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TT Hornby TT:120 TT3019TXSM TXS Sound Fitted Cl 66 850 David Maidment Colas Rail

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An Artist’s Window on Culture: What happened to Beauty?

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Why can’t the most advanced civilization in history create more beauty? This issue has always worried me. Yes, the demise of community cohesion is one culprit. (Why make beauty for such a blatantly materialistic, economic-centered society?) A more human-centered approach to public space would give something to all of us; AND our progeny.

Take the recent art sale of an NFT for $69 million. (Some of this artist’s NFT works sell for a reasonable $1). Our culture is rapidly abandoning real body-centered deights (beauty, good foods, nature, face-to-face relationships, etc. etc.) in favor of strange intellectual hopes (“I own something unique and you should be impressed!”) Apparently the mysterious buyer of the NFT is going to profit from splitting the digital file into many bits and selling those. Now you can buy a small piece of a unique NFT, an idea, that no one else owns! 

Humans crave beauty, a critical and universal nutrient that has largely lost its conscious value. Yet our bodies insist on that value, despite all our calculations to the contrary. Someday all those vacuous hopes will collapse as the young ones see through such blatant self-importance, insisting on real body-centered values. This is of course assuming that AI––which has no such inconvenient sensuous desires–– doesn’t take over the world. Yes, the emperor has no clothes!

Book Review: The Inheritance « neverimitate

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“Strangers tend to be less judgemental, you know. It’s your own who pick the first stone.”

The Inheritance, by Cauvery Madhaven, is a slow moving romance with a strong sense of place. Set in and around Ireland’s Beara peninsula, its protagonist is Marlo O’Sullivan, a young man born and raised in Croydon by his sister and mother. He inherits a cottage in Beara – halfway up a mountain – from his uncles who were priests. On moving to live here he finds the locals welcoming, happy to have one of their own return after a generation away. It is 1986 but the land carries with it a long history, some of which is intertwined with the unfolding tale.

“That fella can hold grudges like no other man in the peninsula and that’s saying a lot when you are from Beara.”

The first part of the story introduces a small community of friendly, inquisitive but also helpful neighbours. Marlo is happy to cultivate friendships, giving back as much as he willingly takes. There is a feelgood undercurrent such as can be found in fiction – only rarely in life.

The plot moves forward when there is a significant death and the judgement of neighbours rears its head. In amongst the willingness to help through a crisis there is a frenzy of feeding on news in what is a small and long interlinked community.

“People are like that. It makes them feel better to measure their good fortune against the troubles of others.”

Once the various characters become a little less perfect the story becomes more easily immersive. At one of his several jobs, Marlo meets Kitty and is attracted to her. The locals are less enthusiastic as she carries baggage they have long disapproved of. Part of this involves her young son, Sully, who is mute. The threads of the tale being woven around him include another young boy who, in the early seventeenth century, got caught up in the genocide of his people, one of many horrific acts of violence perpetrated by those loyal to the English crown in their determination to rid themselves of rebel natives.

A strength in the telling is there are not too many descriptions of irrelevances, such as repeated details around looks or clothing. Plenty is provided on ticks and foibles, bringing characters to life. Where background is provided this adds authenticity to the way they behave.

The romance avoids the stupidity so often present in the genre – misunderstandings generated by foolishly kept secrets. Both Marlo and Kitty are forthright and open, but also natural in allowing their feelings to develop organically. Again, this may be factually unusual but also refreshing to read. Love can blossom without rushing into sexual encounters and description is kept to only what is necessary for understanding.

The sense of place is wonderfully rendered, helped for this reader by a small amount of knowledge of the area gleaned from writer Eoghan Daltun. The beauty of the landscape is tempered by the history being revealed within what becomes a sort of ghost story being told alongside – and in the more recent abuses occurring within the still revered Catholic church.

Marlo is, perhaps, a little too perfect but the writing style manages to mostly avoid being too saccharine. The denouement includes a potential disaster that, to me, seemed an unnecessary change of pace. Other than these personal criticisms, the story being told held my interest.

I would have liked to know what eventually became of the blind calf, and if Mary’s past secrets were ever revealed more widely. That I have elements such as these to ponder is a positive, keeping the book in my thoughts beyond the final page.

Overall, an easy-going and enjoyable read.

The Inheritance is published by HopeRoad Publishing Thank you to Linda Hill for sending me her proof copy. Do give her a follow at Linda’s Book Bag.

Costco Continue To Sell Out of Gold Bars

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The Costco shopping experience is now a global phenomenon, with consumers now able to enjoy the wholesale chain’s bulk-shopping discounts and $1.50 hot dogs across the U.S. and in places like Taiwan, Japan and Australia.

The company continues to shake up that experience, too. Not only does it manufacture many of its own goods under the Kirkland Signature brand, but two years ago, it began selling gold bars. And since the price of the precious metal hit its all-time high in October 2024, demand for the product offering has remained strong among members.

In fact, Costco’s foray into precious metals has generated eye-popping results. The company is allegedly pulling in six figures in sales each month since its decision to begin selling gold, demonstrating that members have taken to buying gold bars alongside rotisserie chickens and bulk toilet paper. In its 2025 first-quarter report, Costco listed gold among its top sales categories. But for investors looking to gain exposure to the yellow metal, is this the best way?

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Costco shoppers home in on gold buying

During the summer of 2023, Costco made the move to start selling one-ounce gold bars at its wholesale locations. The rollout has been so successful that in 2024, the company added silver coins and platinum bars to its offerings. But so far, its gold bars have been the clear winner.

In a note to clients, Wells Fargo analysts said they expect revenue from Costco’s gold sales to fall between $100 million and $200 million monthly. The Swiss-made gold bars have repeatedly been selling out since they were first offered. However, this doesn’t mean the venture is profitable for Costco. The store receives a low premium on gold purchases, and it offers cash back to certain buyers who use credit cards, meaning gold sales are not contributing to any significant uptick in profits.

As for investors, now is a good time to own gold. The price of the precious metal reached its all-time high of $2,781 per ounce last October. The principal drivers for gold’s current bull run are twofold. First, the surge in gold prices can be partially attributed to the Federal Reserve’s interest rate policy. Gold historically has an inverse relationship with interest rates, and with the Fed cutting rates throughout the second half of last year, investors saw the precious metal’s price surge.

The second factor that has been propelling gold prices is a combination of weak consumer confidence and lingering inflation. With headline inflation creeping up to 2.9% in December, purchasing power continues to be eroded, which drives investors to seek out safe-haven assets, of which gold is the frontrunner as a liquid store of value.

Is buying gold from Costco a good idea?

Consumers can now hop in their cars and drive to the nearest Costco location to purchase gold. But is it a good idea? It’s a convenient option for those interested in investing in gold long term. But if investors choose to buy the precious metal at the discount warehouse, there are pros and cons they should be aware of. Some incentives Costco offers may up the ante, but you’d be lacking the peace of mind afforded by buying gold in a brokerage account and holding it in a portfolio.

First, Costco gold buyers will have to pay a mark-up on their bars. Known as the spread, the stores charge 2% above the current market rate. This isn’t abnormal, though. Online gold dealers also charge a spread for their non-wholesale transactions. Costco’s premium falls within the industry range making it no worse a deal.

With the bonuses Costco offers on precious metal purchases, in fact, some buyers may effectively eliminate the premium. Those who buy their bars at the store using Citigroup credit cards are eligible for 2% cash back on their purchase. Executive members at Costco can receive an additional 2% cash back.

On the other hand, Costco does not afford its members any opportunities to purchase gold in bulk. When it has the metal in stock, buyers are limited to five bars per transaction. So, if investors are looking to stockpile any significant quantity of the metal, they’ll need to go through a precious metals dealer.

Buying gold at Costco also means experiencing the same pitfalls as those who purchase the physical metal from online dealers. These drawbacks are avoided for investors who purchase gold on paper, though. Once gold is purchased at Costco, the consumer is then responsible for its safekeeping. It’s a scenario not unlike stuffing cash in a mattress, and it carries risk. To avoid that, the gold can be insured and stored in a vault, but these are additional expenses.

Conversely, paper gold investments — like owning shares of a gold ETF, which can be anchored by physical gold held in insured vaults — provide investors with that same peace of mind without having to pay extra for it. These investments are also more liquid than physical gold, meaning they’re easier to buy and sell since they’re listed on exchanges. Some gold ETFs even pay dividends, meaning they can play a role in a strategy aimed at generating passive income while also benefiting from the price strength of the underlying commodity.

All said, buying gold from Costco isn’t any worse than buying it from a dealer if you don’t mind the purchase limit. It could be better than buying from a gold dealer in some instances, since you don’t need to worry about potential scams and salesmanship, and you can earn as much as 4% cash back. However, there are still options to invest in gold that offer greater safety, higher liquidity and less hassle than holding onto the bars yourself.

This story, originally published in April 2024, was updated in January 2025 to reflect current gold prices, inflation rates and Costco’s additional precious metal offerings.

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More from Money:

Best Gold IRA Companies

Best Online Gold Dealers

Beginner’s Guide to Investing in Precious Metals

Why do I have to pay two deductibles for my insurance claim?

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What does “Occurrence” mean and why does it matter to insurance claims?

Proximate Cause and why it also matters to insurance claims

Claim Example- the windshield and the deer

How the Insurance Company Responded and Why

I could probably offer other examples, but it all boils down to this: in order for one deductible to apply, there must be an unbroken chain of events leading to one occurrence. Two or more occurrences = more than one deductible.

Following are some of our most popular posts concerning insurance claims. Take a read:

Need to discuss your Ohio insurance? Call us at (937) 592-4871 or fill out the form below.



Supports transparency and Animation – Online Planet Apps

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A computer monitor is composed of numerous small dots, or pixels (picture elements).
Images are formed onscreen by setting the colors of particular pixels. An image format
describes the color and position information necessary to create an onscreen image.
There are two basic image format varieties: vector images and bitmapped images.
In its raw form, a bitmap or raster image is simply a collection of pixels of different
color values. Because of the large number of pixels and color information in an image,
raw bitmaps can be very large. An uncompressed bitmap image at 800 × 600 pixels
with 24 bits of color information would take up over 1MB (800 × 600 × 24 = 11,520,000
bits / 8 bits per byte = 1,440,000 bytes). Given their potential size, bitmapped image
formats almost always employ some form of compression. In general, there are two
forms of image compression: lossless and lossy. Lossless image compression means that
the compressed image is identical to the uncompressed image. Because all the data in
the image must be preserved, the degree of compression, and the corresponding savings,
is relatively minor. Lossy compression, on the other hand, does not preserve the image
exactly, but can provide much higher degrees of compression. With lossy compression,
the loss in image quality achieves a smaller byte count. Because the human eye may
barely notice the loss, the trade-off may be acceptable.

A vector image stores image information in a much different manner

describing
the image as a collection of mathematical curves, points, and colors. Given the compact
manner in which vector images are described, the format has the advantage of being
very small in file size. Because the image is created or rendered mathematically, it can
easily be scaled, in comparison to bitmap formats, which tend to become distorted
during size changes. With all their advantages, vector images do have tradeoffs. First,
a vector image must go through an extra step, called rendering, where the image is
calculated and drawn onscreen. This process does take some time compared to bitmap
images, which simply decompress and display. The difference between the two basic
image formats is shown next.

In most cases—those in which the image is rather simple—the render time for a
vector image is negligible. As the image becomes more complex, the rendering process
can take an increasingly significant amount of time. Remember that, at the end of the
day, everything must become a bitmap in order to be displayed onscreen. Vector
formats do a good job on illustrative-style graphics, text, and logos, while bitmaps
handle photographs well. Interestingly enough, many vector formats will import
bitmap images for textures, and vectors are often rasterized for inclusion in bitmap
images. Both types of formats have their merits and work well together.
While the HTML standard says nothing about what image formats can be used
on the Web, browsers tend to support the same image types. On the Web, the primary
bitmap image formats are GIF (Graphics Interchange Format) and JPEG (Joint
Photographic Experts Group). The PNG (Portable Network Graphics) format is
now finally gaining some ground, but it is so far not that prevalent online. Where
vector graphics are concerned, the Flash format is dominant on the Web, but the
W3C-endorsed SVG (Scalable Vector Graphics) format is gaining some ground. Other
image formats, such as the various UNIX-related formats like XBM (X Bitmaps) and
XPM (X Pixelmaps) and the Windows format (.BMP), are often supported native

by browsers, but are primarily of historical interest and are not to be used. Esoteric
formats, such as wavelet-based formats, will eventually emerge into the mainstream;
but at least for now, stick with the tried-and-true GIF and JPEG. We discuss the main
image formats and some of the important features directly

GIF

GIF images are the most widely supported image format on the Web. Originally
introduced by CompuServe (and occasionally referred to as “CompuServe GIFs”),
the GIF format actually comes in two types: GIF 87 and GIF 89a. Both forms of GIF
support 8-bit color (256 colors), use the LZW (Lempel-Ziv-Welch) lossless compression
scheme, and generally have the .gif file extension. GIF 89a also supports transparency
and animation, both of which will be discussed later in this section. Today, when
speaking of GIF images, we always assume the GIF89a format is in use and make no
distinction between the formats, regardless of whether or not animation or transparency
is actually used in the image.
GIF images use a basic form of compression called run-length encoding. This lossless
compression works well with large areas of continuous color. Figure 14-1 shows the
GIF compression scheme in practice. Notice how the test
images with large horizontal continuous areas of color compress a great deal, while
those with variation do not. As shown in the demo, simply taking a box filled with lines
and rotating it 90 degrees shows how dramatic the compression effect can be. Given
GIF’s difficulty in dealing with variability in images, it is obvious why the format is
good for illustrations and other images that contain large amounts of continuous color.
As mentioned earlier, GIF images only support 8-bit color for a maximum of
256 colors within the image. Consequently, some degree of loss is inevitable when
representing true-color images, such as photographs. Typically, when an image is
remapped from a large number of colors to a smaller color palette, dithering occurs.,

the process of dithering attempts to create a color that is
outside of the palette. It does this by taking two or more colors from the palette and
placing them in some sort of checkered or speckled pattern as a way of visually creating
the illusion of the original color.

Ensuring that the appropriate file format is used for the right types of images and
that flat or illustrative type images use Web safe colors will help reduce the amount of
dithering that takes place.
While having only an 8-bit color depth seems problematic, sometimes designers
will further downward adjust the bit-depth of GIF files to reduce file size. Recall that
the higher the bit-depth in an image, the more colors and the greater amount of
information required. It would make sense then that, by limiting the number of colors
as much as possible without reducing the quality of the image, you could create some
extremely small files. The key to doing this is using just enough colors in the image to

Four factors to consider when investing in overseas properties

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I have been dealing with the Singapore and Bangkok property market for many years. The Singapore property market for about two decades and the Bangkok property market for one. I am a shareholder of a property agency in Bangkok and the agency deals with international clients. I run regular webinars on the legal and tax matters when purchasing Bangkok properties as well as webinars on the various locations to consider when looking at Bangkok properties.

If you have ever attended any of my webinars, you would have seen this particular slide.

This is a Venn diagram which I created. I usually talk about these four factors as things investors should apply their minds to when looking to invest in a certain city. In such instances, investors would be comparing various cities when looking at buying an overseas property. For example, a Singaporean may be considering whether to purchase a property in London, Australia, Thailand or Vietnam. In this case, what is his method of comparison? What metric should he peg one country against another?

 

I broke this down into 3 columns which essentially are 4 essential factors to consider. These are the same exact 4 factors that a rational buyer would consider when deciding whether to purchase property in that jurisdiction.

The 4 factors are:

  1. Whether the country has a robust legal system
  2. Whether there is a prevalent resale and rental market
  3. Whether there is economic growth
  4. Whether the country is socially and politically stable

 

Factor 1: Whether the country has a robust legal system

When I use the word robust, I am referring how well the legal system in the country is able to react to disputes. In other words, whether property buyers and owners have legal recourse to matters. If a buyer purchases from a developer and the developer does not deliver on its promise. For example, in the event that the property delivered is not what was promised like if the unit is smaller than what was stated in the sales and purchase agreement. In such an instance, can the buyer take the developer to court and if he can, will it be restrictively high? Or will it be difficult to sue the developer?

Then there is the consideration as to whether contracts in a certain country hold any weight. If a landlord enters into a contract with a tenant, will parties respect the contract. If one party breaches the contract, will the recourse be effective. Can the court in that jurisdiction grant the remedies that the other party seeks. It may be in the form of damages or specific performance.

When you are thinking of legal matters, you would also need to consider whether foreigners can actually hold property in their name. It would be a lot safer for the property to be held in your personal name rather than having to set up complex trust structures to own properties. For example, foreigners are not allowed to own properties in Indonesia. In such cases, an Indonesian company would be set up and the foreigner would own a certain number of shares of the company with the rest being held by one or more local nominees. The Indonesian company would then own the property. This, to me, raises many concerns. Most notably would be if the nominees decide to stake a claim in the property. Such an arrangement is also to circumvent certain restrictions which were put in place to restrict foreign ownership. It is not clear whether such arrangements would hold in court. Therefore, when purchasing properties, it is important, to me, that the title deed bears your own name.

 

Factor 2: Whether there is a prevalent resale and rental market

When we enter into an investment, we need to consider whether there is an exit strategy. It is easy to say that you will hold the property for a certain number of years before selling it off. However, a property is extremely illiquid. Even in a very vibrant property market, you will need time to sell the property. It is not like stocks where you can go to the stock market and get a sale done very quickly.

In this case, before you make a purchase, you will need to think of the platform which you will be selling your property on. It may not be you who will be selling off the property. It may be your agent who is doing the selling. However, you should know what are the platforms available that can reach out to prospective buyers.

If you are looking to collect rent on your property, you will need to ensure that there is a market for tenants and landlords. You should see signs of this market on property platforms. A simple example of this would be what we have in Singapore in the form of PropertyGuru. Therefore, as for overseas purchasers, you will need to see whether the property market which you are entering has a PropertyGuru equivalent. A platform that actively has new listings with older listing being taken up gradually.

 

Factor 3: Whether there is economic growth

Property prices move in tandem with economic growth. This is because the local demand for property is typically the main driver for property prices, not overseas buyers. Yes this can be a revelation and a shock to some but it is true as the sky is blue. I have heard many buyers remarking that the local Thais do not have the money to purchase condominiums. However, the truth could not be further from the truth. The locals purchase way more properties than the foreigners. There is good reason for them to do so as well. They see it as a good hedge for inflation. It is not uncommon for an upper middle class Thai family to own multiple properties.

Therefore, you must look at whether there is economic growth in the country. An extreme would be Burma or Ukraine. War ravaged countries hare little economic growth and prospects. This is one of the main reasons why property prices in these countries are not rising.

Economic growth presents itself in many ways. A simple way to measure would be to look at the country’s reported gross domestic product (GDP). However, this number is usually indicative of how the economy has performed and not an indication of how it will perform. We need to know that there will be economic growth in the future to predict if there will be a possibility that the overall wealth of the country will rise and consequently, property prices will move in the same trajectory.

Look out for whether the country is open to trade. Is it part of some greater plan? Like how Thailand, namely Bangkok is in the centre of China’s One Belt One Road initiative and hence has a mega rail network in place to be a conduit for Chinese goods and services to the rest of South East Asia.

Other countries should have such plans as well. Consider them wisely and decide whether this is something that would aid in the wealth creation of that country. Not every government in the world is as wealthy as Singapore’s. Spending on big ticket infrastructure projects will typically yield healthy returns in the future. Look out for such plans from these governments.

 

Factor 4: Whether the country is socially and politically stable

Social stability refers to when a country is collectively stable. It has a fixed set of norms and is unlikely to change. When you are looking to invest, a socially stable environment is more ideal than one that is not socially stable. Imagine a situation where the society is unstable. One where there is racial unrest and general distrust among certain groups in society. In comparison, a socially stable society is one like Singapore where various races live harmonously together. Social norms are well developed and in general, there is little to no civic unrest.

Political stability refers to the stability of the ruling party or government of the day. To have political stability is to allow the ruling party to follow through with their plans for the country. Imagine one government coming up with certain policies and plans to advance the economy and then losing the next election. The next government then reverses on the policies and goes in a totally different direction.

Social stability and political stability do not need to move in tandem. For example, Thailand can be said to be very socially stable. There is a general acceptance of foreigners in the country. Buddhism is the main religion with religious freedoms granted to other religions. The various races live harmoniously together. However, Thailand is extremely politically unstable. It changes government extremely frequent. In such a situation, one can argue that even though the government changes frequently, the consideration should be whether the general direction of the governments that follow veer in a similar direction as the ones that came before.

 

There are other factors which I did not consider 

Those 4 factors, in my humble opinion, should form the backbone of your thought process when investing in overseas properties. They are other factors but these factors which I will postulate are not universally applicable. One such factor is proximity to your place of residence. For example, after comparing Bangkok and New York, I may decide that New York is a better property investment destination. However, because it is far away from my place of residence, Singapore, I will not consider it because I am not someone who likes to travel such long distances to deal with my property if ever I needed to. Another consideration would be communication. While some people may pick London over Bangkok because the mode of communication in the UK is English, this may not be a consideration for someone who understands Thai.

Therefore, while there are other factors for consideration, I would urge buyers to stick to my first 4 factors before moving on to any additional factors. Those 4 factors can and should be applied by every buyer looking to invest in an overseas property. It applies to any individual of any nationality resigning in any country who is looking to purchase properties outside of his or her country.

 

In closing, I cannot stress the fact that every investment comes with a certain level of risk. Buyers need to understand these risks. Naturally, as you are not a resident of the country which you are investing in, overseas property investment is usually frought with a higher degree of risk. However, knowing what to look out for can aid a buyer to mitigate such risk.

 

Yours sincerely,

Daryl



Employee Driving and Employer Responsibilities

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Two days before Christmas, the Louisiana Fifth Circuit Court of Appeal handed down an opinion that should be of note to Louisiana employers. In its opinion, the Court of Appeal held that as a matter of law, an employer can be vicariously liable for damages caused by an employee involved in a motor vehicle accident driving to work if the employee is eligible for a mileage reimbursement. Louisiana employers can be held responsible for their employees’ torts through the concept of “vicarious liability” (known as “respondeat superior” under common law). The concept of vicarious liability is codified in the Louisiana Civil Code at article 2320. For an employer to be held liable for an employee’s tort, (i) there must be an employee-employer relationship between the actor and the purported employer and (ii) the tort must have been committed within the course and scope of the actor’s employment with the employer.

Driving to and from work is generally not considered as being within the course and scope of employment; however, there are exceptions to that rule. In a unanimous December 23, 2024, panel opinion, the Louisiana Fifth Circuit Court of Appeal in Miller v. Shamsnia, 24-100 (La. App. 5th Cir. 12/23/24), ___ So.3d___, 2024WL5196576, held that an employer could be vicariously liable for damages caused by its employee while driving if the employer had a policy of reimbursing its employees for their mileage for travel to a work site, even if the employee did not request the reimbursement and was not paid the mileage. In its opinion, the Miller court expressly recognized that “[g]enerally, an employee going to and coming from work is not in the course and scope of employment.” Miller v. Shamsnia, 24-100 (La. App. 5th Cir. 12/23/24), p. 7, ___So.3d___, ___, 2024WL5196576, *4 (citation omitted). However, the court noted that the general rule is “subject to various exceptions, including situations where an employer has involved himself in the transportation of the employee as an incident to the employment agreement, either through furnishing a vehicle or payment of expenses, or where wages are paid for time spent in traveling.” Id. at p. 8, ___So.3d___, ___, 2024WL5196576, *4 (citations omitted).

In the case before the court, the employee involved in the motor vehicle accident was a neurologist who was driving from the New Orleans area to the Northshore on the Causeway Bridge en route to a hospital visit as part of a weeklong rotation. Deposition testimony reflected the fact that the physicians “were compensated through reimbursement of mileage for use of their personal vehicles [at the Internal Revenue Service’s rate for mileage].” Id. at p. 9, ___So.3d___, ___, 2024WL5196576, *4. Although the employee neither requested the travel reimbursement, nor was he paid any travel reimbursement for the night in question, the court noted that he was “eligible” for the reimbursement. Id. ___So.3d___, ___, 2024WL5196576, *4 (emphasis in original). The court held, “[t]herefore, we find that, under the particular circumstances of this case, the exception to the going and coming rule applies because Tulane offered payment of Dr. Shamsnai’s expenses through travel reimbursement. We further find that Dr. Shamsnai was acting within the course and scope of his employment while traveling to Lakeview Hospital on the night of the accident because Tulane had a policy for providing travel reimbursement to physicians commuting to Lakeview Hospital, and his trip to the hospital was employment related.” Id., ___So.3d___, ___, 2024WL5196576, *4 (emphasis added).

A copy of the Fifth Circuit’s opinion is available at the Fifth Circuit’s website: https://www.fifthcircuit.org/dmzdocs/OI/PO/2024/F8301AAE-4FF9-412B-9F2E-CF3C3714EB91.pdf. Because the parties may seek rehearing before the Fifth Circuit or may seek relief from the Louisiana Supreme Court, the story may not have concluded. Kean Miller will monitor subsequent filings and provide any necessary updates.

Separating content and presentation: Moving past FUD

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The principle of separating content from its presentation is more critical than ever.  So why is it so hard to get buy-in for it?

This post takes a deep look at the FUD (Fear, uncertainty, and doubt) surrounding separation. It will address why FUD is prevalent and why it’s misplaced:

  • How content and design separation is different today from how it was considered in the past 
  • Why tools make it difficult to separate content from design
  • The problems arising from design-defined content 
  • The dodgy reasons why visual editing tools and DIY design are popular 
  • How separation promotes clarity 
  • Why the meaning of content is independent of its presentation 
  • Why content’s meaning is persistent
  • How all kinds of content are becoming format free
  • The problems for users when relying on presentation to clarify content 
  • Why dependence on presentation leads to ambiguity for AI and assistive technologies 
  • The importance of supporting presentation changes that don’t require content changes 
  • Why “custom” pages still need separation 
  • How content assembly is different from content presentation
  • The two distinct kinds of assembly 
  • How content assembly gives authors missing control 
  • Why bad implementations generate FUD about separation 
  • Why trapped content will become the new worry

A concept’s long journey toward acceptance

The principle of separating content from its presentation is a powerful and useful idea that is also controversial and resisted by people in all roles. 

Resistance comes not just from writers accustomed to WYSIWYG editors. Developers can exaggerate the complexity of content-design separation or question its practicality. UX designers don’t always see its value.  Vendors also play on this fear and sell solutions that undermine implementing mature practices.

Even people who agree with the concept in principle often abandon it when it seems like it’s too much effort.  

Why doesn’t the concept of separating presentation from content get more love if it’s truly valuable? The simple answer is that the concept is so radical and powerful that it is easy to misunderstand.  FUD sets in and disrupts progress. 

Separation matters now more than ever. Discussions about separating content from presentation have a long history. Why revisit this topic now?

Past discussions, responding to changes happening in the early 2000s, don’t account for the current changes reshaping today’s digital ecosystems (e.g., the development of design systems, structured content, and the shift to composable and headless architectures.) UX practices have lagged behind these changes, which are forcing teams to re-examine assumptions about the fundamentals of how user experiences are developed and implemented. 

What’s at stake is how we decide to create what we communicate: 

  • Does the content of web pages depend on their layout?  
  • Does an author need to work around a predefined design or change the design to match their content? 
  • Should the layout adjust to the content?

The renewed relevance of an old debate. The topicality of separating content from its presentation has assumed renewed significance. While previously debated issues remain relevant, the context of the discussion has shifted over time. 

Separating presentation from content is a long-established web design principle.  It has earned its own Wikipedia entry and Wikidata identifier (Q3511030).  The concept has an even older heritage as an extension of the principle of the “separation of concerns” used to design systems.  

Two decades ago, the W3C took a significant, if incremental, step when it decided to jettison presentational tags (such as bold and italic) in favor of semantic ones (like strong and emphasis). Even though presentational elements were not entirely abolished—underlining still exists–the decision signaled the expectation that presentation would be managed separately from content. 

Partisans debated the call to separate content from presentation as CSS began to displace presentational markup in HTML.  For many discussants, the debate was never about content or presentation.  It was about nothing more than CSS.  

But others viewed the issue more existentially and contested the desirability and feasibility of thinking about content separately from its presentation. Websites continued to be designed with wireframes before any content was created.  Developers crafted frontend frameworks composed of UI components that often defined the content presented on a website.  It was hard for some people to imagine content without being able to “see” how it would be presented. 

People settled into their conclusions and routines.  

Lately, the fault lines between content and presentation have been exposed again. Vendors have struggled (poorly, in my view) with how to deliver “visual editing” while simultaneously supporting structured content, which has enjoyed a renaissance of interest. Vendors have been trying to graft UI layout components (front-end) and content blocks (back-end) into a “universal editor.” Some front-end frameworks turn every variable into a common pool of JSON data.

At the same time, technical developments are erasing prior distinctions between how we distinguish content, formats, and presentations. Computers are taking over many presentation decisions. All kinds of media can now be generated from text.

These developments have prompted a reexamination of core principles. Content and design are now governed by separate systems (content models and design systems) that have specific responsibilities.  The content expresses “what” information and messages contain, while the design expresses “how” messages and information are presented, typically layout and formatting, but not limited to those dimensions.

Separating content and presentation brings transparency. The belief that what you say and how you say it are indivisible is an illusion. They are not bonded together in a hermetically sealed package, but are distinct ideas and goals.

That’s not to imply what content says and how it’s said are unrelated. Rather, the reality is that each side has independent power.  The presentation can make trivial or even false details seem important, and it can bury important ones.  Likewise, critical information can be overlooked by poor presentation.  

The presentation does matter. But it’s a distinct dimension from content.

Content changes are explicit. The facts in content sometimes change, and messages may need to adapt to audiences. But the presentation is much more implicit and contextual. Presentations can change on a whim.  Even when the content remains consistent, the presentation may change radically depending on where and when it appears.

The audience experience is derived from both the content and its presentation.  It’s important to understand the contribution of each to that experience. 

Dealing with separation anxiety 

Loss aversion is a powerful motivation.  Because our thinking about situations is anchored in how we habitually experience them, it can be hard to embrace a different experience. What’s familiar is comforting; what’s novel is disruptive. When your child is leaving for a week-long camp away from home, he or she may have separation anxiety.  Similarly, when your content is separated from its design, it can feel disorienting.  

Content professionals have become accustomed to thinking about content and presentation together. They expect to see what the content will look like and often expect to change that appearance as well. 

Tools can lull us into believing content and presentation are inseparable. Two interaction paradigms have shaped authors’ expectations about how content and presentation interact. While very different, both imply that content should change based on the presentation chosen. 

The first approach is represented by WYSIWYG tools, such as the page builders in many CMSs, which allow authors to format text and graphics any way they please. This approach encourages authors to adjust their content and presentation concurrently.  

The second approach is represented by tools that use design templates that guide what content to create.  In traditional CMSs, the creation of the content is guided by how it will appear on a page.  A template defines what content is required. The content must adapt to the presentation defined by the template.  

When content depends on its presentation, the design decides the content’s details. Numerous online tools promote the perception that the development of content depends on its layout. The dramatic popularity of Figma in designing web pages is an extreme example. Writers play a junior role on UX teams, filling in words in a graphic design layout. While such tools may promise the freedom of self-expression, they tend to impose constraints on making changes to layouts. 

But content also needs to change. Whenever the content changes but is dependent on a fixed presentation, it creates a conflict. The presentation restricts what content is allowed. 

A major motivation for separating content and presentation is to make presentations more flexible and changeable. The separation of content from presentation has expanded with the decoupling of frontend and backend systems. This decoupling enables content to be presented in multiple ways and allows the presentation to change quickly. 

While the technical means to separate content from presentation are established and growing, the capacity of organizations to manage these dimensions remains immature. Some organizations avoid confronting change and favor expediency over improvement.

Separating concerns about tools from processes

Numerous online editing tools allow writers to change fonts, resize images, align text, change spacing, change the number of columns, and so on. Many provide more advanced layout features, such as the positioning of headings, the color of fonts, and entire color and layout themes.

“Visual editing” tools are a Band-Aid. Tools that allow authors to change both the content and its appearance are popular, and CMS vendors keep promoting them.  But an awkward question arises: Why should an author make decisions about a page’s layout?  The organization they work for likely publishes thousands of web pages.  Shouldn’t all these pages need to follow common presentation guidelines rather than have individual authors decide how individual pages appear?  Isn’t the UX design team supposed to be in charge of the presentation?

The desire of authors to decide the presentation is an old theme. DIY web design was once prevalent in organizations, and its problems prompted the emergence of design systems to reign in such patchwork design.

When DIY web design persists, it indicates a failure in an organization’s UX processes.

Some authors want presentation options out of necessity. They are given a generic blank page and are expected to fashion it into a meaningful experience. They hope that they can do that by dragging and dropping widgets on a screen. If effective UX design were truly so easy, millions of UX designers would be out of work.

Other times, authors are trying to override a rigid and poorly designed layout template that doesn’t support the presentation of the content they have developed. 

In both cases, the author has been shortchanged by their UX design colleagues, who failed to provide them with a serviceable layout for their content.  

Separating content from presentation forces organizations to confront how well they understand their publishing requirements. When large numbers of pages must be custom-designed because each is considered a “special case,” that’s an indication that the organization hasn’t planned its presentation adequately. Special cases, by definition, are exceptions, not defaults. No organization should feel overwhelmed by the volume of custom web pages it must design. 

The goal of separation is to enhance clarity, not enforce style. When the concept of separation first emerged with the use of CSS, it became linked to the notion of styling. But to view the presentation as merely styling is a crude understanding of the principle. 

Separation recognizes that there is no “one best way” to present content. What’s best is contextual to the situation and provisional until a newer presentation proves more effective. The same underlying content can be presented in multiple ways, which can shift how it is perceived, understood, or consumed. The goal of separating content and presentation is to allow multiple presentations of the same content, some of which will be better and clearer than others.

Separation allows the content to benefit from iterative design improvements. Presentation standards evolve to reflect learnings about what works most effectively. Separation allows UI components that are used across many content items, such as heroes or alerts, to be tested and improved. 

Yes, Virginia, content is still meaningful without presentation 

Separation requires a shift in mindset and practice. People may push back by proclaiming that it can’t be done – that the notion is nonsensical, that it threatens the magic content can offer.

A common objection contends that content can’t be stripped of its presentation and remain intelligible. This view holds that presentation is integral to the meaning of content, so it can’t be separated from the content. After all, if presentation supports the meaning of content, then content without presentation must be meaningless, right? 

To address categorical objections like this, it’s necessary to unpack beliefs about how experiences become meaningful.  Doing so helps to clear the cobwebs of unexamined assumptions and highlight the changes happening in digital practices.

The meaning of content is independent of its presentation. While the presentation is significant in conveying meaning in the broadest sense (by stressing emphasis or salience), it doesn’t follow that content depends on a specific presentation.  

Content may be harder to understand without its presentation, but rarely is it contingent on its presentation to convey its meaning because that implies the presentation materially changes the meaning of the content, which should never be the case. The presentation can change without altering the meaning of the content.

The principle of independence has some radical implications:

  1. Authors must let go of preconceptions of how their content will appear, either now or later. The content’s appearance is subject to change.
  2. The content is independent of the media it may appear in as well.

Yet because content can exist in many forms (media), it’s sometimes difficult to distinguish what’s content from what’s presentation.

Simply put, the content represents the substance or essence of what’s presented. That essence should be defined precisely and not be subject to variable interpretation.  The substance doesn’t depend on its context: It will remain the same wherever it is presented.  

Content’s meaning is persistent, however or wherever it’s presented. The literal meaning of content is fixed by its encoding. Its presentation may influence its connotation but not its literal meaning.

Communication–the ability of different people to reproduce the same message–depends on distilling the essence of a message – its content– from how it is presented.  

Throughout history, people have encoded the meaning of content by using standardized notations. These standards allow people who do not know one another to interpret the content in a consistent way. 

The substance of content is typically defined as text, symbols, or structured data of some sort that can be composed or compiled into various presentations. As computer technology continues to advance, it is becoming easier to break down content presentations into constituent elements and separate the content from its presentation.

Writing started by using symbols to stand for things or concepts.  Then, writing developed symbols for the sounds of words – using letters, phonetic alphabets, and even shorthand symbols.

Later, people developed notation to represent music and even dance. The symbols don’t need to be visual. Braille can represent letters or sounds.

As symbols become formalized, they become independent of a specific presentation. At first, writing was handwritten, then engraved, and later typeset; with each step, the content became less tied to its original presentation.

Text is a surprisingly versatile way to represent content that can be transformed into presentations in all kinds of media. Even the richest content media – the movie  – is built from a text script.  AI has shown the possibilities of generating audio and video from text. 

The trend has evolved to separate content from its presentation.  All kinds of content can be extracted and separated from their presentations, while presentations in many formats can be built from “raw” content. For example, an audio recording can be turned into a text transcript, and that text can be used to generate another audio presentation featuring a different voice or even a different language. 

Maps were historically considered content that was inseparable from its presentation. What value is a map outside of its presentation?  But maps today are databases of structured content that can be presented in multiple ways.  The same information can be presented as a street map or a satellite image or rely on text labels or icons, for example. Maps are manifested through their presentation but are not defined by any specific presentation. 

Skeptics may object that certain kinds of content always depend on their presentation.  If a presentation can only be presented in one way, then it is content. Presentation, by definition, implies that there is more than one way to present something. The presentation is not fixed.  

Photos as media can be content or presentations, depending on their essence. The original source file of a photo image is content, but subsequent cropping, edits and treatments of the image are presentations of the original content. The trend in image manipulation is toward non-destructive editing.  

Even visual content can be represented non-visually. Many content creators believe that visual content has a fixed presentation and thus can’t be separated from the content it represents. That assumption is being challenged in more and more domains.

Consider diagrams. While diagrams are meant to be visual, they do not have to be represented visually. There are multiple approaches to representing diagrams as text, which can generate alternative visual renderings of the diagram. Neither the format of diagrams nor its presentation are fixed.

What about music?  Since music relies on standard symbols positioned on a staff, it would seem to have a fixed presentation.  But while sheet music is the most popular representation of a music score, it is not the only option.  Music scores can also be represented as text using the ABC notation, which can generate a visual score. Electronic music compositions can also be represented using the MIDI protocol, which can be manipulated to generate alternative presentations of the composition.

Mathematics is another kind of content that is often presented visually but doesn’t not need to be represented with a fixed presentation. Even though mathematics uses widely understood symbols, their presentation can be variable. Certain mathematical statements can be presented in more than one way.  Mathematics has developed two parallel markups: one for the content and one for its presentation. 

The presentation should add meaning, not change meaning. Presentation supplies context to content, which can enhance its meaning.  The presentation helps define the intent for how readers will experience the content. 

The same content should always mean the same thing, however it is presented.  The one situation where a presentation will alter the intrinsic meaning is if it reinterprets the content’s original intent by changing the selection of details — the process of context shifting.  This may happen unintentionally when the content is poorly developed. For example, it could be possible that a less detailed view of the content gives a different impression than the views with full details.  Or it may occur when the content can support scenarios beyond what was originally envisioned, which shifts how the content is understood. Because these situations are possible with decoupling, it’s imperative to develop content that is not wedded to preconceptions of how it will be presented, since future presentations cannot be known in advance. 

One reason machines (whether assistive technology or AI bots) misinterpret content is that the content is ambiguous, relying on contextual cues to explain what it is meant to say.  The W3C has warned of the reliance on visual structure to convey the meaning of content: “While presentational features visually imply structure — users can determine headings, paragraphs, lists, etc. from the formatting conventions used — these features do not encode the structure unambiguously enough for assistive technology to interact with the page effectively.” 

Presentation can’t fix ambiguity in content. If your content depends on how it’s presented to be understood correctly, then the content itself is likely ambiguous and inherently confusing.   The role of presentation is to connect ideas that are intelligible on their own, not to make unintelligible ideas somehow discernible through hand-waving.

Some brands, unfortunately, publish fragments of content whose meaning is unintelligible without seeing the context in which it appears. These practices have become more prevalent in recent years, as the fetish of minimalism has been rationalized as promoting simplicity and usability, even when it often results in the opposite effect.  Readers are expected to guess the meaning of a hint or icon based on other content presented elsewhere.  These hidden meanings, while seemingly elegant, fail to inform the screen reader user or pass legal compliance reviews for clarity and the absence of potential misinterpretation. The ubiquity of bad practices does not legitimize them. Rather, they demonstrate the need for content to be explicit and clear independent of its presentation.

Treating communication as a “content design” package has resulted in numerous examples of deceptive design practices where essential information is suppressed.  These examples are misleading precisely because the content, on its own, does not fully or candidly convey the information users need to know to make an informed decision.

Humpty Dumpty and Alice, from Through the Looking-Glass. Illustration by John Tenniel.

Illusions of control 

How should decisions be made about how content appears? An individual’s latitude to make decisions about the presentation of content is not synonymous with the organization’s capacity to make these choices.  

Some authors protest when they don’t have options to change the styling or layout of their content. They jump to the conclusion that the presentation can’t be changed and believe that their input is necessary to decide how the content looks.  In essence, they assume if they don’t see an option to change the presentation, that option doesn’t exist. 

Even though authors are not in charge of the presentation, that doesn’t imply that the presentation is fixed. Organizations can change the presentation whenever they want to. Organizations generally aim to have various content they publish presented in a consistent manner because such consistently promotes clarity and understanding. They don’t want to encourage the helter-skelter redesigns of individual web pages. 

The presentation can change independently of the content. The presentation is not fixed and can change readily when the organization decides to do so.  

Yet, such changes are not the byproduct of content changes. They are separate decisions. What that means is:

  1. Changing the content does not alter its presentation or layout. For example, a longer title won’t necessarily shrink in font size to fit a fixed space.
  2. Changing the content and changing the presentation are not concurrent activities because separate systems manage them. If you want to adjust both the content and the presentation, you need to pivot between separate modes.

The second point raises a question: Could the same individual change both the content and its presentation?  In principle, yes. But in practice, the two sides are intended to be governed separately. Each has rules for what is allowed and changes must conform to these rules.  For example, the content can’t use nonstandard terms or punctuation.  Similarly, the presentation can’t incorporate nonstandard colors or fonts. 

The presentation is decided by rules that apply to multiple pages, not by individual choices for specific pages. Some individuals deride rules for constricting their expression or preventing them from configuring their web pages as they’d like.  But rules aren’t stifling.  They actually simplify processes and broaden the scope of possible changes by enabling global changes.  By having rules, organizations can change the content everywhere on a website without worrying that it will break the design and force fixes to the presentation.  They can also change the presentation globally without worrying about needing to adjust existing content. 

Singleton pages demonstrate the need for separation. Many objections to separation focus on singleton pages, which are one-off pages that have unique content and require a special layout because the nature of the content is unlike content elsewhere. An example would be a webpage presenting a timeline. While single pages seem to represent a tight correspondence between the content and its presentation, the presentation and content remain independent of each other.

The mistake some people make is to confuse design instances with design versions. Even if only a single page has a unique layout (one design instance), that does not imply the presentation is fixed (that there can only be one version of that instance.) An alternative presentation could be developed and used. 

Because the organization could decide to change the design of a unique webpage later, it’s important that the content should lead the design, not follow it.  

Content is also subject to change, and presentations must be prepared to “flex” to adjust to content changes. The original author often won’t control the content over its lifespan. Authors switch jobs, meaning someone else might revise the content later. 

With online content, there’s no single author.  All online content appears alongside other online content that has been created by other individuals at different times. 

It’s necessary to distinguish the content context (what other content is adjacent) from the context of its presentation (layout, formatting, and other presentational choices). 

This gets into content assembly: How content is layered into larger experiences. 

Content assembly is not presentation 

Content assembly is increasingly important as organizations move away from presentation-defined content creation.  Presentation-driven templated content traditionally determined the content’s assembly.  As practices move away from using templates to define the content, the role of assembly is becoming more significant, though it remains poorly understood.  Developers often confuse content assembly and content presentation, especially if they have spent careers working with template-based CMSs.  

Because templates previously handled assembly, some people mistakenly consider content assembly as part of content presentation.  But assembly is distinct from presentation. The context of the content (the related content that appears together) is conceptually distinct from the presentation context (how those content items are presented.)  

The layout is indifferent, while the assembly is opinionated. The layout is generic and agnostic about what content appears in a slot. Content assembly, by contrast, is specific about which content items are conceptually connected.  

Assembly determines which content pieces will appear together – though not how they will appear.

When assembly is subsumed by content presentation decisions, the construction of the content is fragile and brittle. 

Like Humpty Dumpty, after taking a fall, poorly assembled content can’t be reassembled. It’s breakable and is unusable.  

Fragile content that can’t be reassembled typically has been defined by its design.  

If content is assembled correctly, there should be no “breaking changes.”

Not all content assembly happens the same way.  The biggest barrier is how various people think about content assembly. They don’t make a distinction between two kinds of assembly:

  1. Intrinsic assembly, where units must be provided together to make sense and, therefore, should be preassembled during content development 
  2. Extrinsic assembly,  where variable combinations could be potentially offered, is best defined outside of the content development process.

Both the goals and process for intrinsic and extrinsic assembly are different.

Intrinsic assembly connects content that is intrinsically related in meaning: The pieces together form the larger message.  The content is preassembled through two means:

  1. Linking (or referencing) items
  2. Ordering items (in lists or as arrays of items)

Intrinsic relationships are predefined: A goes with B, or A always precedes B. The pieces used in intrinsic assembly are generally broken apart to support content reuse or maintenance rather than support variability in which pieces are combined.  Embedding items (images, for example) within another content item is another kind of intrinsic assembly, albeit less predefined than linking, since the decision of whether to embed is optional.

Extrinsic assembly is used when the communication is more contextual and situationally dependent. It often draws on content variations that have been developed to address highly specific situations where the right combination can’t be preassembled easily because they involve too many scenarios.  

Extrinsic assembly relies on predefining evaluative rules or creating instructions that are not fixed. These rules define which pieces and select what attributes they should have under specific conditions. This kind of programmatic assembly is often based on contextual rules relating to processes. 

Sometimes rules can be written into a schema such as JSON Schema when they are persistent as if—then—else statements.  Otherwise, the rules are written into code when matching specific variables and values. The rules or instructions could be written in GraphQL, Javascript, or some other programming language.

Authors have control over the assembly. Once organizations embrace true separation of content from its presentation by ensuring that presentation isn’t defining the assembly of content, authors can regain control of important decisions.  

With intrinsic assembly, authors can connect content pieces within their editor.  Ideally, the content model behind the scenes has already defined relationships between various content types, so the author doesn’t need to figure out which types belong together. Instead, they can focus on associating related content items.  If items must appear in a specific order to make sense to users, they can indicate that.

Extrinsic assembly happens outside the editor in the API layer. Because extrinsic assembly instructions rely on code, developers have, until recently, been the ones responsible for defining extrinsic assembly. But in the past few years, a new category of content orchestration tools has emerged that allows authors and other business users to define rules for assembly content without needing to rely on a developer.  

Content assembly gives power to authors to decide which content pieces to deliver to audiences. 

By setting up content assembly correctly and disentangling it from presentation, organizations remove common “it can’t be done” objections.

Poor implementations are a barrier, not an excuse for FUD

Separating content from its presentation has triggered resistance for many years. Change management case studies teach that people have difficulty changing habits and adopting new practices. It’s much easier to stick with the familiar, even if it isn’t desirable in the long term.

Yet the imperative of implementing such a separation only keeps growing.  Planning and managing web pages whose content and designs are tangled together is simply not sustainable. And shifts in technology, from composable systems to AI, require that content be unencumbered by its formatting and presentation. Layout can’t signal what content means if for no other reason than machines won’t see it.

Given the longstanding resistance to separation, one may wonder how the concept will ever gain the traction necessary to become the default practice in organizations. 

The good news is that separation is a sound concept that provides multiple benefits. Fear, uncertainty, and doubt may conspire to cloud these benefits, but they don’t negate them. Separating content from presentation is essential to building and improving upon prior content and design work.

The biggest barrier to the universal adoption of content-presentation separation is poor implementation. Bad tools, weak requirements, and immature knowledge all contribute to poor implementations, which seem to validate the expectation that separation can’t be done.

Yet poor implementations, while common, are hardly inevitable. Many organizations are moving up the maturity ladder. They recognize that the stakes are too important to ignore essential transformation in UX practices. They will leave behind organizations that commingle their content and presentation. The fear will shift to being left behind. 

–Michael Andrews

Edmonton Real Estate Forecast for 2025: Economic and Population Growth Fuels Optimism

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2025 Real Estate Forecast: Economic and Population Growth Fuels Optimism

We attended the REALTORS® Association of Edmonton’s annual Housing Forecast yesterday and returned home with lots of interesting information about what to expect in the coming year. The speakers included Economists, data analysts, CEOs and a Minister from the Government of Alberta. Every presenter was cautiously optimistic about Alberta’s economy and the Greater Edmonton Housing market for the coming year.

What is causing all this optimism? Dale Nally, Minister of Service Alberta and Red Tape Reduction, pointed out that with 12 of Canada’s population, Alberta has 25 of the jobs in this country. Provincial housing starts surged to a 10-year high in 2024, with 33,000 starts. Alberta was second only to Ontario, and the most significant gains were seen in the Edmonton area. This means more inventory of new homes will be available for purchase in 2025. He also noted the provincial surplus forecast for 2024/2025 has increased from $2.9 billion to $4.6 billion.

Another reason for optimism is our growing population, which increased by 4.8 in the first three quarters of 2024. Chris Jokel, Senior Data Engineer at CREA, noted that population growth is expected to drop well below the numbers we’ve seen for the past few years due to new immigration policies implemented by the federal government, but it will still be ahead of long-term norms.

Interest rates

Chris Jokel told us interest rates are expected to stabilize in 2025. They may stay where they are now, or there could be one more drop. On the other hand, Douglas Porter, Chief Economist and Managing Director of BMO Financial Group, said they expect rates to continue to drop in 2025.

Porter explained that our economy is one of the most interest rate-sensitive in the world, primarily because housing is such a big part of it. Last year’s rate cuts were the most aggressive in the world, at 1 ¾; Canada did a better job of bringing down inflation than other countries last year.

Trump Card

Economists generally expect Trump to be positive for US growth, with a strong US dollar and upward pressure on interest rates. Douglas Porter told us the number one risk to the Canadian economy is whether or not incoming President Donald Trump lives up to his tariff threat (or even half of it). If the 25 tariff is enacted, BMO predicts a 2-3 drop in Canada’s GDP and at least a mild recession. In response, interest rates could be slashed, and we’d see more fiscal spending. Meanwhile, the Canadian dollar would weaken significantly.

Sales

REALTORS® Association of Edmonton Chair Darlene Reid said that single-family home sales will lead the way with a 3.8 increase in sales in 2025 in the Edmonton area, while condo sales are expected to rise by 3.2 and semi-detached homes by 2.4, for an overall 3.3 increase. Chris Jokel explained that CREA predicts an 8.6 increase in sales nationally, which gets us back to "normal" levels. Sales are expected to increase the most in Ontario and B.C., where they decreased the most during the past 18 months due to higher interest rates.

Prices

Reid said average prices are expected to rise by 2.4 in 2025. Detached homes will be up 2.7, semi-detached homes by 3, and condos by 0.5. Jokel predicts a 4.7 increase in prices nationally. Prices are expected to rise the most in the more affordable markets in the prairies and Maritimes (because that’s where they have room to grow).

Risks

Chris Jokel explained external factors that could cause the housing market to outperform or underperform expectations:

If the pent-up demand is higher than expected due to lower interest rates, we could see more sales than forecasted. Lower rates could motivate first-time and "move-up" buyers to jump off the fence and into the market.

The recent federal policy changes allowing 30-year amortization for first-time buyers and newly built homes could also increase demand more than expected. Another policy increasing the maximum allowable insured mortgage from $1 million to $1.5 million is expected to have more of an impact in markets with higher housing costs like Toronto and Vancouver.

Prices may not rise as much as predicted if they become unaffordable.

If Trump’s tariffs are enacted, sales and prices would likely be negatively impacted due to the adverse effects on Canada’s economy.

So, it’s a cautiously optimistic forecast for the housing market in the Greater Edmonton Area in 2025. I’m sure these forecasts will be updated in the coming weeks, and I’ll include them in my regular monthly updates on the real estate market in Edmonton. 

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