 Thank you for the kind introduction and for putting this together today. I'll just very briefly, because you've got some very important and informed people to hear from, our energy environment subcommittees have a number of hearings on related topics to this. And as many of you know, buildings consume 40% of the energy in this country. And they're a combination of basically two factors that go into that consumption. One, the structure itself, the physical envelope that you inhabit, but to the operator characteristics. And as we've looked at this, the question arises, how can we improve that energy efficiency? I'm going to just very briefly suggest two ways that I think would be transformative. First, my own belief is that information about the total utility costs for a given year should be mandatory or at least voluntarily, I believe mandatory, listed on MLS listings or real estate listings. The premise would be that when you shop for a house, you can look online or on any other listing and see the full listing for all the utilities, water, gas, electric, etc. Two reasons for that. One, if you're a homeowner today and the question is, shall I make the investment in filling the blank energy efficient product? New windows, the more efficient heater or air conditioning, etc., etc., better lighting, blah, blah, blah, fill the blank. The question is, how can you demonstrate the return on investment to potential buyers? Today what happens is you look online and you see, and I'm in this process, you look online and you see baseboard heat or forced air air efficient. You don't know what that means in terms of the net return on investment. You may have some vague idea. In comparison shopping, you don't have a way to say that two otherwise identical houses, the one with the lower utility bill is your better buy, and you want to have a way to do that. You can, any dealer in America, car dealer, you can walk in and the first thing you see on the passenger or the driver's side would know is what? It's this big, by law, it's a certain size. Come on over to the car. You can't get that information readily about houses. Now, rather sadly, some very influential groups, notably the realtors who are friends of mine and have supported me in the past, and I support them in many ways, have opposed this and I think their logic is poor. Their logic is that this will discriminate against old houses. Quite contrary. Two old houses, same floor area of construction, same floor size. If you have the information about the utility costs, you have a more informed buyer. In fact, the job of a realtor is to help people discriminate. Not against things, but for things, to make wise and informed decisions. So issue number one would be listing. So if one is to put the physical tangible assets in to improve your energy efficiency, the other is there's a behavioral incentive to listing your utility costs because now if you're ever going to sell your house, which 40 million Americans move every year, by the way, not a lot of the department, but much of that is home sales. Now you have a behavioral incentive because if you're now in competition with the guy down the street who's trying to sell his house, if you try to buy, when you get a mortgage, the lender has to tell you this is the net cost of the loan over time. You have to pay it. Interest, insurance, et cetera. That's all part of buying a house. It ought to be operating costs as well. And there ought to be an incentive for you to lower those operating costs, both by the tangible investments and by your behavior. So for those reasons, tangible investments and motives for behavior change, we ought to list all utility costs as part of sales information before the sales close. Second major suggestion that has come from our hearings in our discussion. The very best time to retrofit a home for a business is that point of sale. It's a point of sale for two reasons. One, the place is going to be empty. When we put a double paying low-e windows in our home, the guys had to open up this great huge base on the third floor window with two-year-olds running around. It was not the safest or easiest environment. Get us out of there. Before the new owners come in, that's when you do the big operation. First, because it's vacant and it's easier to do construction work when nobody's in the house. But secondly, you've got the capital at the time. You've got the capital. If you're borrowing $200,000, then you want to add $20,000 for a new heating system. Relative to the $200,000, the $20,000 is not a fast increase. But from scratch, to go out and borrow $20,000 more is a problem. You know, you can maybe or maybe not afford it, but it takes extra time. You're going to pay a higher interest rate, et cetera, et cetera, et cetera. We need to find ways to do that. I would suggest that both of these proposals, we can leverage FHA and VA loans to encourage that FHA loans require that you list the full operating costs and the VA loans require full operating costs to be listed if you want to be listed and be eligible for those loan funds. And second, that there be some incentive, some tax or other incentive that gives people an extra bonus for making those investments in energy efficiency at the time of purchase. Two simple suggestions, they would have a profound impact and with as many people turning over homes as due every year, the cumulative effect would be very, very rapid. And I think, by the way, it's much more elegant. Both of those solutions are more elegant, not necessarily opposed to an energy star-like rating system. I think this is a more elegant solution. The most immediate rating system you've got is how much does it cost and you don't have to have a much abstract formula for that. Thank you very much for letting me join you. Enjoy the conference today and this is an absolutely worthwhile and essential cause for the home you see behind us, which is all of our home. Thank you very much.