, no? Why check the Osceola County's website?

It looks like I am in the Wellington Place Condos?
View attachment 116633

I think he thought you owned at Star Island not Fairfield Glade.

Yes, Wellington.
Yes, sorry. The different conversations were running together and compounded by the new page of the thread.
 
Wyndham has units in various buildings at SI and all Wyndham units in all buildings are being impacted, not just certain buildings.

The resorts aren't a reliable source of information.

A number of owners at the different resorts are saying they haven't gotten anything from their HOA. You're not alone in that.

Do you get anything from your HOA that indicates they have you as the owner, not the previous owner, and that they have your correct address? I believe someone posted the SI HOA contact info.

Maybe someone else knows and can answer if there's more than one Wyndham associated HOA at SI.
So this brings up a question. I will ask anyway even though @bnoble doesn't like people "just asking questions". How does this work? Are all the different units at Star Island in the various buildings part of the Association that Wyndham controls and which voted last week for Chapter 11? Weren't the associations created when the property was developed and built out? How could different units (and perhaps even weeks) in different buildings be part of an association that may have units in other buildings. I would expect all units in one building to be part of the same association and perhaps multiple whole buildings. Did individual units, or could they even, move units between associations? I wouldn't think so. These associations would have been stood up when the condominium was declared.

What happens if those owners in other buildings who happen to have a converted week at Star Island that isn't part of the association that voted for Chapter 11? If this is something like that even exists.

The association that voted to file for Chapter 11 is looking to "a potential sale of the property governed by the association, including the interests of the members of the association". For those converted weeks that may not be part of that association, do they remain in Club Wyndham or does Club Wyndham drop them and they become unconverted?
 
View attachment 112930

** IMPORTANT **

Official Wyndham Statement as of 7-15-2025:
https://clubwyndham.wyndhamdestinations.com/us/en/resorts/resort-news/2025/important-resorts-update

Please note with regard to any official public statement from Wyndham, that they must follow a plethora of rules and regulations regarding official/legal notifications for the impacted HOAs/resorts, including the Club Wyndham bylaws, the HOA bylaws, and state/county/township/local laws, etc., all of which are different for each impacted resort. It is a complex process. Those who are expressing frustration as to why Wyndham has not yet disclosed anything officially, please recognize that because there are explicit disclosure laws and processes that must be followed. Wyndham will likely provide a more detailed official statement after all required notifications have been completed. The next notification may or may not provide an explicit list of impacted resorts.

Below is a table we have built to track both CONFIRMED and POSSIBLE impacted resorts. Please note ANY resort marked as "NO" in the CONFIRMED column is merely POSSIBLE, but we have NO confirmation either way, just rumors at this time. Resorts listed as "PARTIAL" indicate we have backchannel information that is deemed reliable yet needs to be further confirmed via an official HOA BOD communication. The DISPOSITION column indicates how the resort is reportedly going to be handled after it is removed from the Club Wyndham system effective 12/31/2025. The values for this column are: TBD (To-Be-Determined), COMPLETE EXIT - meaning Wyndham owns the entirety of the resort and a complete exit is planned - and Wyndham is likely selling off the entire resort), WYNDHAM EXIT - meaning Wyndham does not own the entire resort, but it is exiting this resort for it's part - likely via a sale of the real estate owned. CONSOLIDATION - Wyndham is downsizing the amount of inventory at the resort - likely via eliminating one of multiple HOAs - but is not exiting the resort in entirety.

For comparison's sake, the CWA MFs are $8.13/k (not including the variable program fees). Given the Wyndham missive indicates a CWA points swap will be offered, please use this as a measuring stick against the RESORT MF column documented below for the impacted resort, or if you own a converted fixed week, use your specific converted weeks contract $/k rate for comparison. Please note the MFs listed may vary widely as a subset of these resorts only have weeks based or converted weeks MFs and the MF /1000 rate varies quite a bit based upon the season of the underlying week.

We will update this chart when we receive additional information over the coming days and weeks:


#RESORT NAMERESORT CONTACT INFORESORT STATUSIMPORTANT NOTES/COMMENTS/DETAILSDISPOSITIONRESORT CLOSURE DATERESORT MF (VARIES)
1Club Wyndham Fairfield Glade (TN)931-484-3715CONFIRMED: YES

HOA VOTE: SCHEDULED_ SEE NOTES
Confirmed via a public newspaper article: https://www.crossville-chronicle.co...cle_a748ba2a-1f72-476e-b0a3-be55354548e0.html

There will be a Special Meeting held for the purpose of holding a vote of the Owners regarding the resort closure. The notice is scheduled to be mailed in approximately a week (this update was published on 9/23/2025), and it will contain further information about the voting measures for consideration.

Laurel Ridge in Fairfield Glade has a special HOA meeting to vote to sell the property scheduled for 10/9 at 1pm CT.
WYNDHAM EXIT12/31/2025$6.34/k
2Club Wyndham Orlando International (FL)407-351-2641CONFIRMED: YES

HOA VOTE: COMPLETE - SEE NOTES
Official HOA BOD vote on chapter 11 bankruptcy proceedings complete - resort bankruptcy process approved, resort closure approved effective 12/31/2025. Resort sale approved as part and parcel of the bankruptcy proceedings.COMPLETE EXIT - RESORT SALE12/31/2025$7.16/k (2024)
3Club Wyndham Patriot's Place (VA)757-220-5300CONFIRMED: YES

HOA VOTE: COMPLETE - SEE NOTES
Official HOA BOD and member vote scheduled for 9/29/2025 for chapter 11 bankruptcy proceedings and subsequent resort sale. The majority voted for bankruptcy. Wyndham owned 67% of all intervals.

HOA Contact Info:
Fairfield Williamsburg Property Owners Association, Inc.
220 House of Burgess Way Williamsburg, VA
WYNDHAM EXIT12/31/2025~9.02/k (estimated)
4Club Wyndham Bentley Brook (MA)
413-738-8600​
CONFIRMED: YES

HOA VOTE: TBD
Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmationCOMPLETE EXIT - RESORT SALE12/31/2025$9.10/k
5Club Wyndham Overlook (RI)401-423-1886CONFIRMED: PARTIAL

HOA VOTE: TBD
Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmationTBD12/31/2025TBD
6Club Wyndham Bay Voyage (RI)401-423-2100CONFIRMED: PARTIAL

HOA VOTE: TBD
Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmationTBD12/31/2025TBD
7Club Wyndham Shawnee (PA)570-421-1500CONFIRMED: YES

HOA VOTE: SCHEDULED - SEE NOTES
Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation

Owners have received notification of vote scheduled for 10/20/2025 regarding closure/bankruptcy. If approved, closing on or about 12/27/2025. Specific HOA guidance yet to be provided.
WYNDHAM EXIT12/31/2025Varies by HOA
8Club Wyndham Skyline Tower (NJ)609-449-4200CONFIRMED: YES

HOA VOTE: SCHEDULED - SEE NOTES
Owners have received notification of vote scheduled for 10/4/2025 regarding closure/ bankruptcy for Skyline Towers. If approved, closing on or about 12/27/2025.COMPLETE EXIT - RESORT SALE12/31/2025$7.65/k (2024)
9Club Wyndham Fairfield Bay (AR)501-884-3333CONFIRMED: YES

HOA VOTE: SCHEDULED - SEE NOTES
MM owners have received notification for a special meeting to vote on the liquidation of the property to be held 9/25/2025 at 11:00am. The vote was affirmative to proceed forward with bankruptcy and liquidation, with only 3 votes against bankruptcy and sale and over 500 votes for. It was noted that Wyndham holds 67% of MM inventory - broken down as 51% CWA and 16% developer owned (meaning CWS deeded inventory).

The Fairways Townhouse Association members have received notification for a special meeting on the liquidation of the property to be held 9/24/2025 at 1:00pm. The vote was affirmative to proceed forward with bankruptcy and liquidation. It was noted taht Wyndham holds 72% of Fairways inventory.

The Mountain Ridge Association members have received notification for a special meeting on the liquidation of the property to be held 9/25/2025 at 1:00pm.

Hamilton Cove owners have received notification for a special meeting ot vote on the liquidation of the property to be held 9/25/2025 at 3:00pm.

MM HOA Contact Info:
View attachment 116232

Fairways Townhouse Association Contact Info:

TBD

Hamilton Cove Contact Info:
Hamilton Cove Townhouses POA
PO Box 1008
Fairfield Bay, AR 72088
WYNDHAM EXIT12/31/2025$9.88/k
10Club Wyndham Branson at the Falls417-336-4993CONFIRMED: YES

HOA VOTE: SCHEDULED - SEE NOTES
Owners have received notification for a special meeting to vote on the liquidation of the property to be held 10/17/2025.

NOTE: This is a consolidation - one of the three HOAs within Branson is being impacted - only the Falls HOA specifically.
CONSOLIDATION12/31/2025TBD
11Club Wyndham Star Island (FL)407-997-8000CONFIRMED: YES

HOA VOTE: COMPLETE - SEE NOTES
Owners have received notification for a special meeting to vote on the liquidation of the Wyndham property to be held on 9/29/2025. The vote was affirmative to proceed forward with bankruptcy and liquidation.WYNDHAM EXIT12/31/2025~$9.02/k (estimated)
12Club Wyndham Ocean Ridge (Edisto) (SC)843-869-4516CONFIRMED: YES

HOA VOTE: TBD
Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation

The following HOAs will be removed from this resort: Sea Oaks and Sea Palms
CONSOLIDATION12/31/2025Varies by phase/HOA
13Club Wyndham Fairfield Mountains (NC)828-625-9111CONFIRMED: YES

HOA VOTE: TBD
Reliable backchannel source with firsthand knowledge from the local resort - awaiting official public confirmation

Speculative feedback regarding negotiations that Capital Vacations may take over the Wyndham sections.
WYNDHAM EXIT12/31/2025TBD
14Club Wyndham PagosaCONFIRMED: YES

HOA VOTE: TBD
Reliable backchannel source with firsthand knowledge from Wyndham corporate - awaiting official public confirmation. A couple of the smaller HOAs are to be impacted - names TBD.CONSOLIDATION12/31/2025TBD

What does "Legacy Resort" mean? It means this resort was one of the original Fairfield resorts from way back when. Below are screenshots of the legacy resorts from a very old Fairfield members directory from way back when. Please note we are NOT saying all of the resorts in the below screenshots are part of this action, we're only tracking whether or not the resorts in the table above are or are not part of this category as some TUGGERs are curious about this data point.

IMPORTANT ANNOUNCEMENT:

If you own at one of the impacted resorts in the OP, make sure Wyndham has your CURRENT contact information.


Wyndham will be sending communications to the physical addresses on file. That includes instructions on how to initiate the CWA swap process, if you wish to go that route. There will be a deadline for that for various reasons. If you miss it because the information was sent to an old address, you might be out of luck. So login now, and check the email, phone, and address on file to make sure it's correct. It wouldn't hurt to follow up with a phone call to confirm that is what the vacation planner sees on their end. Also, if you have not seen any communication from your HOA in the last year or two, reach out to them to confirm they have the correct information, especially if you moved at anytime after you bought.

When you get the communication from Wyndham, it will depend upon the actions from the HOA in scope. Some HOAs are still in the very early processes and have not even had votes scheduled yet. You will need to contact the HOA directly to find out where they are at in the process. The vacation planners are not HOA board members, so they will not know. That vote has to transpire before anything gets sent out to the owner from Wyndham. Even then, there might be a week or so before the letters are sent. Either way, the deadline will be based on when the letter is sent. Not when the vote happens.

Go NOW and check your contact information. If you wait, you will forget.

FAQ SECTION:

Q: What should owners who have reservations at any of the impacted resorts beyond 12/31/2025 do?


A: Make alternate arrangements NOW. Again, MAKE ALTERNATE ARRANGEMENTS NOW. Is that clear enough? Let me say it again, MAKE ALTERNATE ARRANGEMENTS NOW. Seriously, if you haven't already made alternate vacation arrangements, do so now. The Wyndham missive, for those who haven't clicked on it and actually read it, clearly states that Wyndham will only honor reservations at the impacted resorts up through 12/31/2025. That's a nicer way of saying that it's 99% likely that ALL reservations at these impacted resorts made on or after 1/1/2026 will be canceled by Wyndham automatically at some future point in time. Waiting for any reason is NOT recommended. The longer you wait, the less likely you'll find another desirable resort location for your planned vacation time. DO NOT WAIT. MAKE ALTERNATE ARRANGEMENTS NOW. If you do not have the points to make alternate arrangements without cancelling your currently booked vacation, we recommend cancelling your current vacation(s) at all impacted resorts and making alternate arrangements. The early bird gets the worm so to speak.

Q: Will the CWA points swap be 1:1 for points - pretty much regardless of what contract from an impacted resort you own?

A: Yes, provided your account is in good standing as the Wyndham missive linked above clearly indicates. The only exception is for those who hold a whole interval ownership - which is exceedingly rare - but does apply to a very small subset of impacted resort inventory. A whole interval ownership means the owner owns 52/52 intervals - basically they own the whole unit - but are still part of the impacted HOA. These owners will not be eligible for the points swap offer from Wyndham.

Q: Will the points swap apply to fixed or floating weeks contracts that have not been converted to points? If so, how will the amount of points be determined?

A: Yes. Points will be determined via the value of the week(s) contracts held via the official points charts published in the members directory.

Q: Will Wyndham communicate with the impacted owners at some point that will be eligible for the points swap offer?

A: Yes - after the appropriate HOA votes have occurred and the timing of the disposition of the resorts has been determined, Wyndham will notify the impacted owners via written correspondence as to how to pursue the point swap option.
Yesterday I received paperwork for Wyndham Pagosa - Village Pointe to file chapter 11. Not even a weeks notice received yesterday with voting and special meeting to be held 10/7. I guess Wyndham owns the majority so timeshare owners votes don't really matter.
 
Yesterday I received paperwork for Wyndham Pagosa - Village Pointe to file chapter 11. Not even a weeks notice received yesterday with voting and special meeting to be held 10/7. I guess Wyndham owns the majority so timeshare owners votes don't really matter.
That certainly isn't a lot of time. When was the letter dated and the envelope postmarked? I understand that your property isn't in Florida, but Florida requires 14 day notice of a special meeting. Meaning the letters need to be mailed 14 days prior. I suspect many states have similar requirements. It is very likely possible that notice was provided by mailing it in time and it was USPS that was slow to deliver it.
 
I just got a call back from the Certified exit people. The woman said that I will need to wait for an email from Wyndham. I don't think she had any real specifics of what is going on at these resorts.

What happens if those owners in other buildings who happen to have a converted week at Star Island that isn't part of the association that voted for Chapter 11? If this is something like that even exists.
This exists. I am in that exact predicament. I am hoping that the outcome is not that Wyndham "unconverts" the week and this would be the worst possible outcome, leaving me
with an orphan week.
 
I purchased the week resale and the person I spoke with at Star Island had my name and my husband's as the owners of the week. I have contacted Wyndham Owner Care and am waiting for a call back from the Certified Exit people. I told them that I was not interested in an exit program, but they said that this department would be able to provide me with more information. Will post after I get a call back.
Did you get an legal documents with this purchase?
 
This exists. I am in that exact predicament. I am hoping that the outcome is not that Wyndham "unconverts" the week and this would be the worst possible outcome, leaving me
with an orphan week.
The week you own is in Vacation Break at Star Island Condo Association but the association that voted to file for Chapter 11 is Star Island Vacation Ownership Association, Inc. Your association isn't part of the bankruptcy. Yours is a converted fixed week. If your converted week is simply dropped it would seem it would revert to be able to reserve under the covenants of the declaration for Vacation Break at Star Island Condo Association and may also be able to be enrolled in RCI or II.

Will Wyndham offer you a CWA swap? Reading up on the FairShare trust they might given certain replacement requirements that may be part of the trust. But if they do a CWA swap, where does your actual week go when you swap it out.? Does Wyndham take it over? It is part of an association that isn't seeking to liquidate member interests. What is Wyndham going to do with it? What a mess.
 
That certainly isn't a lot of time. When was the letter dated and the envelope postmarked? I understand that your property isn't in Florida, but Florida requires 14 day notice of a special meeting. Meaning the letters need to be mailed 14 days prior. I suspect many states have similar requirements. It is very likely possible that notice was provided by mailing it in time and it was USPS that was slow to deliver it.
The envelope is dates 9/29.
 
The envelope is dates 9/29.
A quick cursory check for Colorado indicates a minimum 10 day notice. I can't say it didn't meet that requirement, but it looks questionable. Of course, unless anyone is going to challenge it then it really doesn't matter.
 
Ok here is the detail I got on Star Island when I sent an email with several questions. After sending a Thank You email response they responded back and said they have had many inquiries on this and were happy to help, so I imagine they had most of this info already compiled.


Public Relations <publicrelations@star-island.com>​

2:49 PM (4 minutes ago)
to me
Your unit week is not involved in the Wyndham Association’s bankruptcy.
We appreciate your feedback, and understand your concerns.

Here are the answers to your questions:

So how many units are in the Wyndham Condominium Association that is filing for bankruptcy? and will this affect maintenance fees of the units in the other Condominium Associations (for example will Club fees go up significantly now, or other fees)?
What buildings are the units in the Wyndham Condominium Association in?
There are 184 units in the Wyndham Association. This Association is made of buildings 20,21,23 and 25.
It is our understanding that Wyndham intends to fund common expenses through 2026 via their reserves and until they are able to sell the property. Once the property is sold, the buyer will assume the responsibilities for common expenses. Despite the Wyndham Association’s decision, our goal is to minimize any impact on our owners.


What are the names of the other 10 Condominium Associations?
STAR ISLAND RESORT AND COUNTRY CLUB CONDOMINIUM ASSOCIATION I, INC, STAR ISLAND RESORT AND COUNTRY CLUB CONDOMINIUM ASSOCIATION II, INC, STAR ISLAND RESORT AND COUNTRY CLUB CONDOMINIUM ASSOCIATION III, INC, STAR ISLAND RESORT AND COUNTRY CLUB CONDOMINIUM ASSOCIATION IV, INC, STAR ISLAND RESORT AND COUNTRY CLUB CONDOMINIUM ASSOCIATION V, INC, VACATION BREAK RESORTS AT STAR ISLAND CONDOMINIUM ASSOCIATION I, INC, VACATION BREAK RESORTS AT STAR ISLAND CONDOMINIUM ASSOCIATION II, INC, VACATION BREAK RESORTS AT STAR ISLAND CONDOMINIUM ASSOCIATION III, INC, VACATION BREAK RESORTS AT STAR ISLAND CONDOMINIUM ASSOCIATION IV, INC.

Star 1 is made up of buildings 39 & 40. Star Island 2 is made up of buildings 13, 15 and 16. Star 3 is made up of buildings 11 & 14. Star 4 is made up of building 22. Star 5 is made up of buildings 24. Vacation Break 1 is building 12. Vacation Break 2 is building 28. Vacation Break 3 is building 19. Vacation Break 4 is building 18.


We are committed to making Star Island better than ever.

Very truly yours,
Public Relations At Star Island
 
Ok here is the detail I got on Star Island when I sent an email with several questions. After sending a Thank You email response they responded back and said they have had many inquiries on this and were happy to help, so I imagine they had most of this info already compiled.


Public Relations <publicrelations@star-island.com>​

2:49 PM (4 minutes ago)
to me

There are 184 units in the Wyndham Association. This Association is made of buildings 20,21,23 and 25.
I'm looking at the 2013-2014 Wyndham directory. Back then they provided the year built for unit types.

1 BR Suite-A and 1 BR Suite-B built 1996-2003. I assume that at lease some of these are Wyndham Vacation Break in the older units near the pool. See resort map post 2693 page 108.

2 BR Deluxe and 3 BR Deluxe built 2001/03. These we know are the Wyndham hoa in the rear of the resort.
 
The week you own is in Vacation Break at Star Island Condo Association but the association that voted to file for Chapter 11 is Star Island Vacation Ownership Association, Inc. Your association isn't part of the bankruptcy. Yours is a converted fixed week. If your converted week is simply dropped it would seem it would revert to be able to reserve under the covenants of the declaration for Vacation Break at Star Island Condo Association and may also be able to be enrolled in RCI or II.

Will Wyndham offer you a CWA swap? Reading up on the FairShare trust they might given certain replacement requirements that may be part of the trust. But if they do a CWA swap, where does your actual week go when you swap it out.? Does Wyndham take it over? It is part of an association that isn't seeking to liquidate member interests. What is Wyndham going to do with it? What a mess.
Yeah, it will be interesting to see what they do. 184 units (the exact number of units in bldgs 20,21,23 and 25) of a total of at least 451 or more units at Star Island (as I calculate based on my prior post) are under this bankruptcy.

Edited: Prior post is https://tugbbs.com/forums/threads/w...s-unfolding-set-of-events.375888/post-3209912. Also
 
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I'm looking at the 2013-2014 Wyndham directory. Back then they provided the year built for unit types.

1 BR Suite-A and 1 BR Suite-B built 1996-2003. I assume that at lease some of these are Wyndham Vacation Break in the older units near the pool. See resort map post 2693 page 108.

2 BR Deluxe and 3 BR Deluxe built 2001/03. These we know are the Wyndham hoa in the rear of the resort.
So it remains to be seen what Wyndham does with those older units that aren't part of the bankruptcy. Does Wyndham still have a small limited exchange presence at Star Island then or what?
 
Does anyone have a decent quality resort map of Star Island? The ones I turned up on Google are pretty poor quality.
 
Does anyone have a decent quality resort map of Star Island? The ones I turned up on Google are pretty poor quality.
Here are a few of several that pop up on a google search.

1759525402769.png

1759525381953.png
 
Deleted post as duplicate
 
Guess I stayed in a "vacation break" unit last time I stayed there (building 19).

Man, this looks like a complete mess, sorry for the obvious worst case scenario for you @regatta333
 
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