EPC. Flood zone. Comps. One drawer in every RICS report.
Every report editor has a Property Data drawer that pulls everything you'd otherwise have eight tabs open for — EPC certificate, flood / subsidence / radon risks, listing history, sold and rental comparables, and the underlying property record (bedrooms, build year, walls, roof, heating, floors). All keyed to the subject UPRN. All copy-paste ready into your sections.
Who it is for
Built for residential RICS surveyors writing Level 2 and Level 3 reports
Any surveyor who routinely opens the EPC register, Environment Agency flood map and a property portal in separate tabs while writing a report will find the drawer eliminates all three lookups automatically.
RICS Level 2 (Home Survey)
The drawer auto-populates all nine Section C fields and loads the EPC, flood zone, radon and subsidence risk in a single panel — so you go from inspection notes to a compliant Section C in minutes rather than half an hour of portal-switching.
RICS Level 3 (Building Survey)
Level 3 reports require greater construction detail across Sections D through G. The EPC's construction age band, wall description and roof material loaded in the drawer gives you an authoritative cross-reference point for every element you rate on site.
New-build and snagging surveys
For new-build inspections and snagging reports, the property record's predicted floor area, build year and EPC data provide a baseline to compare against the developer's specification — without sourcing those figures separately.
RICS APC candidates
The drawer's data trail — source label and retrieval timestamp on every auto-filled field — supports the evidence-based, auditable approach expected at RICS APC assessment. Competency areas such as inspection, report writing and measurement benefit directly: every factual reference in your report is traceable to an authoritative national source from the moment you open the file, demonstrating the rigorous data-sourcing discipline assessors look for.
Get started
Access the Property Data Drawer in three steps
The drawer is built into every report editor — nothing extra to install, no third-party portal to log into.
Create your Surveyors account
Sign up for a free Home.co.uk Surveyors account. Verification takes one working day. Once approved, all report tools — including the Property Data Drawer — are immediately available at no extra charge.
Get your free accountOpen a RICS Level 2 or Level 3 report
Create a new report or open an existing one in the RICS Level 2 or Level 3 editor. The drawer begins fetching data in the background as soon as the report loads — keyed to the subject property UPRN. By the time you reach Section C, data is already there.
Click any tab to review or copy
Select Property record, EPC, Risks, Listing or Comps. Click any field to copy it into your report narrative. Or run Otto auto-mode to have all nine Section C fields synthesised in one pass from the combined data sources.
See Otto auto-modeIn the drawer
Five property data tabs built into every RICS survey report.
All five sources are keyed to the subject UPRN and loaded automatically when you open a report — no separate logins, no switching tools, no copy-pasting from government portals.
Property record
35+ fields · 1-hour cacheUPRN-keyed snapshot from our property database: property type, built form, construction age band, bedrooms, bathrooms, floors, habitable rooms, heated rooms, EPC floor area, predicted floor area, construction material, roof material, roof shape, windows type, fireplaces, extensions, basement, solar panels, garden, parking, land area, building height, council tax band, predicted price, and average area price.
EPC certificate
25+ fields · 30-day cacheLive data from the UK Government OpenData EPC register: current and potential rating and efficiency score, floor area, wall, roof, floor and window descriptions with energy efficiency ratings, main heating and controls, hot water and lighting type, main fuel, mains gas flag, annual heating, hot water and lighting costs in £, and CO2 emissions in tonnes per year.
Environmental risks
Flood · subsidence · radon · landFlood risk (river and sea), surface water flooding, subsidence risk, radon risk, contaminated land and ground stability — each expressed as low, medium or high severity. This data feeds directly into Otto auto-mode's Section C local environment paragraph, including the correct Environment Agency Flood Zone designation and radon advisory statement.
Listing
Photos · description · key metricsMost recent estate agent listing matched by UPRN exact match first (agent CRM feeds — with up to 40 gallery photos), falling back to postcode and street-name match from third-party listing archives. Shows address, status, price, tenure, floor area, EPC rating, council tax band, parking and the full listing description — useful "as-marketed" context versus "as-found" condition.
Comparables
Sold · rental · 1-mile radiusRecent sold and rental comparables within a 1-mile radius — a quick sanity-check without leaving the report. For full weighted valuation with adjustable parameters and a formatted comparison table, use the dedicated Comparable Sales tool.
Map + Street View
Embedded OpenStreetMap widget centred on the property with a ~200 m bounding box, plus one-click deep links to Street View and Google Maps — all derived from the UPRN's coordinates.
Auto-population
The drawer feeds Section C automatically
When you run Otto auto-mode, the Section C auto-populator draws on three sources surfaced by this drawer: UPRN and EPC core data, Image AI categorised photo summaries, and the estate agent listing description for the accommodation room grid. Each of the nine Section C fields carries a confidence score (0–1) and a citation back to whichever source produced it.
UPRN / EPC data
Property type, age band, walls, roof, heating, floor area, EPC rating and CO2 cost — sourced from the property record and EPC certificate via UPRN lookup.
Image AI summaries
Categorised photo summaries from RICS sections D–G feed wall construction, roof condition, heating type and outbuilding details into the construction paragraph.
Listing description
The estate agent's room-by-room walkthrough is the primary source for the accommodation grid: room counts per floor, conservatory, utility room and WC.
Nine Section C fields tracked by the auto-populator
How it works
From UPRN to report paragraph in seconds
Open the report
The moment you open a report in the editor, the drawer issues parallel UPRN lookups to our property database, the EPC register, the estate agent listing archive and the environmental risks data. Each result is cached per UPRN, so any property you revisit loads in under a second.
Browse five tabs
Navigate between Property record, EPC, Risks, Listing and Comps with a single click. Each tab shows its data source label and cache freshness so you always know whether you are looking at a live response or a cached snapshot.
Copy or auto-populate
Use the copy icons to paste any field directly into your report narrative, or trigger Otto auto-mode to have Section C synthesised automatically from the UPRN data, image summaries and the listing description together.
RICS Home Survey Standard
Which RICS sections does the drawer feed?
The drawer's five tabs map directly onto the RICS Home Survey Standard sections that require property-specific data — so you fill the report from evidence, not from memory.
| RICS section | Drawer tab | What it provides |
|---|---|---|
| Section A | Property record | Property type, floor area, council tax band, construction age band and UPRN — carried forward automatically when you open the report so you are not transcribing the Land Registry title sheet by hand. |
| Section C | UPRN/EPC + Listing | All nine accommodation fields — property type, approximate age, construction, accommodation grid, mains services, central heating, energy efficiency, energy issues and location and facilities — auto-populated by Otto auto-mode with a confidence score and source citation for each field. |
| Sections D–G | Listing (photos) | Up to 40 estate agent listing photos provide an "as-marketed" visual reference alongside your own survey photos — useful for identifying post-marketing changes or recording condition discrepancies across elements D1–D9, E1–E9, F1–F7 and G1–G3. |
| Section H | Environmental risks | Flood risk severity, contaminated land status and ground stability are available on the Risks tab for reference when completing legal issues relating to the site and its surroundings. |
| Section I | Environmental risks | Flood Zone designation, surface water flood risk, radon risk and subsidence risk feed the risks-to-purchaser narrative, including the standard RICS advisory to seek specialist advice before legal commitment. |
All data is fetched automatically when you open a report — no manual lookups required to meet RICS Home Survey Standard data requirements.
Automation
Government portals the drawer replaces
Instead of opening each data source in a separate browser tab, the drawer fetches and caches everything automatically the moment you open a report in the editor.
| Data source | What it provides | Drawer tab |
|---|---|---|
| UK Government EPC Register | Current and potential energy rating, floor area, construction materials, heating system, annual energy costs in £, CO2 emissions | EPC |
| Environment Agency Flood Map for Planning | Flood Zone designation (Zone 1, 2 or 3) and surface water flood risk severity for Section I | Risks |
| UK radon advisory maps | Radon risk band — low, medium or high — with standard RICS advisory wording ready to use in Section I | Risks |
| Ground stability and contaminated land data | Subsidence risk, contaminated land status and ground stability rating for Sections H and I | Risks |
| Estate agent property listings | Up to 40 gallery photos, room-by-room description, floor area, asking price and tenure — matched by UPRN | Listing |
| HM Land Registry sold price records | Recent sold prices and rental comparables within a 1-mile radius, filtered by property type | Comps |
Each source is fetched independently and cached per UPRN — so repeat visits to the same property load in under a second.
In practice
EPC, flood zone and the accommodation grid — without leaving the editor
Helen is writing a Level 2 for a 1930s end-of-terrace near the River Severn in Shrewsbury. She has two hours on site, her photos are uploaded, and she is at her desk ready to write.
She opens the report editor. The drawer has already loaded in the background. She clicks EPC: current rating D, potential B, solid-wall construction, electric storage heaters, no cavity fill noted. She pastes the floor area into the Section C accommodation grid in one click and notes the wall description for her D2 narrative.
She checks Risks: flood risk from river and sea — Medium; surface water — Low; radon — Low. She selects the correct Flood Zone 2 wording for Section C. When she runs Otto auto-mode, the full local environment paragraph will be drafted for her, including the standard RICS advisory to seek further enquiries before legal commitment.
She opens Listing: photos from five months ago show a recently refitted kitchen and a conservatory at the rear. She adds the conservatory to the accommodation grid and records it as a later addition in Section E. All of this took under two minutes — no portal switching required.
Without the drawer
- Open the Government EPC portal in a separate tab, search by address, verify the correct certificate
- Open the Environment Agency flood map in another tab, zoom to the property, note the zone
- Search a property portal for the listing, hope the address matches, locate the photos
- Manually transcribe EPC data and room counts into your report narrative
- Roughly 15 minutes of portal tab-switching per report
With the drawer
- EPC auto-loaded when the report opens — click any field to copy it
- Flood zone, radon and subsidence risk on a single Risks tab
- UPRN-matched listing with up to 40 photos, inside the editor
- One-click copy or Otto auto-fill drafts all nine Section C fields
- Under 2 minutes, no tab-switching required
Data accuracy and freshness
How each source is fetched, cached, and refreshed
Caching strategy
Property record and environmental risks: 1 hour per UPRN. EPC certificate: 30 days per UPRN — certificates rarely change. Estate agent listing and coordinates: 1 hour per UPRN. Each source is cached independently, so a freshly lodged EPC does not invalidate the cached risks data.
Listing source priority
The listing tab checks agent CRM feeds first using a UPRN-exact match — where found, you get up to 40 gallery photos and the complete listing details. If no exact match exists, it searches national listing archives by postcode and street name. Either way, the result is clearly labelled in the tab — exact UPRN match, house number match, or street-level match — so you can judge the confidence of what you are looking at.
EPC data source
EPC data is fetched from the UK Government's OpenData Communities EPC API (epc.opendatacommunities.org). When multiple certificates exist for a UPRN, the most recent lodgement is selected by date. The normalised response maps to 30+ named fields covering building fabric, heating system, energy costs and CO2 emissions.
Section C confidence scores
Confidence scores range from 0 to 1: 1.0 means the value came directly from EPC or UPRN data; 0.8 means multiple corroborating sources; 0.5 is a reasonable inference; 0.3 is an educated guess with limited data. Fields below 0.5 are highlighted in the Section C editor so you know which values to verify before signing off.
Professional indemnity data trail
Every fact the drawer provides carries a source label — EPC register, property database, listing archive or environmental risk data — and a retrieval timestamp recorded against your report. This creates a documented data-provenance trail showing which authoritative source was relied upon for each statement. Should a PI claim ever challenge a factual element of your report, the drawer's audit log provides clear evidence of the reference source and the date it was consulted. The drawer supplies reference data to support your professional judgement; verification on site and professional sign-off remain your responsibility.
Why it is different
Purpose-built for surveyors, not for buyers
A general property portal gives buyers listing photos. The Property Data Drawer gives you UPRN-keyed construction data, a PI audit trail, confidence scores on every auto-populated field, and a direct feed into Section C — all without leaving the report editor.
UPRN-exact match
Keyed to the UK's unique property reference — not a fuzzy address string. You always get data for the correct unit in a converted building or the right flat in a block, not a neighbouring property with a similar address.
Confidence score on every field
Each Section C field auto-populated by Otto carries a score from 0 to 1. Fields below 0.5 are highlighted in the editor so you know exactly which values to verify before signing off.
PI audit trail built in
Source label and retrieval timestamp are recorded against every fact the drawer surfaces. Should a PI claim challenge a factual statement in your report, the drawer log documents which authoritative source was relied upon and when.
Inside the report editor
Not a separate portal or third-party tab. The drawer is embedded directly in the Level 2 and Level 3 editors so you never leave your report to look something up — the data arrives at your keyboard, not in another window.
Per-source independent caching
Each data source caches separately — a freshly lodged EPC does not invalidate the environmental risks snapshot, and any property you revisit loads in under a second without unnecessary re-fetching.
Powers Otto auto-mode
When you run Otto auto-mode, the drawer's property record and EPC data are the primary input for Section C synthesis — combined with your categorised photo summaries and the estate agent listing description in a single automated pass.
Tools that use property data
Otto auto-mode
Full report auto-population using UPRN data, image summaries and the estate agent listing description.
Comparable Sales
Full weighted valuation tool with adjustable comparison table — extends the drawer's quick comps.
Image AI
Categorises survey photos by RICS element — summaries feed Section C construction and the D–G condition ratings.
AI Snagging Report
UPRN-matched property record pre-loads builder details and floor area into every snagging inspection report.
AI Dictation
Dictate your site observations and have them routed to the correct report sections — property data fills the gaps automatically.
Level 2 Report Writer
The RICS Level 2 report editor where the Property Data Drawer lives and auto-populates Section C.
Level 3 Report Writer
The RICS Level 3 Building Survey editor — EPC and construction data feed the detailed element narrative across Sections D through G.
Surveyor Directory
Find verified RICS surveyors on Home.co.uk — or list your own practice to receive enquiries from home buyers and vendors in your area.
FAQ
Frequently asked questions
What is the Property Data Drawer?
The Property Data Drawer is a collapsible reference panel built into every Home.co.uk RICS Level 2 and Level 3 report editor. Keyed to the subject UPRN, it surfaces five data sources — property record, EPC certificate, environmental risks, estate agent listing with photos, and sold comparables — all fetched and cached automatically when you open a report. No separate logins, no government portal tabs, no copy-pasting from external tools.
What is a UPRN and why does it matter for my RICS survey?
A UPRN (Unique Property Reference Number) is the UK government's persistent identifier for every addressable property in Great Britain. Each UPRN is a fixed numeric code that identifies a specific property regardless of how the address is written or whether the street has been renumbered. For your RICS survey, the UPRN matters because it allows the Property Data Drawer to match your subject property precisely across multiple independent databases — the national EPC register, our property database, Land Registry sold price records, and environmental risk data — without relying on address matching that can return the wrong flat in a converted building. All five drawer tabs are keyed to the UPRN where one is available. The UPRN for any property can be confirmed from the Land Registry title register or from the Royal Mail postcode lookup.
Does the drawer replace looking up the EPC manually?
Yes. The EPC tab fetches the most recent domestic Energy Performance Certificate from the UK Government's OpenData EPC register automatically, and caches the result for 30 days per UPRN. You see all the fields your report needs — current and potential rating, floor area, walls, roof, heating, annual costs — without visiting the EPC register separately. If no certificate exists, the tab clearly shows "not found" so you can record the absence in your report.
What EPC information does the drawer show?
The EPC tab shows the full dataset from the most recently lodged domestic Energy Performance Certificate for the subject UPRN. Fields covered include current energy rating (A–G) and efficiency score, potential energy rating and efficiency score, total floor area in square metres, property type and built form, construction age band, wall description and energy efficiency rating, roof description and energy efficiency rating, floor and window descriptions, main heating type and controls, hot water system, lighting description, main fuel type, mains gas flag, annual heating cost in pounds, annual hot water cost, annual lighting cost, and CO2 emissions in tonnes per year. Where multiple certificates exist for a UPRN, the most recently lodged is selected automatically. If no certificate has been lodged, the tab shows "not found" so you can record the absence in your report. EPC data is cached for 30 days per UPRN.
Can I look up a property's data before I visit for a RICS inspection?
Yes — and many surveyors find this one of the most useful aspects of the drawer. Because data is fetched when you open the report editor, you can create your report and open it before the inspection to review the EPC, flood zone designation, radon risk, contaminated land status and estate agent listing photos before you leave for the site visit. Arriving with the environmental risk profile already loaded means you know in advance whether the property sits in Flood Zone 2 or 3 and can plan your element checks accordingly. Some surveyors use the pre-loaded listing photos to prepare a layout map of the property before they arrive. Nothing in the drawer replaces on-site inspection — but having the EPC, risk data and as-marketed photos front-loaded means you go to site better prepared and spend less time on data transcription once you return to your desk.
Which environmental risks are covered?
Flood risk (river and sea), surface water flooding, subsidence risk, radon risk, contaminated land and ground stability — each expressed as low, medium or high severity. When you run Otto auto-mode, these risk values are used to write the Section C local environment paragraph, including the correct Flood Zone designation and the standard RICS advisory to seek further enquiries before legal commitment.
What does the listing tab show and where does the data come from?
The listing tab shows the most recent estate agent listing for the subject property. For properties listed through Home.co.uk's agent CRM feeds, it matches by UPRN exact match and includes up to 40 gallery photos with captions. For properties in third-party listing archives only, it shows the text description and key metrics matched by postcode and street name, and labels the result so you know the match confidence.
Can I see comparable sales without leaving the report editor?
Yes. The Comps tab shows recent sold and rental comparables within a 1-mile radius — a quick sanity-check without leaving the editor. For a full weighted valuation with adjustable comparable selection and a formatted comparison table, use the dedicated Comparable Sales tool.
How does the drawer help me complete Section C faster?
Otto auto-mode uses the drawer's UPRN and EPC data, Image AI categorised photo summaries, and the listing description to synthesise all nine Section C fields in one pass. Each field shows a confidence score and data source citation. For properties with an EPC, a CRM listing and categorised photos, Section C can be completed in under two minutes. See the Otto auto-mode tool for the full pipeline.
How current is the data shown in the drawer?
Property record and environmental risks are cached for 1 hour per UPRN. EPC certificates are cached for 30 days. Estate agent listings and coordinates are cached for 1 hour. Each source is cached independently — a freshly lodged EPC does not invalidate the risks cache. If you need a forced refresh for a specific property, you can clear the cache from the report settings panel in the editor.
What happens if there is no UPRN or EPC for the property?
The drawer handles missing data gracefully. Without a UPRN, the property record, EPC, risks and comparables tabs show an unavailable state with a clear explanation. If a UPRN exists but no EPC is found, the EPC tab shows "not found" — useful for noting in the report narrative. The listing tab falls back to a postcode and street-name search and labels the result with its match confidence. The Section C auto-populator will still attempt to run using categorised image summaries alone when no UPRN data is present.
Does the Property Data Drawer support RICS Home Survey Standard compliance?
The RICS Home Survey Standard requires surveyors to record specific property attributes in Sections A and C, and to report on known environmental risks in Sections H and I. The Property Data Drawer assembles the principal reference sources relevant to these sections: the UPRN-keyed property record and EPC for Section A and C construction data, and the environmental risks panel for flood zone designation, radon risk and contaminated land relevant to Sections H and I. You remain responsible for verifying data on site and exercising professional judgement, but the drawer means you arrive at the keyboard with all reference data already loaded — rather than assembling it manually from government portals after the inspection.
Does the Property Data Drawer help protect my professional indemnity position?
Having a documented source for every factual statement in your report is good practice from a PI perspective. The drawer records the data source — EPC register, property database, listing archive, or environmental risk data — and a retrieval timestamp for each fact it surfaces. This creates an auditable provenance trail: if a PI claim ever challenges a factual element of your report, the drawer log provides clear evidence of the authoritative source relied upon and when it was consulted. The drawer supplies reference data to support your professional judgement; on-site verification and your professional sign-off remain your responsibility.
Does the drawer work with RICS Level 3 Building Survey reports?
Yes. The Property Data Drawer is built into both the RICS Level 2 and Level 3 report editors on Home.co.uk. For Level 3, the EPC's detailed construction data — wall type and insulation, roof construction, floor type, heating system and controls — provides a cross-reference point for the condition element narrative across Sections D through G. The environmental risks also support the more detailed risk narrative expected in Section I at Level 3, including flood zone designation, radon advisory, subsidence risk and contaminated land status.
Can I use the drawer to check automated EPC data against what I see on site?
Yes — that is one of its key purposes. The EPC tab shows the registered certificate data: wall type, roof description, floor type, heating system, and build age band. When you arrive at the keyboard after your inspection, you can compare the registered EPC description against your own site observations field by field. If you find a discrepancy — for example the EPC records cavity wall fill but you observed solid masonry on site — you note that in your element commentary, and the drawer's EPC record provides the exact registered wording you are departing from. Fields the auto-populator has filled from the EPC are flagged with their confidence score so you can see which values came from the register versus from your own photo summaries.
What flood zone designations does the drawer provide for Section I of my RICS report?
The Risks tab shows the Environment Agency flood zone designation — Zone 1 (low probability), Zone 2 (medium probability) or Zone 3 (high probability) — along with surface water flood risk severity. Both are presented in the same terms used in RICS Home Survey Standard Section I. When you run Otto auto-mode, the correct flood zone wording and the standard RICS advisory recommending the purchaser seek specialist advice before legal commitment are drafted automatically into the Section C local environment paragraph and the Section I risks narrative. You review and adjust the wording before you sign off.
Is the Property Data Drawer included with a Home.co.uk Surveyors account or is it a paid add-on?
It is included as standard — not a separate add-on or pay-per-use feature. Every Home.co.uk Surveyors account has the drawer built into both the RICS Level 2 and Level 3 report editors. Every report you open has access to all five tabs: property record, EPC certificate, environmental risks, estate agent listing with photos, and sold comparables. There is no additional charge for property record lookups, EPC register queries, or environmental risk data.
How does the automatic EPC lookup save time when writing a RICS Level 2 or Level 3 report?
Without the drawer, looking up an EPC manually means opening the Government EPC portal in a separate tab, searching by address, verifying the correct certificate, then transcribing the energy rating, floor area, wall description, heating type and annual costs into your report — typically five to eight minutes per report. With the drawer, all those fields are pre-loaded the moment you open the report editor. For a surveyor completing five reports a week that is 25 to 40 minutes of EPC lookup time recovered, before any of the environmental risk or listing lookups are counted. Combined with flood-map and listing lookups, most surveyors reclaim more than 15 minutes per report.
How does subsidence risk data from the drawer help me complete Section H of a RICS survey?
Section H of the RICS Home Survey Standard covers legal issues relating to the site and its surroundings, including ground conditions. The Risks tab in the Property Data Drawer shows the subsidence risk classification for the subject property — low, medium or high — sourced from the environmental risk data via the property UPRN. This gives you an authoritative reference for the ground stability and contaminated land fields in Section H without opening a specialist environmental search tool separately. You use it as supporting context for your professional judgement; it does not replace a full specialist environmental search, but it flags properties where one may be particularly warranted so you can recommend it clearly in your report.
Does the Property Data Drawer work for leasehold flats and apartments?
Yes — the drawer is keyed to the UPRN, which covers all residential property types including leasehold flats and apartments. For flats, the property record shows the floor level, number of habitable rooms and EPC floor area specific to that individual unit rather than the whole building. Where an EPC exists for the flat specifically it is retrieved by UPRN exact match; where only a building-level certificate is available, the drawer notes this clearly so you can record the position accurately in your report. The Section C auto-populator uses the flat's own room-by-room listing data for the accommodation grid where that data is available.
How does the Property Data Drawer support a new-build or snagging inspection?
For new-build and snagging inspections, the drawer provides a useful baseline reference even when the property has no sold history. The property record shows the predicted floor area and construction age band registered against the UPRN, which you can compare with the developer's specification to identify discrepancies in the stated floor area or build standard. If an Energy Performance Certificate has been lodged — as required for new-build dwellings before first occupation — the EPC tab shows the predicted energy rating, specified heating system and construction details, giving you a documented Section C baseline rather than relying solely on the developer's brochure. The environmental risks tab is particularly relevant for new-builds on brownfield sites or in flood-risk areas: flood zone designation, contaminated land status and radon risk are available by UPRN regardless of whether the property has previously been surveyed.
How accurate is the EPC construction data for pre-1919 properties?
EPC certificates for pre-1919 properties are often assessed using the Reduced Data Standard Assessment Procedure (RDSAP), which relies on assumptions about construction type, wall thickness and insulation that may not reflect what is actually on site. For Victorian and Edwardian terraces in particular, the EPC wall description — for example "solid brick, as built, no insulation" — provides a useful starting point but you should always verify construction on site and note any discrepancy between the registered certificate and your observations in your Section D or E narrative. The drawer displays the registered EPC wording precisely, so you have the certificate description to hand when cross-referencing your site notes and recording any departure in your element commentary.
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