Keeping you up to date on property law topics and guidance

Find our collection of blog posts below, covering a range of property law topics and guidance. If you cannot see the post you are looking for, be sure to use the search box.

To see how AST Assistance can help you, contact our experienced team today on 01706 619 954, email info@ast-assistance.com, or fill in our online form to request a callback.

29.05.25

Our Response to Recent Online Harassment and Misinformation

12.05.25

Penalty for Not Protecting Deposit

Under UK legislation, such as the Housing Act 2004 and the Landlord and Tenant Act, landlords have a legal duty to protect any deposit paid to them by a tenant. Failure to do so can lead to financial penalties, legal action, and the loss of the right to recover possession of the property. This guide explains what landlords must do to comply with the law and the consequences of failing to meet these obligations.

10.04.25

How to Correctly Draft an Eviction Notice

06.03.25

How Long Does it Take to Get a Bailiff Warrant for Eviction?

With its intricate layers of protection for both parties involved, the UK's legal framework can often be daunting to understand and adhere to. Amongst the various stages of eviction, obtaining a bailiff warrant can be a vital step, allowing you to forcibly remove a tenant from your property with the help of the law.

05.02.25

What Are Reference Checks? Facts for Landlords

Tenant reference checks provide landlords with an overview of a prospective tenant’s background, helping them assess their reliability and financial stability. By reviewing aspects of their current and previous financial situation, landlords can make informed decisions about who to rent to.

03.02.25

What Is Prescribed Information? A Complete Guide for UK Landlords

Tenancy deposit protection is a legal requirement for landlords renting in the private rental sector in England and Wales. It is designed to protect tenants and provide landlords with a structured process for managing security deposits. However, many landlords unknowingly breach regulations, often due to misunderstandings about prescribed information and deposit protection schemes.

28.01.25

What Is an HMO?

For landlords, managing properties often involves decisions about tenancy types and licensing. One question that commonly arises is, “What is an HMO?”. Understanding Houses in Multiple Occupation (HMOs) can provide landlords with the insight to assess if this model is suited to their investment goals. This guide defines what an HMO is, provides the practical steps for effective management, aiming to address questions landlords may have on this subject.

24.01.25

How to Create an HMO Tenancy Agreement

For landlords, drafting a thorough compliant HMO tenancy agreement is an essential step in managing a House in Multiple Occupation. A well-prepared agreement outlines the responsibilities of both landlord and tenants, providing clarity and helping to avoid disputes.

08.01.25

What Is Mediation And Why Does It Matter?

Mediation, a form of Alternative Dispute Resolution (ADR), is an effective method to resolve disputes between landlords and tenants. Unlike litigation, which can be confrontational and rigid, mediation provides a collaborative and flexible environment where both parties can express their concerns and work towards a mutually agreeable solution through a neutral third-party mediator.

11.12.24

Do I Need an HMO Licence for Three Tenants?

As a landlord, understanding HMO (House in Multiple Occupation) regulations is part of managing your property and avoiding legal challenges. If you are asking the question 'Do I need an HMO licence for three tenants?', the answer depends on how your property is let and your local authority regulations. This blog will clarify when a licence might apply, what to consider, and how to stay compliant.

11.12.24

Who Pays for Mediation Costs (UK)?

As a landlord, understanding how mediation costs are covered can help you make informed decisions when disputes arise. Mediation is increasingly viewed as a practical alternative to court proceedings in resolving disagreements with tenants. This blog outlines how mediation costs are determined, who pays for mediation costs (UK) and what landlords need to consider when choosing mediation to resolve tenancy issues.

28.11.24

A Complete Guide to Tenant Referencing for UK Landlords

Tenant referencing is one of the most essential processes for landlords in the UK, designed to help ensure that a reliable and financially stable tenant occupies a property. Without proper tenant referencing, landlords expose themselves to the risks of non-payment, property damage or even legal issues.

27.11.24

When Is an EPC Not Required? Know Your Legal Exemption

Energy Performance Certificates (EPCs) are a fundamental part of renting property in the UK, but there are scenarios where landlords may not need one. Understanding these exemptions is a legal requirement and can help landlords to avoid unnecessary paperwork or expenses.

26.11.24

Landlord Right to Rent Check: Your Legal Obligations

Right to Rent checks are a legal requirement for landlords in England, introduced under the Immigration Act 2014. The checks aim to prevent individuals without the legal right to reside in the UK from accessing private rental accommodation. For landlords, understanding and complying with these obligations is necessary to avoid fines and potential criminal liability. This article outlines your legal obligations as a landlord, Right to Rent checks steps, who must conduct them, and how to comply with the process.

25.11.24

How to Perform a Tenant Reference Check

Tenant reference checks are a valuable step in the rental process, helping landlords make informed decisions about prospective tenants. They provide insights into a tenant’s financial reliability, rental history, and character, which can reduce the likelihood of rent arrears, property damage, or disputes.

14.11.24

What Are Landlord Legal Requirements?

Being a landlord comes with specific obligations to keep the tenants renting the property safe. These responsibilities not only safeguard your tenants but also protect you from potential legal issues, by ensuring that your property remains a safe and secure environment in compliance with the law. Here is a closer look at what the legal requirements for landlords entail and how fulfilling these obligations contributes to your duty of care.

14.11.24

Understanding Tenant and Landlord Perspectives in the UK: Survey Report

In recent years, the dynamics between tenants and landlords have been increasingly scrutinised, especially given recent legislative debates and changing perceptions about rental practices. AST Assistance’s recent survey of 1,606 Britons gathered responses on a range of topics, shedding light on perspectives across various demographics, regions, and experiences. The results offer insight into current attitudes and concerns around tenancy, property management, and landlord responsibilities.

14.11.24

Is it a Legal Requirement to Have a Carbon Monoxide Detector in a Rental Property?

Carbon monoxide (CO) is a hazard that can present itself without warning, posing risks that landlords must be aware of to protect their tenants. Whether it stems from a gas heater, boiler or other fuel-burning appliances, the presence of CO is an issue that landlords should take seriously. This post explores whether is it a legal requirement to have a carbon monoxide detector in a rental property and the practices that landlords can adopt to uphold safety standards.

20.09.24

The Proposed Renter’s Rights Bill: How Will it Affect You?

The upcoming Renter’s Rights Bill, which proposes to abolish 'no fault' evictions, will likely alter how you manage your rental properties. With the abolition of Section 21 notices, England’s 2.3 million landlords will no longer have the option to evict the current 11 million tenants without having one of the reasons as outlined in the Bill.

20.09.24

Do Landlords Need Contents Insurance?

When renting out a property, it’s easy to overlook the finer details of insurance. One of the most common questions that we are asked is whether landlords need contents insurance. While building insurance is typically required, contents insurance is not a legal requirement for landlords, yet is worth having.

20.09.24

What Landlord Insurance Do I Need?

Renting out a property comes with responsibilities and risks, and one of the most effective ways to manage these risks is by having the right insurance. Whether it’s protection from tenant damage or covering legal liabilities, having the correct insurance ensures you comply with legal obligations and can avoid potential financial losses.

04.09.24

What Insurance Policies Does a Landlord Need and Why?

As a landlord, securing the right insurance policies is important to protect your investment and ensure smooth property management. Being a landlord involves numerous responsibilities, including maintaining the property, ensuring tenant satisfaction, and safeguarding the investment. One aspect of property management is selecting a comprehensive landlord insurance policy to protect against potential risks and financial losses.

04.09.24

Who is Responsible for Insurance on a Rental Property?

When it comes to renting out a property, understanding who is responsible for insurance can be confusing for both landlords and tenants. Insurance is a necessary component of property management for a myriad of reasons, but principally because it offers financial protection against various risks.

04.09.24

Is it a Legal Requirement to Have Landlord Insurance?

As a landlord in the UK, managing a rental property involves numerous responsibilities, from safeguarding your tenants to maintaining the property itself continually. One common question that arises is whether it is a legal requirement to have landlord insurance.

11.07.24

How to Build Healthy Landlord-Tenant Communication

As a landlord, you should communicate clearly with your tenants from the get-go to help create a smooth rental experience. This guide provides several communication methods you can use to keep tenants updated and resolve issues efficiently. By adopting these practices, you can create a better living environment and a stronger relationship with your tenants.

11.07.24

How to Set Up a Repayment Plan for Tenants

09.07.24

What Does a Labour Government Mean for Landlords?

With the Labour Party securing a decisive victory in the recent general election, the UK's rental market is set to undergo notable changes. Housing has long been a crucial issue, with various governments pledging reforms but often delaying implementation. Now, with Labour at the helm, landlords can anticipate a series of new policies aimed at reshaping the rental landscape.

16.05.24

How Long Does a Landlord Have to Return Deposits?

The security deposit is a financial safety net for landlords but also offers tenants an incentive to maintain the property's condition throughout their tenancy - it's an element of the rental agreement that bridges trust between tenant and landlord. However, the end of a tenancy often raises the question: how long does a landlord have to return this deposit?

30.04.24

How to Get Rent Arrears from a Tenant

Dealing with rent arrears is a challenge many landlords face, impacting not only financial stability but also landlord-tenant relationships. This blog gives practical steps to recover overdue rent effectively, so you can understand the escalation steps available to you as the landlord.

30.04.24

Tenants' Rights When a Landlord Sells Property

A property sale can be daunting for tenants. The sale of a tenanted property doesn't just involve the landlord and the buyer; it impacts the tenant's rights and living situation. This guide explains how landlords can maintain a positive relationship with tenants and adhere to legal obligations when looking to sell.

18.04.24

How to Communicate With a Difficult Tenant

A challenging landlord-tenant relationship can often feel like walking a tightrope. Whether it's adhering to legal requirements, such as notifying tenants before entering the property, or simply maintaining a harmonious relationship, effective communication is key.

18.04.24

Electrical Safety Checks for Landlords

Electrical safety in rental properties is governed by the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. These standards aim to ensure rental properties are safe for tenants by requiring regular checks and maintenance of electrical installations.

18.04.24

A Landlord’s Guide to Pets

Whether or not to allow pets in a rental property is a common dilemma for landlords. While pets can make a rental feel more like home for tenants, they also bring potential for damage, disturbances, and other challenges. As a landlord in the UK, understanding how to approach situations where tenants keep pets, either openly or in secret, helps to maintain a harmonious relationship with your tenants and protect your property.

18.04.24

Health and Safety Tips for Landlords

As a landlord in the UK, safeguarding your tenants' safety is a fundamental part of your responsibilities. This commitment directly affects tenant satisfaction and the reputation of your rental venture. Properly understanding and implementing health and safety regulations creates a safe housing environment and meets legal standards.

26.03.24

How Long Does it Take to Evict a Tenant?

The eviction process can be a daunting task that requires understanding legal protocols and managing simultaneous timelines, making it crucial for property owners to understand each step.

29.02.24

How to Become a Landlord - Your Checklist Guide

Becoming a landlord can be a rewarding venture and offer financial benefits in the form of a steady income stream. However, it's not without its challenges. This guide provides you with the knowledge you need and the steps you should take to begin your journey as a landlord, covering everything from legal obligations to property preparation. Whether you've just purchased your first rental property or are considering managing a rental portfolio, this guide is for you.

29.02.24

What Documents Do I Need to Evict a Tenant? (UK)

Evicting tenants is often a complex process. In the UK, the procedures and legal requirements are stringent and designed to protect both tenant and landlord rights. Landlords operating under Assured Shorthold Tenancy (AST) agreements should have a clear roadmap of the eviction process. In the following guide, we explain this and the documentation involved, ensuring you are prepared and informed at every step of the process.

29.02.24

Can You Evict a Tenant Without a Solicitor?

Evicting a tenant can seem complex and daunting, but do you need a solicitor to navigate through it? At AST Assistance, we understand the challenges landlords face and our experts offer guidance to simplify the process while ensuring adherence to the law. In this guide, we explain how landlords can confidently manage evictions with our expert support, particularly focusing on Assured Shorthold Tenancies (ASTs), the most common form of tenancy agreement in the UK.

29.02.24

How Much Does it Cost to Evict a Tenant?

The legalities and the costs for an eviction can seem daunting, but understanding them can help landlords to manage their properties effectively and sustain their investments. At AST Assistance, we understand the challenges landlords face. Here, we provide a detailed breakdown of the costs associated with eviction, offering clarity so you can make informed decisions and plan for the future.

29.02.24

Can I Evict a Tenant Without a Tenancy Agreement?

A tenancy agreement outlines the rights and responsibilities of each party to a rental property, ensuring that both sides are protected and aware of their obligations. If you made a verbal agreement, lost the document, or your property is inherited property with sitting tenants, you may find various aspects of your obligations and rights confusing, particularly when it comes to eviction.

29.02.24

What Are the Fire Safety Regulations for Landlords?

As a landlord in the UK, understanding and implementing fire safety measures in your rental properties is about complying with the law and ensuring the safety and wellbeing of your tenants. This guide provides landlords with a straightforward overview of their obligations under UK fire safety regulations. We'll walk you through the essential steps and requirements to help you make your properties safe and compliant.

29.02.24

The UK Landlord Checklist for Renting a House

Renting out a property can be a complex process with many steps to consider. From ensuring your house meets all legal requirements to finding the right tenant, it's easy to feel overwhelmed. This guide is designed to simplify the journey for UK landlords.

29.02.24

A Landlord's Guide to Electrical Safety Standards in Rental Properties

Landlords have a duty to ensure the electrics in their rental properties are safe and function properly. This post explains the electrical safety checks required for UK rental properties, helping landlords meet their legal responsibilities.

19.01.24

How Do I Get My Tenant to Move Out?

If a landlord wants their tenant to move out, they need to follow legal procedures and handle the situation with a clear understanding of the tenant’s rights. This is a straightforward guide on the legal and ethical ways for landlords to approach this process.

11.01.24

What Are the Reasons to Evict a Tenant (UK)?

Learn the valid reasons for tenant eviction in the UK, including non-payment of rent, agreement breaches, and property requirements, in this guide from AST.

03.01.24

How Often Can Landlords Increase Rent?

AST Assistance explains how often landlords can increase rent and the best practices to follow. For help and advice, contact us today.

12.12.23

Can a Landlord Enter Without Permission?

Explore UK laws on landlords entering tenant properties, focusing on legal rights and procedures for both parties.

09.12.23

Can Landlords Charge for Wear and Tear?

This article explores the topic of wear and tear in rental properties: a common area of discussion for landlords and tenants. We also define what constitutes wear and tear, differentiate it from damage, and examine its implications in the context of rental agreements.

10.11.23

What are the Legal Requirements of a Landlord?

What are the legal requirements of a landlord? Read our expert guide to make sure you understand and fulfil your duties.

06.11.23

What Is the Process of Evicting a Tenant?

Explore the legal grounds for tenant eviction in the UK, focusing on Assured Shorthold Tenancies, mandatory, and discretionary eviction reasons.

01.11.23

How Long Does it Take to Get an Eviction Notice?

Understand the eviction notice timeline for landlords, covering notice periods, legal proceedings, and factors affecting the eviction process. Read more here.

12.10.23

What Damage Is a Tenant Liable For?

Protect your rented properties with expert advice from AST Assistance. If you are asking yourself, ‘What damage is a tenant liable for?’, read the guide here.

12.10.23

How to Recover Rent Arrears

If you’re a landlord, you must know how to recover rent arrears by using you rights to your advantage. Learn about the best approach with our guide here.

08.10.23

Can Landlords Take Photos During an Inspection?

Learn about property inspections, photography, and privacy rights for landlords and tenants. Contact AST Assistance for expert guidance for landlords.

21.09.23

What to Do if a Tenant Ignores Section 21

UK landlords: learn what to do if a tenant ignores a Section 21 notice. This guide covers legal prerequisites, issuing notices, and steps for eviction.

05.09.23

How Often Can a Landlord Inspect a Property?

AST Assistance explores the legal framework, standard practices, and ethical considerations surrounding this important question.

05.09.23

5 Property Portfolio Management Tips for Landlords

Landlords are increasingly on the lookout for ways of improving their portfolio management while saving money and protecting profits. In this article, Jon Pryse-Jones from THP – the Accountants for Landlords – shares his top 5 tips for improving your property portfolio management.

28.08.23

When Can a Landlord Force Entry to a Property?

The tenancy experts answer the question ‘When can a landlord force entry to a property?’. Understand the legal framework, tenant rights, and best practices here.

25.07.23

How to Claim Rent Arrears from a Tenant

Learn how to claim rent arrears from a tenant by reading our guide, or call us today for professional advice.

24.07.23

Do Landlords Have to Accept Pets?

Explore the complexities of UK tenancy laws and understand your rights as a landlord, “do landlords have to accept pets?” Read the guide here.

14.07.23

Understanding Repair Costs: Who Pays for Tenant-Caused Damage

Read our guide to understanding tenant-caused damage, who pays for these costs and the legal implications they bring. Call us today for further advice.

19.06.23

How to Claim Rent Arrears from a Tenant

Tenancy management and dealing with rent arrears can seem demanding, especially if the tenant is not meeting their obligations and you are forced to chase after their payments.

07.06.23

When Does a Landlord Have to Pay for a Hotel Room for a Tenant?

When does a landlord have to pay for a hotel room for a tenant? Read our expert guide to find out, or contact AST Assistance for specialist advice.

02.06.23

How Much Notice Does a Tenant Have to Give a Landlord to Move Out?

How much notice does a tenant have to give a landlord to move out? Read our expert guide or call AST Assistance for landlord advice today.

23.05.23

What Insurance Does a Landlord Need?

What insurance does a landlord need? Read our guide here, covering essential landlord insurance types, legal requirements, and advantages for each.

23.05.23

Who is Responsible for Blocked Drains - Tenant or Landlord?

Blocked drains can be a significant source of frustration for both tenants and landlords. Not only can they cause unpleasant odours and slow-draining water, but they can also lead to costly repair bills and disputes over responsibility.

08.05.23

How Much Can a Landlord Charge for Cleaning

How Much Can a Landlord Charge for Cleaning? A Comprehensive Guide to UK Laws and Responsibilities.

02.05.23

How Often Should a Landlord Decorate?

As landlord, you must know the answer to: “How often should a landlord decorate?”. Find out all you need to know here, with the landlord experts AST Assistance.

01.05.23

Who Is Responsible for Mould - Landlord or Tenant

Discover who is responsible for mould - landlord or tenant? Learn about laws & responsibilities for landlords & tenants in the UK to maintain a healthy environment.

18.04.23

What is an Abandonment Notice?

If you wish to serve an abandonment notice, you must know your legal obligations as landlord and how to regain control of your property swiftly. See how here.

03.04.23

What is a Regulated Tenancy?

If you manage properties and are wondering “What is a regulated tenancy”, read the expert guide here to know your legal obligations as a landlord.

20.03.23

Eviction Letter Template and Guide

An eviction notice is a document presented to the tenant to inform them of the intention to begin the eviction process, and typically marks the beginning of the process. For a successful and legal eviction, the landlord must follow the necessary steps.

13.03.23

What Are The Rules For Evicting a Tenant?

Here we, the property law experts at AST Assistance answer the question: ‘What are the rules for evicting a tenant?; explain the rules for evicting a tenant, the appropriate circumstances for eviction, and how to avoid costly or time-consuming mistakes in the process of evicting a tenant.

23.02.23

What is Selective Licensing?

If you lease property in a selective licensing area and are wondering “What is selective licensing”, read the expert guide here to know your legal obligations as landlord.

25.01.23

Tenant Background and Credit Checks

For landlords, dealing with difficult tenants and those who do not pay rent can cause undue stress and money. Not to mention, the process to rectify such problems can be lengthy and add further costs.

12.12.22

Everything Landlords Need to Know about HMO Licences

Are you a landlord of a building with three or more tenants? Read the expert guide on everything landlords need to know about HMO licences here.

02.12.22

Tenancy Agreement: How Long Should it Be?

There are advantages and disadvantages to shorter and longer fixed-term agreements. Learn all about a tenancy agreement: how long should it be?

29.11.22

What is Considered Tenant Damage

As a landlord, you must know what is considered tenant damage and what falls under reasonable wear and tear. Read the guide below by tenancy experts.

25.11.22

What Does Property Maintenance Include?

Over time, any property will require maintenance of some kind, in order to decrease the number of problems that can occur, a landlord must take proactive procedures that identify possible problems before they develop.

15.11.22

How Long Does an Eviction Process Take?

In some circumstances, eviction is the best recourse. In order to do so, you must follow the correct procedures and fulfil your landlord's obligations. Failure to do so can result in a delayed, or even unsuccessful eviction.

13.10.22

Tenants Are Not Paying Rent - What Can I Do?

One of the biggest worries for landlords in the UK is tenants who don't pay their rent. At best, dealing with rent nonpayment may be time-consuming and upsetting. At worst, it may determine whether a landlord is able to make their monthly mortgage or fall into arrears.

06.10.22

Tenants' Rights: Property for Sale

Landlords looking to sell their property must know their tenants’ rights; property for sale requires both parties’ rights to be respected. Learn how to do this here.

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Mark, Sophie, Robyn and team at AST assistance have been amazing. The knowledge and speed they work at is hard to come by these days. As soon as I passed the eviction to them to assist with, it was a huge weight off our shoulders. It's hard to come by a business these days who will reply to you so quickly and regardless of how busy they are will always make time to be available for a phone call. They are also quick to get results. I can't thank them enough. Definitely recommend 5/5

G Hardy

I cannot recommend these guys highly enough for any Landlord requiring help and assistance with their property. I was recommended to them by another fellow Landlord having found myself in the unfortunate circumstance of a non-paying tenant, that followed with facing significant property damages once we successfully got an eviction. Without the help and advice from AST Assistance, specifically Nathan Dawson, I'd not know my options and be overwhelmed with stress and paperwork. I am extremely thankful to these guys. Brilliant and outstanding service! To any Landlord out there facing problems, don't delay and get in touch with Nathan and/or AST Assistance. They have clear and transparent fees so you know exactly what you're paying too.

W Nichols

I have to give another gleaming, amazing, couldn't be happier review for Mr Mark Dawson at AST Assistance ltd. Today I finally got possession of my flat back from what can only be described as a professional nutter. It took a while and they tried every trick in the book to stay, but Mark managed to do what at one point seemed the impossible and save the day. Not only do I have to thank him for successfully and cost effectively getting my home back in one piece, but for the constant calls, reassurance... for pretty much being my counsellor over the last few months - I owe the guy my sanity! For anyone who requires any assistance with all things regarding letting your flat and especially when it comes to getting back possession, there is simply no one I could recommend more (literally the best customer service I have ever received). Mark really is a landlord's best friend!

T B

100% happy with Mark and the team at AST. Mark dealt with everything including Court. He was amazing in dealing with the Judge and got a possession order when we really doubted we would get it. The tenants have now finally gone and the Guarantor is (albeit slowly) paying off the arrears. I highly recommend AST assistance.

J Fox

After many issues with other management companies I was hesitant in using anyone, but when I met with AST I was more than impressed with the professionalism. Excellent service and value. I look forward to working with them time and time again

E Gould

Mark and his team were absolutely incredible. We started off using solicitors who charged several hundred pounds, were incredibly slow and impossible to get hold of. Mark and his team were the opposite. Incredible value for money, really responsive, took calls on evenings, weekends and whilst sick. Mark was truly our knight in shining armour in a very difficult situation. I would not hesitate to recommend him!

S Crichton

I am so glad we decided to move our properties over to AST. First class service from a friendly happy team

D Wardell

Today I got my property back after 9 months of starting the eviction process, and I would not have done it without Mark, Nathan and the team at AST-Assistance. The process was completely hands-free for us, as the Landlords, from start to finish - the team dealt with all tenant enquiries and maintenance work, and all of the paperwork for serving notices and the courts. We were given regular updates at each stage of process. Would 100% recommend them and will be using them again in the near future.

S Patel

Excellent, just excellent. Had an issue and we were not sure which way to go, Mark and his team gave excellent sound advice and then executed against this keeping us updated ever step of the way. If anyone has a potential legal issue with a property then go no further than AST Assistance.

S McCafferty

Mr Nichols

These guys have helped me a few time. Their knowledge is second to none. First class service from first class people.

M Melpo

After suffering for months with problematic tenants, I found Mark @ AST assist. Can’t recommend him , and the team enough. My only regret, is I didn’t go to him first. Profession , reasonable, and went above and beyond. Thank you all so much for getting my property back.

D Laura

I have to give another gleaming, amazing, couldn’t be happier review for Mark Dawson at AST Assistance. Today I finally got possession of my flat back… They tried every trick in the book to stay, but Mark managed to do what seemed the impossible and saved the day

Mr Rob, AST Client

Dealt with AST a few times now to deal with various issues. The professional attitude along with the knowledge is spot on. We will definitely be using AST again in the future.

P Wilson

excellent service and very professional. takes away the stress and they deal with everything. Mark and the team were brilliant

M Watson

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