Concerns around market appraisals and how offers are handled are likely to be the key industry complaints this year amid lower...
Archive
10 June 2024
From: Breaking News
![Eco Retro-fitting Homes - call for consumer protections](/upload/images/Shutterstock-only%20images/Property%20Market/PropertyNews3-400x310.png)
A coalition of organisations representing consumers, financial institutions and energy suppliers has written to the Department for Energy Security and Net...
01 May 2024
From: Breaking News
![Trade and representative bodies launch fifth iteration of the BASPI](/upload/images/4%20--%20Proofed%20--%20%20Trade%20and%20representative%20bodies%20launch%20fifth%20iteration%20of%20the%20BASPI%20By%20Beth%20Rudolf%2C%20Conveyancing%20Associat%20.jpg)
Trade and representative bodies representing the legal, surveying, estate agency and property management sectors, including the Conveyancing Association, have launched the...
27 April 2024
From: Features
![Phil Spencer - How To Prove The AI Bots Wrong](/upload/images/Phil%20Spencer%20NEW%20image(4).png)
Artificial Intelligence is now a part of all our lives, but my attention was grabbed recently by an AI critique of...
23 April 2024
From: Breaking News
![Potential ticking time bomb for retrofit complaints awaits](/upload/images/2%20--%20Proofed%20Weekend%20feature%20-%20potential%20ticking%20time%20bomb%20By%20Simon%20Jackson.jpg)
The term ‘time bomb’ is sometimes overly used in the housing market, and while it has been linked to many things...
06 April 2024
From: Features
![Material Information Guidance - Is it Actually Material?](/upload/images/5%20Part%202%20Material%20Information%20Guidance%20%20Is%20it%20Actually%20Material%20by%20David%20Beaumont.jpg)
In this, the second of a three-part series, David Beaumont continues his critique of the new Material Information Guidance. There are 21...
30 March 2024
From: Features
![A Property Tale For Our Times - and it doesn't end well](/upload/images/1%20--%20Proofed%20--%20EAT%20-%20IndustryViews%20(005)%20A%20property%20tale%20for%20our%20times.png)
If you want to hear of a tale for our industry’s times - featuring housing shortages, planning disputes, rampant inflation and...
23 March 2024
From: Features
![Estate agency complaints and payouts on the rise](/upload/images/Shutterstock-only%20images/Rental%20Market/TenantDispute-400x310.png)
Agents faced more complaints and paid out higher levels of redress last year, industry data shows. Annual figures from the Property Redress...
18 March 2024
From: Breaking News
![Top tips to promote the real value of your letting agency](/upload/images/3%20---%20From%20Cameron%20Peterr%20to%20proof%2018%20Nov%20IMAGE%20-%20Promoting%20the%20real%20value%20of%20your%20agency.jpg)
The role of a residential landlord has changed considerably over the years. What was once a relatively straightforward means of generating...
18 November 2023
From: Features
![Industry Views - Are Social Housing Landlords Worse Than Buy To Let Amateurs?](/upload/images/1%20shutterstock_1197102829.jpg)
If you’ve paid even scant attention to Landlord Today or other trade titles, you’ll be familiar with the headlines about rogue...
04 November 2023
From: Features
![Misleading information is No. 1 complaint, says PRS boss](/upload/images/3%20EAT%20weekend%20feature%20-%20Misleading%20information%20is%20No%201%20complaint%20says%20PRS%20boss%20-%20Sean%20Hooker%20interview.jpg)
Despite the announcements, the publicity, the guidance and the acres of website information, the most common complaint surrounding house sales is...
14 October 2023
From: Features
![Conveyancers face ‘too many complaints’ about undertaking breaches](/upload/images/shutterstock_579629260(2).jpg)
The Council for Licensed Conveyancers (CLC) has warned it is receiving “too many complaints” about breaches of undertakings by solicitors. The regulator...
09 August 2023
From: Breaking News
![TPO: Agents must be wary of appraisal and offer complaints](/upload/images/Shutterstock-only%20images/Property%20Market/PropertyStats-400x310.png)
Estate agents have been urged to be wary of complaints around market appraisals and the handling of offers. The latest annual review...
03 August 2023
From: Breaking News
![Agent expelled from redress scheme after buyer complaint](/upload/images/Shutterstock-only%20images/Property%20Market/PropertyNews3-400x310.png)
Just one agent was expelled from The Property Ombudsman (TPO) redress scheme in the latest quarter. TPO has revealed that Price Point...
27 June 2023
From: Breaking News
![Prison for conman who stole thousands from property buyers](/upload/images/Rental%20Market/Handcuffs2-400x310.jpg)
A man has been jailed for fraud after conning potential property buyers out of nearly £16,000. Jaspal Singh Juttla, 64 of Northwood...
01 June 2023
From: Breaking News
![TPO: More clarity needed on agency agreements](/upload/images/Shutterstock-only%20images/Property%20Market/PropertyNews2-400x310.png)
Agents are being urged to be clearer about their terms of business with clients after the public face of The Property...
15 May 2023
From: Breaking News
![Section 21 use ‘ overstated’, according to LRG research](/upload/images/Section%2021%20use%20found%20to%20be%20overstated.jpg)
A controversial change due to be brought about in the proposed Renters’ Reform Bill is the abolition of Section 21 ‘no...
15 April 2023
From: Features
![New partnership to protect consumers from rogue traders](/upload/images/Shutterstock-only%20images/Rental%20Market/RightToRent1-400x310.png)
At a time of great uncertainty, the HomeOwners Alliance (HOA) and the Federation of Master Builders (FMB) have announced a partnership...
13 April 2023
From: Breaking News
![Doorsteps among collapsed agents ejected from redress scheme](/upload/images/Shutterstock-only%20images/Property%20Market/PropertyNews1-400x310.png)
Eight agents were excluded from The Property Ombudsman (TPO) scheme during the first quarter of 2023 including collapsed online brand Doorsteps for...
06 April 2023
From: Breaking News
![Fourth version of BASPI form launches with queries on building safety](/upload/images/Shutterstock-only%20images/Rental%20Market/Estate-Agent-400x310.png)
Trade and representative bodies representing the legal, surveying, estate agency and property management sectors have launched the fourth iteration of the...
03 April 2023
From: Breaking News
![Redress scheme unveils new member panel](/upload/images/Shutterstock-only%20images/Property%20Market/Franchise-400x310.png)
The Property Redress Scheme (PRS) has formed a new member panel that will be chaired by senior industry figure Eric Walker. The...
12 January 2023
From: Breaking News
![Agents have three months to register unresolved banking complaints with BBRS](/upload/images/Shutterstock-only%20images/Property%20Market/Compliance-1-400x310.png)
Property professionals, including agents, are being urged to make use of a dedicated small business banking dispute scheme before it closes...
21 November 2022
From: Breaking News
![Compliance expert: Agency complaints are inevitable](/upload/images/Shutterstock-only%20images/Property%20Market/UKHomesTraditional-400x310.png)
High transaction volumes are likely to lead to more complaints about agents, a compliance expert claims. Paul Offley, compliance officer at The Guild...
18 November 2022
From: Breaking News
![CLC: ‘We are not a light-touch regulator’](/upload/images/Shutterstock-only%20images/Property%20Market/Compliance-1-400x310.png)
The chair of the Council of Licensed Conveyancers (CLC) has warned firms that it shouldn’t be seen as a ‘light-touch’ regulator. Speaking at...
07 November 2022
From: Breaking News
![Agency sales complaints rise as issues become more complex - TPO](/upload/images/Shutterstock-only%20images/Rental%20Market/Fine-2-400x310.png)
Increasing numbers of complaints about agents are being resolved without formal investigation but issues are becoming more complex, The Property Ombudsman...
02 November 2022
From: Breaking News
![New-build buyers set to benefit from beefed-up protections](/upload/images/Shutterstock-only%20images/Rental%20Market/BuildToRent1-400x310.png)
A new Code of Practice for builders and an independent Ombudsman for consumers in the new-build sector went live this week. Customers...
07 October 2022
From: Breaking News
![Conveyancing - Time for a Rethink?](/upload/images/Housing%20Market%20%26%20Property%20Images/HandingOverKeys-mio-400x310.jpg)
Another piece about conveyancing? Seems like it's been a bit of free-for-all in the last couple of weeks on the woes...
06 August 2022
From: Features
02 July 2022
From: Features
![Upfront information: Portals plan for consumer awareness to police listings](/upload/images/PropTech%20%26%20Online/3dhousepic.jpg)
Portals are aiming to boost consumer awareness of new material information rules rather than refusing non-compliant listings. Agency listings have been required...
22 June 2022
From: Breaking News
![Expert Analysis: How safe are homes 5 years after the Grenfell Tower tragedy?](/upload/images/Locations/Grenfell%20Tower%20memoria_NORTH%20KENSINGTON_400x310.png)
It’s the fifth anniversary of the Grenfell fire tragedy, but are high rises any safer today than they were then? On 14th...
18 June 2022
From: Features
![Reviews site reveals worst-rated agencies - and it's not just Purplebricks](/upload/images/Miscellaneous/ReviewsFeedback-400x310.jpg)
AllAgents has revealed the 10 worst rated agency brands on its customer review platform, with Purplebricks leading the worst performers. The reviews...
31 May 2022
From: Breaking News
![Estate agent complaints rise but fewer are upheld](/upload/images/Housing%20Market%20%26%20Property%20Images/LandlordStressed-400x310.png)
The number of complaints about estate and letting agents increased last year but fewer gripes were upheld. Data based on members of...
27 April 2022
From: Breaking News
![Purplebricks removes social media claim about local home sales](/upload/images/Logos/Purplebricks-2019Logo-400x310.jpg)
The Advertising Standards Authority (ASA) has informally resolved a complaint regarding claims made by Purplebricks about home sales. The advertising watchdog revealed...
27 April 2022
From: Breaking News
![New Deputy for TPO as industry gears up for change](/upload/images/Logos/ThePropertyOmbudsman-logo400x310.png)
A new Deputy Ombudsman, Lesley Horton, has been appointed by The Property Ombudsman Scheme. She will work alongside Property Ombudsman, Rebecca Marsh,...
21 April 2022
From: Breaking News
![Advertising watchdog open to considering SSTC listing complaints](/upload/images/library/complaints-400x310.png)
The Advertising Standards Authority (ASA) has said it may consider complaints about ‘misleading SSTC listings’ on portals but suggests it may...
06 April 2022
From: Breaking News
![Trading Standards reminds agents to update SSTC listings amid legal debate](/upload/images/Housing%20Market%20%26%20Property%20Images/Angels%20Sales%20%26%20Lettings%20-%20Client%20Money%20Protection%20-%20what%20do%20landlords%20need%20to%20know.png)
Trading Standards has advised agents to update listings once they reach the "sold subject to contract" (SSTC) stage. It comes after legal...
05 April 2022
From: Breaking News
![Home Information Packs - are they making a comeback?](/upload/images/library/Documents-400x310-min.jpeg)
Agents and conveyancers have signed up to a new buyers’s and seller’s property information form that is described as having been...
04 April 2022
From: Breaking News
![Phil Spencer: Time for agents to grab the gavel as market slows](/upload/images/Site%20logos/PhilSpencer-MoveIQ-EATLAT-400x310.jpg)
The market’s likely to slow this year as the rising cost of living saps some buyer confidence, so agents are understandably...
04 March 2022
From: Breaking News
![Busted - newspaper reveals scandals behind self-employed agents on TV](/upload/images/library/Newspapers-400x310.jpg)
A national newspaper has lifted the lid on what it alleges to be the backgrounds of high-end self-employed agents who feature...
28 February 2022
From: Breaking News
![Searches not revealing new road schemes, claims angry conveyancer](/upload/images/library/RoadSigns-1-400x310.jpg)
Property searches are not showing up some new road schemes because they are classified by local councils as planning consent for...
24 February 2022
From: Breaking News
![Reform of properties listings welcomed by industry leaders](/upload/images/library/OnlinePropertySearch-400x310.jpg)
Industry figures have come out in favour of the long-term programme of new compulsory information to be contained on property listings. From...
22 February 2022
From: Breaking News
![For Sale Boards - agency runs competition to spot worst offenders](/upload/images/Housing%20Market%20%26%20Property%20Images/HousingMarket-400x310.jpg)
An estate agency is running a competition to encourage residents to photograph badly-located For Sale and To Let boards. The Basingstoke branch...
26 January 2022
From: Breaking News
22 January 2022
From: Features
![Conveyancing IT crash exposes weaknesses in transaction process](/upload/images/PropTech%20%26%20Online/Digital-Online-400x310.jpg)
EAT readers may have seen a piece in Friday’s property section of The Times about the long-running Simplify saga, which has...
13 December 2021
From: Breaking News
![Top industry company will run New Homes Ombudsman](/upload/images/Housing%20Market%20%26%20Property%20Images/UK-Houses-Row-2019-400x310.jpg)
The Dispute Service has been selected to operate the New Homes Ombudsman scheme, following what has been called ”a fiercely competitive...
03 December 2021
From: Breaking News
![Purplebricks apologises over conveyancing problem for customers](/upload/images/Logos/Purplebricks-TeamGB-Board-400x310.jpg)
With the conveyancing crisis at the Simplify Group now approaching two weeks old, it appears Purplebricks has been the worst affected...
19 November 2021
From: Breaking News
![Watchdog intervenes after complaint about Countrywide property](/upload/images/Logos/ASANewLogo-400x310.png)
The Advertising Standards Authority has stepped in following a complaint about a property advertised by Connells-owned Countrywide estate agents. The issue revolves...
06 October 2021
From: Breaking News
![How estate agents can optimise their workflows with conveyancers](/upload/images/Housing%20Market%20%26%20Property%20Images/MillennialAgent-Tech-400x310.jpg)
The recent stamp duty holiday and the subsequent conveyancing logjam this triggered has acted as a wakeup call for the industry....
25 September 2021
From: Features
![Agents warned about sensitive data being included in listings](/upload/images/PropTech%20%26%20Online/Digital-Online-400x310.jpg)
Agents are being warned about removing personal data and information from marketing material. Paul Offley, compliance officer at The Guild of Property...
24 September 2021
From: Breaking News
![Phil Spencer - Why agents MUST get their communications right](/upload/images/Site%20logos/PhilSpencer-EAT-LAT-2020-400x310.jpg)
Day in, day out, I see how good estate agents really are. Whether it’s in my day job on Location, Location, Location...
06 September 2021
From: Breaking News
![Complaints about estate agents jump by a third says Ombudsman](/upload/images/Logos/ThePropertyOmbudsman-logo400x310.png)
The Property Ombudsman says there’s been a big increase in enquiries to its service in recent months, despite the pandemic. In its...
24 August 2021
From: Breaking News
![Racist Tweet: Agent suspended, Police now investigating](/img/default/eat.png)
The police have now received complaints about the tweet believed to have been sent from a personal account of a Savills...
12 July 2021
From: Breaking News
![Seven rogue sales and lettings agencies expelled by Ombudsman](/img/default/eat.png)
No fewer than seven estate and lettings agencies have been expelled from The Property Ombudsman scheme today. Most of them are now...
30 June 2021
From: Breaking News
![Exclusive: interview with Angela Davey, ARLA Propertymark's President](/img/default/eat.png)
Last weekend we spoke with Liana Loporto, NAEA Propertymark’s president, in an exclusive interview. Here we follow that up with an...
26 June 2021
From: Features
![Are New Builds good enough? Formal consultation begins](/img/default/eat.png)
A consultation into the draft New Homes Quality Code has been published with a consultation period for the industry ending on...
22 June 2021
From: Breaking News
![Crackdown on agents’ boards as code of conduct is torn up](/img/default/eat.png)
A council cracking down on the increase of illegally positioned estate agent boards. Agents are required, under Planning and Highways legislation to...
04 June 2021
From: Breaking News
![Ten useful tools to aid end of tenancy deposit deductions](/img/default/eat.png)
The TDS annual review 2020 indicates that deposit disputes have remained low over the last year, at around 1%. This is...
24 April 2021
From: Features
![Will Facebook act after agency is victim of “vile” Prince Philip slur?](/img/default/eat.png)
An estate agency has apologised after a bogus employee posted offensive comments about Prince Philip on a newly-created fake Facebook account. This...
13 April 2021
From: Breaking News
![Purplebricks removes misleading claim after complaint](/img/default/eat.png)
Purplebricks has removed advertising claims which suggested it sold homes for a higher sum, on average, than rival agencies. The Advertising Standards...
24 March 2021
From: Breaking News
![Have tenants in arrears? You need to be aware of this new law](/img/default/eat.png)
From 4 May 2021, your agency could be blocked from charging late fees, compounding interest on missing rent and taking any...
20 March 2021
From: Features
![Agent warns public of perils of Modern Method of Auction](/img/default/eat.png)
A prominent estate agent has warned buyers and sellers about the perils of the controversial Modern Method of Auction. MMA is now...
15 March 2021
From: Breaking News
![Agents' fury at Rightmove restrictions imposed without warning](/img/default/eat.png)
Agents are up in arms at a Rightmove restriction temporarily preventing access to parts of its listing back-end. Agents received an email...
11 March 2021
From: Breaking News
![Insurance Scandal: Help for agents in Business Interruption saga](/img/default/eat.png)
New guidance has been issued in a bid to allow agents to get the insurance payouts they expect from the Business...
10 March 2021
From: Breaking News
![How to ensure your letting business remains compliant](/img/default/eat.png)
Being a letting agent today means keeping up to date with the long list of rules and regulations governing how a...
20 February 2021
From: Features
![Three reasons why you should embrace omnichannel marketing](/img/default/eat.png)
Let’s address the elephant in the room first - the property sector and how we market properties is changing. Gone are the...
10 February 2021
From: Features
![New property redress initiative launched, chaired by Tory MP](/img/default/eat.png)
A new body which says it will “champion better outcomes for buyers” is described as independent but is to be chaired...
09 February 2021
From: Breaking News
![Better communication will be key for agents now and in the future](/img/default/eat.png)
There is little doubt that the last year was one which none of us will easily forget both personally and professionally....
27 January 2021
From: Features
![Current regulation of estate agents unenforceable admits Propertymark](/img/default/eat.png)
Propertymark has told the government that it needs to introduce overarching regulation of agents now, because existing piecemeal provisions are unmanageable...
24 December 2020
From: Breaking News
![Property Natter - backbone of our industry – the London way](/img/default/eat.png)
Many independents will be based in the capital, but given its size and breadth they may get drowned out even more...
19 December 2020
From: Features
![More complaints to Ombudsman this year, despite market closure](/img/default/eat.png)
The Property Ombudsman says there have been more complaints lodged about agents so far in 2020 than in 2019. This is despite...
15 December 2020
From: Breaking News
![Exclusive - Agents' training and licensing latest from the chair of RoPA](/img/default/eat.png)
First off, hello and welcome to this new series – appearing in Estate Agent Today’s Breaking News section each month –...
10 December 2020
From: Breaking News
![PRS regulation - could more authorities follow the lead of Westminster?](/img/default/eat.png)
Back in September, Westminster Council launched a new strategy to help 'protect tenants' and 'ensure they live in good-quality and well-managed...
28 November 2020
From: Features
![Agents must be crystal clear on fees, watchdog tells industry](/img/default/eat.png)
The advertising watchdog has told the agency industry to clean up its act on four issues, with clarity over fees being...
16 November 2020
From: Breaking News
![Agents offered ‘leniency options’ to confess about industry cartels](/img/default/eat.png)
New guidance spells out how leniency can be exercised on agencies or individuals who inform on anti-competition cartels of the kind that...
05 November 2020
From: Breaking News
![Here's how mio can help agents comply with RoPA framework](/img/default/eat.png)
As the review of the recommendations of the Regulation of Property Agents Working Group continues, Emily Hawthorne, mio Account Manager and...
01 October 2020
From: Sponsored Content
![Safety in agents’ offices: understanding the law on whistleblowing](/img/default/eat.png)
The Health and Safety Executive (HSE) has encouraged people to complain if they are unhappy about working conditions and thousands of complaints...
26 September 2020
From: Features
![Safety first: five-step risk assessment for agents’ offices](/img/default/eat.png)
With the high street open again, and the Chancellor’s temporary stamp duty holiday helping to stimulate the market, estate and letting...
19 September 2020
From: Features
![Property Natter - perception vs reality - why do agents have a bad rep?](/img/default/eat.png)
It’s fair to say that UK estate agents don’t have the best of reputations, often featuring in the lists of the...
29 August 2020
From: Features
![Agent expelled by Ombudsman for failing to pay award to seller](/img/default/eat.png)
An agency that has now closed down has been expelled by The Property Ombudsman for failing to pay an award of...
26 August 2020
From: Breaking News
![Raffle produces winner of £500,000 London apartment plus car](/img/default/eat.png)
House raffles and similar competitions have become mired in controversy in recent years, thanks to some of them failing to abide by...
06 August 2020
From: Breaking News
![Big rise in complaints to fast-growing Property Redress Scheme](/img/default/eat.png)
There’s been a very large rise in the number of complaints submitted by consumers to the Property Redress Scheme. This is partly...
29 July 2020
From: Breaking News
![Code of Practice marks welcome progress for RoPA recommendations](/img/default/eat.png)
Earlier this month, it was revealed that property industry bodies have joined a new Code of Practice Steering Group to enact...
25 July 2020
From: Features
![Purplebricks: another complaint prompts watchdog to intervene](/img/default/eat.png)
Purplebricks has changed the wording of an advertisement on its website after a watchdog stepped in following a complaint. According to the...
22 July 2020
From: Breaking News
![“Busy Bodies!” - agent slams industry leaders writing code of conduct](/img/default/eat.png)
The new code of conduct for estate agents has been dismissed as “a waste of time” - and the senior industry...
21 July 2020
From: Breaking News
![Regulation of Agents: consultation opens on new Code of Conduct](/img/default/eat.png)
Agents now have a chance to say what they think should be in a new Code of Conduct being discussed following...
20 July 2020
From: Breaking News
![Property scam firms selling 'parking spaces' are shut down](/img/default/eat.png)
Two companies that persuaded property investors to pay as much as £25,000 for a parking space have been wound up in...
14 July 2020
From: Breaking News
![New Property Ombudsman is lifelong redress champion](/img/default/eat.png)
The new Property Ombudsman taking over from October is Rebecca Marsh. She is currently Chief Ombudsman at the Legal Ombudsman and was...
05 June 2020
From: Breaking News
!['No DSS' lawsuits - what do letting agents need to know?](/img/default/eat.png)
Over the last few years, there have been a number of high-profile court cases in which renters took action against letting...
30 May 2020
From: Features
![Fury over Rightmove’s post-lockdown advertising bonanza](/img/default/eat.png)
There’s been an explosion of anger about Rightmove’s pledge to undertake its biggest-ever marketing campaign - while at the same time...
11 May 2020
From: Breaking News
![Poor communication the biggest cause of Ombudsman complaints](/img/default/eat.png)
There’s been a substantial 20 per cent rise in formal complaints about agents taken up by The Property Ombudsman. The figures refer...
11 May 2020
From: Breaking News
![Expelled! Agents kicked out by Ombudsman for not paying awards](/img/default/eat.png)
The Property Ombudsman has announced the expulsion of eight agencies, all for contravening TPO codes of practice. Most of the expulsions were...
04 May 2020
From: Breaking News
![40 to 50 calls a day still coming in to The Property Ombudsman](/img/default/eat.png)
The Property Ombudsman’s office is still receiving 40 to 50 calls a day from the public, even though most transactions with...
23 April 2020
From: Breaking News
![Change - The key to unlocking demand after the lockdown](/img/default/eat.png)
If it’s really the case that estate agents’ offices could be in the category of High Street premises first allowed to...
18 April 2020
From: Features
![Surveyors’ firm wound-up after lying to clients over success rate](/img/default/eat.png)
A surveyors’ firm has been wound up after courts declared that it had misled clients over the success of its core...
18 March 2020
From: Breaking News
![Phil Spencer: Communication is king – how can agents wear the crown?](/img/default/eat.png)
Agents are consistently being told that they need to get on board with change. And one could quite easily make the...
02 March 2020
From: Breaking News
![Trading Standards to probe house raffle problems](/img/default/eat.png)
Future complaints about property raffles by individual home owners seeking to avoid estate agency fees will in future be handled by...
28 February 2020
From: Breaking News
![Controversial housing minister named as predecessor picks up thousands](/img/default/eat.png)
The new housing minister is Christopher Pincher, who for the past decade has been Conservative MP for Tamworth having had a...
14 February 2020
From: Breaking News
![What are the benefits of traditional online auctions for estate agents?](/img/default/eat.png)
Property auctions – online or otherwise – can be hugely helpful to sellers, buyers and estate agents. Online auctions, in particular, are...
06 February 2020
From: Sponsored Content
![Two-tier system can produce winners if landlords are prepared to move](/img/default/eat.png)
After a challenging period for the UK property market, recovery is very much on the cards and the end to uncertainty...