Note: Reviews may include other agents on their team
What clients say about this agent....
Sharon K.
Review for Member: Andrew Urban
ZillowVERIFIEDWe worked with Andrew to buy a home that was, unbeknownst to us, in a dangerous condition and not suitable for us as first time homebuyers. He: aEURc Failed to detect/point out multiple critical issues of the home while we were touring it. These issues included a brick foundation that needed to be replaced, bad plumbing, hazardous old electrical panels, exposed asbestos flooring, and more. o Very early in the inspection, our home inspector raised major concern about the foundation. It is an unreinforced brick foundation in poor condition. He said that the house is likely to come off the foundation in a big earthquake, and that we need to spend $140k+ to replace it before its safe to move in. The inspector also pointed out that this house is in a very dangerous earthquake zone on a major, clock-like fault overdue for a big earthquake. Our inspector raised the concern why our agent didn't catch these issues and inform us. If it werent for our inspector, we might have bought a house with high danger of causing extreme financial loss, injury, or death. aEURc Dismissed our concern to request an inspection fee refund from the seller since they failed to list these issues in the disclosures, causing us lost time and money o Failed to communicate clearly that he was working as a dual agent for the seller and help us understand the conflict of interest. We reported the facts of what happened to Andrew's managing broker at Keller Williams Realty and they refunded us the inspection fees.
Ralphrgordon4
Review for Member: Andrew Urban
ZillowVERIFIEDWhere do I start: with the professionalism or the dedication or the great communication? I guess best to start with results! In a tough market, my Keller-Williams realty agents were determined to communicate what we knew was special about our waterfront condo property so that a lucky buyer could eventually discover our oasis. Rachel L Brown and Andrew Urban were simply infatigable. We were shown in the best light, in person, as well as through all available internet channels. But what stood out and got the job done was the networking with the many agents of our potential buyers. Tough markets especially benefit from the personal relationships between agents that Andrew brings to the table. And, if Andrew hadnt aEURoedone a dealaEUR? with someone hed tell us. But connect he did and we eventually concluded a protracted process with everyone feeling like a winner. As I said, the skills & experience of Andrew and team cant be taken for granted in tough markets like now where no other condo in our development has successfully sold in six months. We recommend Andrew Urban and Rachel Brown unreservedly to other sellers.
Mason L.
Review for Member: Andrew Urban
ZillowVERIFIEDCan't thank Andrew enough for the help he's been over the past years. He has shown my dad and I many apartments while remaining patient, professional and also positive. I highly recommend and am hopeful to use his expertise in the future.
Coolmason
Review for Member: Andrew Urban
ZillowVERIFIEDCan't thank Andrew enough for the help he's been over the past years. He has shown my dad and I many apartments while remaining patient, professional and also positive. I highly recommend and am hopeful to use his expertise in the future.
Dweezyracks
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew and his team did an excellent job helping my wife and I in our search for our first house. He is extremely knowledgeable both in terms of the market and when it comes to the infrastructure of the houses themselves. Would highly recommend to anyone looking for a new home in the Bay Area. In an extremely difficult and competitive market, Andrew made our home buying experience a great one.
User5580308
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew was very helpful. He showed us homes in Benicia, Vallejo and Fairfield over a 2 month period before we decided on a home in Fairfield. Andrew also worked to ensure we closed quickly.
User3915047
Review for Member: Andrew Urban
ZillowVERIFIEDFrom start to finish this was the best experience I have ever had with real estate. Andrew was patient, honest, knowledgeable, and very experienced. I would recommend him to all of my family and friends for buying or selling a home.
Bacallet
Review for Member: Andrew Urban
ZillowVERIFIEDI began talking with Andrew several years before I put my home on the market. He was willing to make recommendations about what upgrades would be useful and what to skip. His knowledge of real estate and prior life as a contractor made his help inestimable. He never pressured me to select him or get on with selling. He always treated me like a friend he wanted to help, which I believe is how he sees people. Once we got started, he did a lot of work on my home for me himself. He had a wonderful staging company, escrow company, and anything else that was needed. He knows the community and how to get things done.My home sold quickly for top dollar, much more than I would have known to ask for without Andrew. Even though I was a naive seller, he took time to show me all the comps, and other information that would help me with decisions, rather than just take his word. Using Andrew enabled me to move to another state and concentrate on what I needed to do in my new home with full trust that Andrew would get my home sold in California without any worries on my part. Andrew is smart, knowledgeable, and conscientious. I would recommend him without qualification.
Africausa91
Review for Member: Andrew Urban
ZillowVERIFIEDI have bought and sold five houses over the years and Andrew is the best of the ten realtors I have worked closely with. He is professional, knowledgeable and always responsive. I highly recommend Andrew if you are buying or selling a home.
Chip
Review for Member: Andrew Urban
ZillowVERIFIEDI have bought and sold five houses over the years and Andrew is the best of the ten realtors I have worked closely with. He is professional, knowledgeable and always responsive. I highly recommend Andrew if you are buying or selling a home.
Michael L.
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew helped to sell my house in Concord and buy my house in Benicia. He is smart, savvy and sophisticated about both sellers and buyers. Friendly even in enemy territory, calm during the storm, always light and kind yet totally professional. He notices the tiniest details (like "holidays" on the recently-painted ceiling) but understands the big picture. I can't recommend him enough.
Msackett95
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew gave me incredibly astute advice after interviewing me as to my priorities for selling my home. He pitched in to help whenever possible and kept the process as easy as possible for me. After my home sold for a very good price in a matter of days, I felt a strong sense of relief as other homes in my neighborhood sat on the market for weeks and months.
Jl H.
Review for Member: Andrew Urban
ZillowVERIFIEDWe have sold and bought twice now with Andrew.He is personable, knowledgeable, so very patient, answers all the questions, and GETS the JOB DONE!We were frequently touring houses with our small kids and he could not have been more relaxed, that was immensely important to me personally and lent a lot to my comfort in our recent purchase.
Sasha W.
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew was game from the moment we first spoke, always enthusiastic and ready to help us find "the one". We looked at MANY homes in many different price ranges and I never once felt an ounce of pressure from him, was a very refreshing sales experience. We went up against multiple bidders on 2 properties and Andrew helped us write great offers that got us up into the top 2 both times. He fought hard for us on both which we ultimately lost due to seller silliness but once we found our "the one" Andrew stayed on it like a dog on a bone for 48 hours and got our offer accepted and helped us for the entire sales process with all the craziness that comes with a home loan.Andrew is fair, ethical, bright, savvy and a great real estate agent for life for our family.
Tatbe66
Review for Member: Andrew Urban
ZillowVERIFIEDWe started working with Andrew in March 2014 to prepare our rental property in Benicia, CA for sale. We closed the deal in June 2014. The qualities that we were looking for in a real estate agent were: * Good communication skills * Attention to detail * Diligence * Determination * Persistence * Promptness * Responsiveness * Trustworthiness * Project management skills Andrew has all of these qualitiesaEUR"and more! We had a short time frame in which to sell our house, and Andrew had a complete team of professionals that he could call upon (painter, handyman, contractor, etc.). He laid out the project schedule, and the sale was completed on time. When needed, Andrew did not hesitate to roll up his sleeves and did some of the manual work himself, like mowing the lawn and pruning some trees. Andrew was persistent in holding the deal together in the face of snags in negotiations with the buyers. When tax time came around this year and we needed additional information from our sale, Andrew cheerfully and promptly gathered the information for us. Excellent customer service! In short, we think that Andrew performed above and beyond the call of duty! .
David A.
Review for Member: Andrew Urban
ZillowVERIFIEDWe started working with Andrew in March 2014 to prepare our rental property in Benicia, CA for sale. We closed the deal in June 2014. The qualities that we were looking for in a real estate agent were:* Good communication skills* Attention to detail* Diligence* Determination* Persistence* Promptness* Responsiveness* Trustworthiness* Project management skills Andrew has all of these qualitiesaEUR"and more! We had a short time frame in which to sell our house, and Andrew had a complete team of professionals that he could call upon (painter, handyman, contractor, etc.). He laid out the project schedule, and the sale was completed on time. When needed, Andrew did not hesitate to roll up his sleeves and did some of the manual work himself, like mowing the lawn and pruning some trees. Andrew was persistent in holding the deal together in the face of snags in negotiations with the buyers. When tax time came around this year and we needed additional information from our sale, Andrew cheerfully and promptly gathered the information for us. Excellent customer service!In short, we think that Andrew performed above and beyond the call of duty! .
User267662
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew did a great job of finding a home for me at the right price & and selling my home at the best price. In my opinion he is 10X more professional than other realtors I met in the same area.
Dave V.
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew did a great job of finding a home for me at the right price & and selling my home at the best price. In my opinion he is 10X more professional than other realtors I met in the same area.
Zuser20140710175821033
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew provided excellent advice re: prepping our longtime home for sale. He had our home professionally staged and freely offered extra work he did himself (any hauling, power washing exterior drive/walkways, etc.) as well as arranging smaller home improvement tasks (new bath lighting, painting, etc.) to efficiently & quickly list our house. It is helpful to have a realtor from a reputable national realty company who lives in your city and knows the market. Andrew advised us wisely and sold our house in a matter of days which was terrific since we had already purchased our next home. Selling your home is very stressful but Andrew reassured us as minor issues arose and skillfully managed the entire process!
Zuser20140710172809414
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew was amazing. We had a very complicated sale and he was very informative, patient and savvy. He was always responsive and gave very sound advice for the challenges we had. I would highly recommend him.
Ann E.
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew provided excellent advice re: prepping our longtime home for sale. He had our home professionally staged and freely offered extra work he did himself (any hauling, power washing exterior drive/walkways, etc.) as well as arranging smaller home improvement tasks (new bath lighting, painting, etc.) to efficiently & quickly list our house. It is helpful to have a realtor from a reputable national realty company who lives in your city and knows the market. Andrew advised us wisely and sold our house in a matter of days which was terrific since we had already purchased our next home. Selling your home is very stressful but Andrew reassured us as minor issues arose and skillfully managed the entire process!
Linda M.
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew was amazing. We had a very complicated sale and he was very informative, patient and savvy. He was always responsive and gave very sound advice for the challenges we had. I would highly recommend him.
Neozzion
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew represented me as buyer's agent on 2 purchases. I am very pleased with his personal attention to approaching me and the business. I highly recommend him to anyone who's in the market for buying a house in the area (Contra Costa county).
Hretere
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew is an excellent agent. He helped us step by step with the purchase of our first home. He worked really hard and gave us great advice. We are now happily living in a wonderful place. If you are looking for a trustworthy, reliable agent call Andrew!
User06129041
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew is amazing! Ive sold and purchased 4 homes over the past 20 years. The realtors Ive worked with have been excellent, (always insisted on a balance of experience and high service level). Andrew works at a completely different level. His passion and expertise when marketing your home sets it apart from others and really drives traffic. Andrew is responsive, creative and above all hardworking. Suffice to say he sets a new standard for realtors; his expertise in markets and process, (and tireless marketing efforts), allows you to rest easy knowing youre getting the absolute best attention. And, believe it or not, he makes selling your house fun. His enthusiasm and energy is contagious for you and the prospective buyers as well. Andrew sold our house but would I recommend Andrew for any real estate need aEUR" buying or selling. He makes it easyaEUR| really!
Nealschuler
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew is amazing! Ive sold and purchased 4 homes over the past 20 years. The realtors Ive worked with have been excellent, (always insisted on a balance of experience and high service level). Andrew works at a completely different level. His passion and expertise when marketing your home sets it apart from others and really drives traffic. Andrew is responsive, creative and above all hardworking. Suffice to say he sets a new standard for realtors; his expertise in markets and process, (and tireless marketing efforts), allows you to rest easy knowing youre getting the absolute best attention. And, believe it or not, he makes selling your house fun. His enthusiasm and energy is contagious for you and the prospective buyers as well. Andrew sold our house but would I recommend Andrew for any real estate need aEUR" buying or selling. He makes it easyaEUR| really!
Gchen8815
Review for Member: Andrew Urban
ZillowVERIFIEDWe are so lucky had Andrew Urban as our real estate agent for our recently home purchase. Andrew is all about integrity and excellence. The process of the home purchase wasn't that easy and smooth, but Andrew was always there for us, and extremely detailed and patient and on top of all this. He kept us informed, educated us on the process, and continues to follow up with us. we can't thank him enough. ANDREW IS THE BEST! We would highly recommend him to everyone.
User56975528
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew is an excellent Realtor! He enjoys working with both buyers AND sellers. Andrew helps make the often confusing and bumpy road of real estate a much smoother road to travel, always arriving at the desired destination of purchase or sale of real estate. He is organized, on time and always returns phone calls in a timely manner. He is not a 9 to 5 agent, instead working when needed to accomodate his clientsA' busy schedules. He knows the market well and knows what it takes to get offers accepted. His past experience in the home repair business makes him even more valuable to his clients as he has a keen eye for what might be wrong...and right with a property. I would definitely recommend Andrew to my friends and family!
Leslie S.
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew is an excellent Realtor! He enjoys working with both buyers AND sellers. Andrew helps make the often confusing and bumpy road of real estate a much smoother road to travel, always arriving at the desired destination of purchase or sale of real estate. He is organized, on time and always returns phone calls in a timely manner. He is not a 9 to 5 agent, instead working when needed to accomodate his clientsA' busy schedules. He knows the market well and knows what it takes to get offers accepted. His past experience in the home repair business makes him even more valuable to his clients as he has a keen eye for what might be wrong...and right with a property. I would definitely recommend Andrew to my friends and family!
Heatheranddave
Review for Member: Andrew Urban
ZillowVERIFIEDI'm late in posting this review but wanted to recommend Andrew highly. He helped me sell my home last summer. The house sold in very quickly and over the asking price. Personally, it was a stressful time for me, but Andrew helped ease my worries and concerns. He was knowledgeable, friendly, always kept an open line of communication with me, and honest. He was especially helpful during the negotiation process, when the buyers made some last minute demands that we felt were unreasonable. Andrew held firm, supported my decisions, and we were able to close the deal without any issues. I would definitely work with him again. He is a fantastic agent with the highest level of professionalism and integrity.
Gusandres
Review for Member: Andrew Urban
ZillowVERIFIEDI'm late in posting this review but wanted to recommend Andrew highly. He helped me sell my home last summer. The house sold in very quickly and over the asking price. Personally, it was a stressful time for me, but Andrew helped ease my worries and concerns. He was knowledgeable, friendly, always kept an open line of communication with me, and honest. He was especially helpful during the negotiation process, when the buyers made some last minute demands that we felt were unreasonable. Andrew held firm, supported my decisions, and we were able to close the deal without any issues. I would definitely work with him again. He is a fantastic agent with the highest level of professionalism and integrity.
User0940682
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew was a true professional! He went above and beyond what I expected, taking note of the details and keeping an excellent open line of communication with us. I would highly recommend you consider using Andrew for the Sale or Purchase of your next home.
Jason.wilbur
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew was a true professional! He went above and beyond what I expected, taking note of the details and keeping an excellent open line of communication with us. I would highly recommend you consider using Andrew for the Sale or Purchase of your next home.
John Z.
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew is a great asset for finding a home in Benicia. He is very plugged in to the local real estate scene and knows all the local folks. There wasn't one property that we looked at where Andrew was not only familiar with the location/neighborhood, but also and equally as important, the listing agent. Andrew is dedicated and will do the work to help you find a home and get your bid accepted.
Jzintsma
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew is a great asset for finding a home in Benicia. He is very plugged in to the local real estate scene and knows all the local folks. There wasn't one property that we looked at where Andrew was not only familiar with the location/neighborhood, but also and equally as important, the listing agent. Andrew is dedicated and will do the work to help you find a home and get your bid accepted.
Virv
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew is an outstanding Real Estate Agent who demonstrates qualities of tenacity, doggedness, determination unparalleled to any other agent we have worked with in the past. Andrew deeply impressed us with his skills of negotiation and intuitiveness as well as his expert ability to write a winning offer. Andrew listened carefully to our needs, was attentive, kind and caring and even came to our home on several occasions when we were unable to come to the office. We would be more than happy to recommend Andrew to anyone we know. We are proud to call Andrew our Realtor as well as our friend. You will not find a better agent anywhere!
Tevesnora
Review for Member: Andrew Urban
ZillowVERIFIEDMy brother recommended him to seek an advice from him. When I called him and explained what I wanted to do to my house, he visited my house right away and advice us and recommended some people who can help us. He is so nice and very professional in his work. He didn't ask anything in return even though he spent some time from us and I will say thank you to him in everything he did to us.
Drvehrs
Review for Member: Andrew Urban
ZillowVERIFIEDWe had to sell Mom's home in Vallejo after she passed away and Andrew was referred to us through a friend in the Real Estate Business in the Town we live in. After meeting him and talking to him prior to listing, it was obvious that this was the kind of person we wanted representing us. And, as it turned out, his expertise and grounded advise and honesty made for a timely and clean sale of a 72 year old home. This could have turned out very difficult, but he made the difference. Thanks Again & Again, Don Vehrs
Charisse L.
Review for Member: Andrew Urban
ZillowVERIFIEDI found Andrew through just searching online for real estate agents. I didnt get him through any of our connections. He exceeded our expectations the fact that we really didnt know that much about him on how he is knowledgeable and if he is good on negotiating with other sellers agents. We were very impress about his performance and will definitely referred him to our friends and families who wants to purchase or sell a house. We were so glad that we found him! He was sent by God to us! We found our dream house in just 1 week with the help of Andrew!!!
Ania55
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew Urban has done an outstanding job. He is an excellent real estate professional. Andrew always had a positive attitude and he is very creative about making offers.He explained everything to us thoroughly and made sure that we understood everything. He was happy to answer any questions. From day one we knew we were in good hands. Buying a house on this days was a difficult task ,however if it wasn't for Andrew we don't think we would make it.Andrew showed great patience as we went through a number of houses.He has a great personality and was absolutely pleasure to work with him. Now we are owners of beautiful house in Fairfield.Thank you Andrew for all you have done for our family!!!
Chajames23
Review for Member: Andrew Urban
ZillowVERIFIEDI found Andrew through just searching online for real estate agents. I didnt get him through any of our connections. He exceeded our expectations the fact that we really didnt know that much about him on how he is knowledgeable and if he is good on negotiating with other sellers agents. We were very impress about his performance and will definitely referred him to our friends and families who wants to purchase or sell a house. We were so glad that we found him! He was sent by God to us! We found our dream house in just 1 week with the help of Andrew!!!
Fb157507796
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew helped me buy a house in Vallejo.He was very patient with me trying to find the dream home. I took 6 months and visited several homes with him.When we found the one ,he was very good at making sure I got it ! He negotiated skillfully for a fair price and was very helpful lin resolving issues even after the dal was closed. Great guy all around.
User5303933
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew did an extensive job following up with me. He helped me understand my criteria I found most important in buying a home (he helps you help yourself, really, quite naturally) and is the most easy going yet down to business person I have worked with. Your initial experience with Andrew will be great, helpful and a breeze, and that's just the start. He is consistently like that....prompt, answers your calls and emails at any time....usual times, late at night times and early hours.....he is seemingly always available. He is a top notch Realtor for a reason. I was concerned he may not have the time to devote to me because he is busy and highly ranked....I couldn't have been more wrong....he is busy because he's the best, and when you work with the best you have his full attention and get ready to learn volumes about real estate, general contracting, home details, history of areas, and policy/process/legal dealings....Andrew's knowledge is limitless if you seek it!! If you are just interested in getting the best house and not all the details, Andrew gives sober opinions of neighborhoods, design, quality of craftsmanship. He lets you know how much time you have (when to move quickly and when you have time to think...always have time to think!!). He DOES his homework for all the houses you will pick, and sets up the tours to save travel time and maximize viewing time. He helped me secure a home to pending quick and had a ratified contract in 2 days also had the inspection while I was still in Concord. I was persistently cautious and always questioning...Andrew takes it in stride, took the time to answer everything for me, and visit the home numerous times taking care of inspection items and following up with details only a contractor could possibly know. CANNOT THANK HIM ENOUGH!!! So Professional!
User9622673
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew helped me find the second home.He was very thorough from start to the end of the real estate transaction.I highly recommend him to anybody who is in the process of buying a home.
User7532476
Review for Member: Andrew Urban
ZillowVERIFIEDThough there are many available real estate agents in Benicia, we wanted the best available. We found Andrew to be that person. He was obviously as concerned about our purchase as we were. That was probably the single most important item for us. His knowledge of the real estate properties available and coming available and his expert maneuvering through the entire process gave us total confidence in him. We strongly suggest that anyone with an interest in selling or buying real estate in the Solano County area give Andrew a call. He makes the real estate business and his client's concerns his priority.
Fuller
Review for Member: Andrew Urban
ZillowVERIFIEDThough there are many available real estate agents in Benicia, we wanted the best available. We found Andrew to be that person. He was obviously as concerned about our purchase as we were. That was probably the single most important item for us. His knowledge of the real estate properties available and coming available and his expert maneuvering through the entire process gave us total confidence in him. We strongly suggest that anyone with an interest in selling or buying real estate in the Solano County area give Andrew a call. He makes the real estate business and his client's concerns his priority.
Toomanysecrets
Review for Member: Andrew Urban
ZillowVERIFIEDWe originally contacted Andrew inquiring about a rental property. He doesn't deal in rental properties but he still took the time to give us a call and let us know that, as well as provide some recommendations for rental contacts in the area. It was for this reason that we ended up contacting Andrew when we were ready to purchase a home and we couldn't be happier. Andrew was fantastic to work with and we HIGHLY recommend contacting him for your real estate needs.
User2245191
Review for Member: Andrew Urban
ZillowVERIFIEDUpon the advice of one of Andrew's satisfied clients I contacted him at a time when I did not think I could sell my condo in Benicia. He listened to my concerns and brought so much insight and information to the table about the market and timing that convinced me it was a good time to sell. He created a brilliant marketing strategy and within ten days of putting a sign up he had negotiated a half dozen offers, all over the very aggressive sale price. Making the decision to sell, getting the place ready, reviewing offers is often stressful. But with Andrew you partner with a seasoned professional who takes the pressure off by covering all the details. He even mowed my lawn and power-washed the patio to make certain it was showcased to perfection. And the most important part of the whole process? He made the whole process FUN!
User718346
Review for Member: Andrew Urban
ZillowVERIFIEDAndrew did a great job managing the sale of our rental property (Benicia single family home) in 2010 during a difficult market for sellers. He is very professional, a great listener and provides well thought out advice.
Erato418
Review for Member: Andrew Urban
ZillowVERIFIEDMy husband and I had been looking to purchase a condo, when we met Andrew Urban at an open house. Not only was he well spoken and charming, he definitely knew his business. He had a firm handle on the market and was very informative whenever I asked him questions. We decided that day that when we were finally ready to purchase that Andrew would be our agent. We felt comfortable with his approach, he never rushed or pressured us, and indicated that we would keep looking until we found just the right place. He also had an abundance of patience, which was necessary with a very nervous and sometimes testy client (me!). We ended up purchasing a lovely condo, which we are still in to this day. I would definitely recommend Andrew to my friends, and have done so. He has become a friend to both my husband and I and when the time comes to purchase our next home, we will definitely contact Andrew to represent us. Thanks Andrew!