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null}, "realtime_paused": false, "posts": {"21311136": {"up_voted": false, "ip": "", "has_replies": false, "message": "Ha! The all-caps troll was funny...but then your response almost made me spit out my coffee. Oh well, hopefully his M&amp;L co is paying him for \"grassroots\" advertising.<br><br>Owning a house is definitely an emotional topic. Many people see it as the final step to financial adulthood, and feel like the monthly mortgage payment is \"going somewhere\". Furthermore, people see real-estate celebs like Trump or Wynn and subconsciously convince themselves that the house they're living in is the first \"stepping-stone\" to owning multiple properties, getting rich, and retiring with warm weather and sandy Dom bottles.<br><br>I think it was GQ this month (could've been Details) that had an article from an upper-middle-class writer figuring out whether or not he should feel bad still being a renter. Although he is older than I am, we are in similar situations. I make a decent income, am young, am getting married soon, and would usually be considered a prime candidate to make a down payment in the coming months. But I'm not. There are factors of which the housing bubble is just one of many. I work in San Francisco, and buying a 2br-2ba flat in the parts of the city I'd want to live in long term would be over a million dollars. I think that people in between the coasts can forget what a huge, terrifyingly real number that is. Also, I am debt-averse and I wouldn't want to rely on a HELOC, ever, so that isn't a perceived value in my mind. I also don't agree with people that view their primary residence as an investment; people always joke \"is your IRA going to keep the rain off your head?\" But this is a fallacy; my IRA is real, liquid money, and if you only own your primary residence, to turn that into money you would have to sell it and therefore not have a roof either.<br><br>Don't get me wrong; eventually I want to own my own residence. But this will be for emotional, family reasons, and not as any sort of investment. Sure, I'll make sure it's in a market and neighborhood that is unlikely to rapidly depreciate, but I will consider it an entirely different category of assets than my retirement savings or emergency fund. <br><br>Whenever the general public thinks that a certain investment is a \"sure shot\", that it will \"never go down\", that creates a bubble. It happened in dotcoms, it happened with the Netsuite IPO, and now it is happening in the housing market.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_13:16:00", "killed": false, "user_key": "cced6589fd55a93707c81ee9ee09d40e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 01:16 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311137": {"up_voted": false, "ip": "", "has_replies": false, "message": "I am in a 30 year fixed mortgage with payments lower than rent in my area.  I won't ever rent again.  If you know how to work the system, you get ahead.  Let's just forget about appreciation for a minute and ask yourself, if you could own for less than rent and still  have the right type of mortgage, why wouldn't you?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_13:16:14", "killed": false, "user_key": "1b13aaf3885e2168784c75f860b44fcc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 01:16 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311138": {"up_voted": false, "ip": "", "has_replies": false, "message": "Why wouldn't I, Joshua?  1) Finding a place where you can buy for less than comparable rent (taking into account PITI and maintenance) is impossible in most of the country now.  2) OK, forget appreciation, what about depreciation?  Prices have already dropped and will likely drop further in most places.  Leverage can kill!  Putting $10k down and then losing $100k in a few years is a real possibility.  3) I'm young and mobile.  RE transaction costs and short-term risks are very high, and I would rather stay flexible.<br><br>This has been the biggest worldwide RE boom in recent history.  I think it is wise for young people to take a few years to see how it plays out.  For me, it's simple risk management.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_13:52:30", "killed": false, "user_key": "0c21644d9708e89032d07e00405f059a", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 01:52 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311139": {"up_voted": false, "ip": "", "has_replies": false, "message": "Responding to your 1 and 2.<br><br>1. I said \"in my part of the country.\" I knew someone would come back with, it's not like that in most parts.  Read what I wrote.  MY PART OF THE COUNTRY.  Read left to right, not up and down please.<br><br>2. If the first thing I said is true, and I can own a home for less than rent, wouldn't renting be depreciation as well?<br><br>3. I'm 26 years old. If I need to move I've got at least 15 people in line wanting to rent my home.  (granted that takes a lot of observation, but still, it's an option).  I understanding not wanting to put money down, and again read the third sentence I wrote.  \"If you know how to work the system.\"  I didn't tell you the rate on my loan, or the downpayment I had.  I don't think I need too, but if you ask me I will tell you.  I also take into account that I add additional payments for principal to my home each month. <br><br>I guess my part of the country is in the minority.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_14:06:07", "killed": false, "user_key": "1b13aaf3885e2168784c75f860b44fcc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 02:06 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311140": {"up_voted": false, "ip": "", "has_replies": false, "message": "Isn't there always a \"Joshua\" around?  <br><br>If your little part of the country is \"in the minority,\" why do you espouse your situation as the gospel truth?  It seems the situation is such a remote possibility for anyone else unless they live directly in your town, yet you feel the need to continually reinforce how possible it is.  *shrug*  I don't get it.<br><br>As for your response to the flexibility angle...  You pay extra in principle every month, on a mortgage you imply has a great rate - why?  That money could return much better if your rate is so stellar, and that would provide MUCH greater flexibility (such as a down-payment on a house where you move) and if you intend to rent out the house you own now, with that great rate and payment, your rent should more than cover your first mortage.  That equity in your rental property does you no good unless you put a financial value on bragging rights.  You moving away and becoming a landlord DEFINITELY decreases flexibility - if you had ever been a landlord, this would be more meaningful to you - higher taxes, higher income, property maintenance, the list is beyond long.<br><br>Of course, it would appear that you are 26 years old, and thus have the world figured out completely, so perhaps I should be taking notes.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_14:52:52", "killed": false, "user_key": "2c060eb13ee16dd2ccfaa68a5ad3f213", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 02:52 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311141": {"up_voted": false, "ip": "", "has_replies": false, "message": "Sounds reasonable, Joshua, I'm not arguing with your situation specifically.  IF the buy/rent ratio was in-line at my location, I would be thinking very hard about it.  Unfortunately, that's not the case here.  My point is that most people in the country can't relate to your situation.<br><br>No, renting is not depreciation.  Renting is a specific cost each month for a specific service.  You own no asset, so you don't participate in run-ups or downturns.  No reward on the upside, but no risk on the downside.<br><br>Here's a scenario assuming a reasonable price/rent ratio like you'd find in your location.  If I sign a 1-year rental lease for $1200/month, I know my annual cost is $14,400.<br><br>But let's say I buy a similar $144k house (120 times monthly rent) instead on a 30-year 6%.  After one year, let's say I get laid off, transferred, etc. and need/want to move to a new town.<br><br>At this point, I suppose I could rent it out if the ratio worked.  Not everyone wants to be a landlord, though, and doing it long distance can be hard and expensive.<br><br>So let's say I sell.  Surprise, the local  market has declined 7% in the last year.  <br>  So my sale price now is $134k.  Loan balance is still $142k (I've only kept $2,000 in equity the first year), so I'm short $8,000 plus $8,000 for realtor commission.  Let's hope I had a down payment to cover this!<br><br>Not only that, but I've \"thrown away\" $8,500 in interest, ~$2,000 in taxes and insurance, and probably some in maintenance.<br><br>Total amount lost from owning for a year: $27,000+.  Mortgage interest deduction could bring that down below $25,000.  But compare to total outflow of $14,400 for renting.<br><br>Things get worse if the depreciation continues several years and then you need to sell.  Or if the sale price is more like $300,000, you can lose a lot in a hurry.  Now multiple years of depreciation are not common, but they have happened and you need to plan for them.<br><br>Renting is definitely not always better, but it can provide excellent short-term risk management in uncertain times like these.  Especially for young people who are not able to absorb huge losses.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_15:38:44", "killed": false, "user_key": "0c21644d9708e89032d07e00405f059a", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 03:38 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311142": {"up_voted": false, "ip": "", "has_replies": false, "message": "Perhaps, someone needs to get the last word in.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_15:48:17", "killed": false, "user_key": "1b13aaf3885e2168784c75f860b44fcc", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 03:48 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311143": {"up_voted": false, "ip": "", "has_replies": false, "message": "Just for clarification, I wrote the first \"Brian\" comment, but am not the \"Brian\" that wrote the second comment.<br><br>Looks like the name is popular enough around here to warrant me putting a tagline in my posts. :)<br><br>- bk", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_16:49:10", "killed": false, "user_key": "cced6589fd55a93707c81ee9ee09d40e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 04:49 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311144": {"up_voted": false, "ip": "", "has_replies": false, "message": "I rent. It is cheaper in my area for me to do so. I am also waiting/was waiting for the prices to drop or at least stablize. The only thing I could afford was a tiny condo for double my rent or to move 30 mins away from my job. I have no need for a commute, so that was out. I wasn't going to buy a condo because I didn't want to be stuck with it for 10+ years. The condo market was getting over built in my area. In my profession, I also know about a lot of condo projects that were taken off the tables around 2005/2006. <br>I have a lot of friends who bought in 2004/2005 thinking they were going to stay for two years and then make a ton of money. That isn't going to right now. <br>The only bad thing about the building market going down is it affects my profession and thus my job.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_17:39:59", "killed": false, "user_key": "3b05198894a9201acc611c66751027d7", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 05:39 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311145": {"up_voted": false, "ip": "", "has_replies": false, "message": "With friends in the Real Estate business and the mortgage business, I am hearing more and more cases of people who got home equity loans or 100% loans and are now upside down in their homes.  <br><br>In Northern VA, a home valued at 500,000 two years ago, might now be valued at 400,000 or less.  These folks can't sell, can't refinance and a lot of them are in trouble.  Foreclosures and short sales are driving prices even lower. <br><br>It's truly unsettling.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-27_09:54:50", "killed": false, "user_key": "c7eb9e66aa3b438ee98d9b03284be91e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/27/2008 09:54 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311146": {"up_voted": false, "ip": "", "has_replies": false, "message": "I'm a little late to the party, but I have an observation/question for everyone based on Da's example above.<br><br>Why is no one including the \"usual\" 20% down payment in their calculations of rent vs. buy?<br><br>In Da's example, that would mean the buyer would have put down $28,800 for the home (20% of $144k) so they would still have $1,800 in equity after that year of declining home values.  The renter on the other hand, would still be out $14,400 and have no equity to show for their outlay.  Plus, unless the renter invested  all their \"savings\" in exceptionally resilient stocks, they would probably have lost any money they invested during the interim (using the current market conditions as my basis).<br><br>Am I wrong in my assumptions?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-28_13:55:26", "killed": false, "user_key": "a1cfa6e4cc11de69ba8b8e8bb0eb4748", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 01:55 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311147": {"up_voted": false, "ip": "", "has_replies": false, "message": "GeekMan -<br><br>I'm thinking you need to do the math again...  your homeowner laid out $28,800 in a downpayment, plus $8,292 (@6%) in mortgage payments.  That's $37,092 paid out after one year, and taking your example, they only have $1,800 in equity after declining values.  That is a HUGE loss - out $37,092 with only $1,800 in equity to show - a realized loss of over $35,000.<br><br>In comparison, your renter is out $14,400 flat.  Assuming they had managed to save $28,800 while renting already, they could have continued that savings and had an even more sizeable downpayment when they are ready.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-28_23:23:44", "killed": false, "user_key": "2c060eb13ee16dd2ccfaa68a5ad3f213", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 11:23 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311130": {"up_voted": false, "ip": "", "has_replies": false, "message": "I have been renting for a couple years now because I saw this bust coming. Even today, I am still saving over $300 per month by renting after factoring the tax savings, maintenance, taxes, etc.<br><br>People say you are throwing your money away when you rent, but you need to look at the best use of your dollars. Right now, renting is saving me hundreds of dollar a year.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_09:36:45", "killed": false, "user_key": "afd7de288330099e8e7d5a1f1abee37b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 09:36 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311131": {"up_voted": false, "ip": "", "has_replies": false, "message": "The problem with the quote \"The three biggest declines in prices ever recorded have now come in the last four months.\" is that those declines are measured year over year.  If December 2007 prices are 6% lower than December 2006 prices, then of course neighboring months are going to look bad too.  <br><br>It's not like prices dropped 6% in 1 month!  Sometimes those news people just forget about doing their own math.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_10:06:58", "killed": false, "user_key": "f291973bad0873a4df453a3934912670", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 10:06 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311132": {"up_voted": false, "ip": "", "has_replies": false, "message": "THANKS CHICKEN LITTLES - IN AN EMERGENCY ARE YOU GOING TO BE ABLE TO TAKE OUT A RENTAL EQUITY LINE OF CREDIT OR LOAN? RENTING IS FOR LOOSERS, JUST ASK THE 19% OF THE COUNTRY THAT DO IT", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_10:39:49", "killed": false, "user_key": "0c7984e58796c5ee2aedcdf4f84cd7c5", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 10:39 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311133": {"up_voted": false, "ip": "", "has_replies": false, "message": "Glad to know I'm a \"looser,\" Jacko. It came across so clearly with all those capital letters. ;)<br><br>If the extra money people are paying goes into savings--then I don't think they'd need a loan as quickly as someone with a mortgage. Handy.<br><br>I think homes are emotional investments--which is some people are so anxious to bail out those in the subprime crisis...they see the emotional pain of losing a home as something to be prevented. My two cents.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_11:07:02", "killed": false, "user_key": "a90aa56461c6fc672be85fac372e4bd4", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 11:07 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21311134": {"up_voted": false, "ip": "", "has_replies": false, "message": "Wow, Jacko.  Now *that's* a convincing argument.  HELOCs and loans are *not* good first steps to an emergency plan, even for homeowners.  You should know that; according to your IP address you are accessing this site from a financial company that offers mortgages and loans.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_11:09:13", "killed": false, "user_key": "flexocc", "has_been_anonymized": false, "edited": false, "author_is_moderator": true, "from_request_user": false, "votable": true, "date": "01/25/2008 11:09 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": true, "is_realtime": false}, "21311135": {"up_voted": false, "ip": "", "has_replies": false, "message": "lol @ Jacko, Mediocre troll attempt.  The IP thing only makes it funnier.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2008-01-25_11:37:33", "killed": false, "user_key": "897b41600c2b6d76b45d22d404f552fd", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "01/25/2008 11:37 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}}, "integration": {"receiver_url": "", "theme": 4, "reply_position": true, "disqus_logo": false}, "timer": {"timer_url": "http://localhost:8005", "thread_id": "42497047", "user_id": "anonymous", "forum_id": "214864", "hash": -8402914845795789455}, "thread": {"days_alive": 0, "slug": "still_believe_real_estate_values_never_go_down", "paginate": false, "num_pages": 1, "num_posts": 18, "per_page": 0, "total_posts": 0, "realtime_paused": true, "id": 42497047, "queued": false}, "reactions_limit": 10, "context": {"show_reply": true, "use_fb_connect": true, "forum_facebook_key": "a754e38c7443c66a17fb4f842187453e", "use_yahoo": true, "subscribed": false, "use_twitter_signin": true, "use_openid": true, "realtime_speed": 5000}, "reactions_start": 0, "settings": {"debug": false, "disqus_url": "http://disqus.com", "media_url": "http://media.disqus.com"}, "media_url": "http://media.disqus.com"};
	/* */ this.jsonData.cookie_messages = {"user_created": null, "post_has_profile": null, "post_twitter": null, "post_not_approved": null}; this.jsonData.session = {"url": null, "name": null, "email": null}; /* */

	
	this.curPageId = 'dsq-comments';

	this.frames = {};
};

var disqus_popup_reference = null;

if(typeof DsqLocal == 'undefined') {
	DsqLocal = {};
}



/**
 * Dsq.Strings: UI strings
 */
Dsq.Strings = new function() {
	this.ADD_NEW_COMMENT = "Add New Comment";
	this.LOG_INTO_DISQUS = "Log into DISQUS";
	this.USE_MEDIA = "Use Media";
	this.LOGOUT = "Logout";
	this.SHARING_OPTIONS = "Sharing options";
	this.SHARE_ON = "Share on";
	this.TWEET_THIS_COMMENT = "Tweet this comment";
	this.SHARE_ON_NEWSFEED = "Share on news feed";
	this.SEND_UPDATE_TO_YAHOO = "Send update to Yahoo!";
	this.REBLOG_ON = "Reblog on";
	this.CONFIGURE_OPTIONS = "Configure options";
	this.POST_AS = "Post as";
	this.SORT_BY = "Sort by";
	this.SUBSCRIBE_BY_EMAIL = "Subscribe by email";
	this.SUBSCRIBE_BY_RSS = "Subscribe by RSS";
	this.POPULAR_NOW = "Popular now";
	this.BEST_RATING = "Best Rating";
	this.NEWEST_FIRST = "Newest first";
	this.OLDEST_FIRST = "Oldest first";
	this.HIGHLIGHTED = "Highlighted";
	this.UNSUBSCRIBE = "Unsubscribe";
	this.REQUIRED = "Required";
	this.OPTIONAL = "Optional";
	this.YOU_ARE_COMMENTING_AS_A = "You are commenting as a";
	this.LOGIN_BELOW = "Login below";
	this.PLEASE_LOGIN_BELOW_TO_COMMENT = "Please login below to comment.";
	this.SUBSCRIBE_TO_ALL_COMMENTS_BY_EMAIL = "Subscribe to all comments by email";
	this.DO_NOT_SUBSCRIBE_TO_COMMENTS = "Do not subscribe to comments";
	this.REALTIME_UPDATING_IS = "Real-time updating is";
	this.ENABLED = "enabled";
	this.PAUSED = "paused";
	this.PAUSE = "Pause";
	this.RESUME = "Resume";
	this.SHOW = "Show";
	this.JUST_NOW = "Just now";
	this.REPLY = "Reply";
	this.EDIT = "Edit";
	this.FLAG = "Flag";
	this.MODERATE = "Moderate";
	this.CANCEL = "Cancel";
	this.REPLYING_TO = "Replying to";
	this.REPORT_MISSING_REACTIONS = "Report missing reactions";
	this.POST_A_COMMENT = "Post a comment";
	this.FLAG_INAPPROPRIATE_COMMENT = "Flag inappropriate comment";
	this.FLAGGED = "Flagged";
	this.NO = "No";
	this.YES = "Yes";
	this.NEVER_MIND = "Never mind";
	this.ARE_YOU_SURE_YOU_WOULD_LIKE_TO_REPORT_THIS_COMMENT_TO_A_MODERATOR = "Are you sure you would like to report this comment to a moderator";
	this.THIS_WILL_FLAG_COMMENTS_FOR_MODERATORS_TO_TAKE_ACTION = "This will flag comments for moderators to take action";
	this.TO_RATE_PLEASE_LOG_IN = "To rate, please log in";
	this.JUST_A_MOMENT = "Just a moment...";
	this.GUEST = "Guest";
	this.NAME = "Name";
	this.EMAIL = "Email";
  this.WEBSITE = "Website";
  this.SETTINGS = "Settings";
  this.MODERATOR_OPTIONS = "Moderator options: ";
};
// Dsq.Strings

/**
 * Dsq.FmtStrings: functions that return interpolated UI strings
 */
Dsq.FmtStrings = new function() {
	// Seems we have to use named interpolation for Django to translate. Investigate more.
	this.LOGGED_IN_AS = function(username) {
		return Dsq.Utils.interpolate('Logged in as %(username)s', {username:username});
	};

	this.LOGOUT_FROM = function(disqus) {
		return Dsq.Utils.interpolate('Logout from %(disqus)s', {disqus:disqus});
	};

	this.SHOWING_COMMENTS_FULL = function(total, num) {
		if (num === 1) {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> of <span id='dsq-total-posts'>%(total)s</span> comment", {num:num, total:total});
		} else {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> of <span id='dsq-total-posts'>%(total)s</span> comments", {num:num, total:total});
		}
	};

	this.SHOWING_COMMENTS_WITHOUT_PAGINATION = function(num) {
		if (num === 1) {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> comment", {num:num});
		} else {
			return Dsq.Utils.interpolate("Showing <span id='dsq-num-posts'>%(num)s</span> comments", {num:num});
		}
	};

	this.NUMBER_OF_COMMENTS = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s comment'
				: '%(num)s comments'
			), {num:num});
	};

	this.NUMBER_OF_LIKES = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s like'
				: '%(num)s likes'
			), {num:num});
	};

	this.NUMBER_OF_POINTS = function(num) {
		return Dsq.Utils.interpolate(
			(num == 1
				? '%(num)s point'
				: '%(num)s points'
			), {num:num});
	};
};
// Dsq.FmtStrings





Dsq.CSRF_TOKEN = '4f0bfca82e06c976a1efdd7c783a5fd0';
Dsq.COMMENTS_RE = /(<li.*?id="?dsq-comment-(\d+)"?.*?>)((?:.|\s)*?)(<\/li>)/gim;
Dsq.POST_RE = /(<div.*?id="?dsq-comment-header-(\d+)"?.*?>)((?:.|\s)*?)(<\/div>)\s*(<div.*?class="?dsq-comment-body"?.*?>)((?:.|\s)*)(<\/div>)/gim;
Dsq.POST_BODY_RE = /\s*(<div.*?id="?dsq-comment-message-(\d+)"?.*?>)((?:.|\s)*)(<\/div>)/gim;
// HACK: Safari ends with "-->" while other browsers end with "--&gt;" as expected.
Dsq.MEDIA_POST_RE = /&lt;!--\[(.*?)\]--(?:>|&gt;)/gim;



var FragmentPacket = function(reader, writer, writer_url, is_child, receiveCallback) {
	var that = this;
	this.reader = reader;
	this.writer = writer;
	this.writer_url = writer_url;

	this.is_child = is_child || false;
	this.receiveCallback = receiveCallback;

	this._lastHash = null;

	this._accumMsg = '';

	this._lastSeqno = 0;

	this.MAX_DATA_LEN	= 1024;

	this.WAIT_TIME		= 10;

	this.READY		= 0x1;
	this.WRITING	= 0x2;
	this.FIN		= 0x4;
	this.ACK		= 0x8;

};

FragmentPacket.prototype.createListener = function() {
	var that = this;
	var listener = function() {
		that.recv();
	};
	return window.setInterval(listener, 10);
};

FragmentPacket.prototype.log = function(msg) {



};

FragmentPacket.prototype.recv = function() {
	var hash;
	if (/MSIE/.test(navigator.userAgent)) {

		hash = this.reader.name;
	} else {

		var hashIndex = this.reader.location.href.indexOf('#');
		if (hashIndex == -1) {
			return;
		}
		hash = this.reader.location.href.substring(hashIndex+1);
	}
	var flags = parseInt(hash.substring(0, 4), 10);
	var seqno = parseInt(hash.substring(4, 24), 10);
	var data  = hash.substring(24);

	if (this._lastHash !== hash) {
		this._lastHash = hash;
		this.log('recv: ' + hash);

		this.log(' flags: ' + flags);
		this.log(' seqno: ' + seqno + ' len: ' + hash.substring(4, 24).length + ' (' + hash.substring(4, 24) + ')');
		this.log(' data: ' + data + ' len: ' + data.length);

		this._lastSeqno = seqno;

		if (flags & this.WRITING) {
			this._accumMsg += data;
			this.sendFlag(this.ACK, seqno);
			if (flags & this.FIN) {
				this.log('recv finished: ' + decodeURIComponent(this._accumMsg));
				this.receiveCallback(decodeURIComponent(this._accumMsg));

				this._accumMsg = '';

				this.sendFlag(this.READY | this.ACK, this._lastSeqno);
			}
		}
	}

	return {
		flags: flags,
		seqno: seqno,
		data: data
	};
};

FragmentPacket.prototype.sendRawPacket = function(packet) {
	if (/MSIE/.test(navigator.userAgent)) {
		this.writer.name = packet;
	} else {

		this.writer.location.href = this.writer_url + '#' + packet;
	}

};

FragmentPacket.prototype.sendFlag = function(flag, seqno) {
	this.sendRawPacket(this._zerofill(flag, 4) + this._zerofill(seqno, 20));
};

FragmentPacket.prototype.send = function(msg) {
	this._send(0, encodeURIComponent(msg));
};

FragmentPacket.prototype._send = function(packetNum, msg) {
	var that = this;
	var recvBuf = this.recv();

	if (packetNum === 0) {

		if (!(recvBuf.flags & this.READY)) {
			this.log('client is not ready, waiting...');
			window.setTimeout(function() { that._send(packetNum, msg); }, this.WAIT_TIME);
			return;
		}
	} else {

		if (!( (recvBuf.flags & this.ACK) && (recvBuf.seqno === this._lastSeqno) )) {
			this.log('waiting for ack from client...');
			window.setTimeout(function() { that._send(packetNum, msg); }, this.WAIT_TIME);
			return;
		} else {
			this.log('received ack: ' + this._lastSeqno + ' ' + recvBuf.seqno);
		}
	}

	var flags = this.WRITING;
	var num_packets = Math.ceil(msg.length / this.MAX_DATA_LEN);
	this.log('num_packets: ' + num_packets);

	if (num_packets === packetNum) {

		this.log('message successfully sent!');
		this.sendFlag(this.READY | this.ACK, this._lastSeqno);
		return true;
	}

	this._lastSeqno++;

	if (packetNum == num_packets-1) {
		flags |= this.FIN;
	}

	var data = msg.substring(packetNum * this.MAX_DATA_LEN, (packetNum+1) * this.MAX_DATA_LEN);
	var packet = this._zerofill(flags, 4) + this._zerofill(this._lastSeqno, 20) + data;

	this.log('sending raw packet: ' + packet);
	this.sendRawPacket(packet);

	return this._send(packetNum + 1, msg);
};

FragmentPacket.prototype._zerofill = function(num, width) {
	var retval = num.toString();
	var retval_len = retval.length;
	for (var i = 0; i < width - retval_len; i++) {
		retval = '0' + retval;
	}
	return retval;
};

var PostMessagePacket = function(receiver, receiveCallback, id, receiverId) {
	var that = this;
	this.receiver = receiver;
	this.receiveCallback = receiveCallback;
	this.id = id;


	this.receiverId = receiverId;
};

PostMessagePacket.prototype.createListener = function() {
	var that = this;

	var listener = function(e) {

		if (!that.id) {
			that.id = e.data;
			return;
		}


		var id = e.data.split(';')[0];
		if (id !== that.id) {
			return;
		}
		var data = e.data.substring(e.data.indexOf(';') + 1);

		that.receiveCallback(data);
	};

	if (typeof window.attachEvent == 'function') {
		window.attachEvent('onmessage', listener);
	} else if (typeof window.addEventListener == 'function') {
		window.addEventListener('message', listener, false);
	} else {
		throw new Error('No method found to create event listener for PostMessagePacket.');
	}
};

PostMessagePacket.prototype.send = function(msg) {



	var needs_reget = false;
	try {
		if (typeof this.receiver.id == 'undefined' || typeof this.receiver.postMessage == 'undefined') {
			needs_reget = true;
		}
	} catch(e) {


	}
	if (needs_reget && typeof this.receiverId != 'undefined') {
		this.receiver = document.getElementById(this.receiverId).contentWindow;
	}

	var packet;
	if (!msg) {

		packet = this.id;
	} else {
		packet = this.id + ';' + msg;
	}
	this.receiver.postMessage(packet, '*');
};

PostMessagePacket._last_unique_id = null;
PostMessagePacket._get_unique_id = function() {
	var id = (new Date()).getTime();
	if (id == PostMessagePacket._last_unique_id) {
		id++;
	}
	PostMessagePacket._last_unique_id = id;
	return id.toString();
};

var JsonRpc = function() {

	this.ids = {};

	this.objectToJSON = function(obj) {
		var json = '';
		var results = [];

		if (obj === undefined || obj === null) {
			return 'null';
		}

		switch (obj.constructor) {
			case Object:
				for (var property in obj) {
					if (obj.hasOwnProperty(property)) {
						results.push(this.objectToJSON(property) + ': ' + this.objectToJSON(obj[property]));
					}
				}
				json = '{' + results.join(', ') + '}';
				break;
			case Array:
				for (var i = 0; i < obj.length; i++) {
					results.push(this.objectToJSON(obj[i]));
				}
				json = '[' + results.join(', ') + ']';
				break;
			case Number:
			case Boolean:
				json = obj.toString();
				break;
			case String:

				var specialChars = {'\b': '\\b', '\t': '\\t', '\n': '\\n', '\f': '\\f', '\r': '\\r', '\\': '\\\\'};

				json = obj.replace(/[\x00-\x1f\\]/g, function(match) {
					var ch = specialChars[match];
					return ch ? ch : '\\u00' + match.charCodeAt().toPaddedString(2, 16);
				});

				json = '"' + json.replace(/"/g, '\\"') + '"';
				break;
			default:

				json = 'null';
				break;
		}

		return json;
	};

	this.createHandler = function(send_func, registered_funcs) {
		var that = this;
		var handler = function(message) {

			try {
				var rpc = eval('(' + message + ')');
			} catch(e) {
				alert('bad JSON: ' + message);
				return;
			}
			if (rpc.method) {

				if (!registered_funcs[rpc.method]) {
					return;
				}

				var retval = registered_funcs[rpc.method].apply(null, rpc.params);
				if (rpc.id) {
					var response = {
						result: retval,
						error: null,	// TODO
						id: rpc.id
					};
					send_func(that.objectToJSON(response));
				}
			} else if(rpc.result) {

				if (!that.ids[rpc.id]) {
					return;
				}

				that.ids[rpc.id](rpc.result);
				delete that.ids[rpc.id];
			}
		};
		return handler;
	};

	this.execute = function(send_func, method, params, response_callback) {
		response_callback = response_callback || null;
		var id = (response_callback) ? (new Date()).getTime() : null;

		var request = {
			method: method,
			params: params,
			id: id
		};

		send_func(this.objectToJSON(request));

		if (id) {
			this.ids[id] = response_callback;
		}
	};
};
JsonRpc = new JsonRpc();

var ParentMessenger = function(childUrl, receiverUrl, container, receiveCallback) {


	if (navigator.userAgent.indexOf('Safari') >= 0 && parseInt(navigator.userAgent.substring(navigator.userAgent.indexOf('Version/') + 8), 10) == 3) {
		throw new Error("unsupported.");
	} else if (window.opera) {
		throw new Error("unsupported.");
	}



	if (!receiverUrl &&
		navigator.userAgent.indexOf('Gecko') >= 0 &&
		parseFloat(navigator.userAgent.slice(navigator.userAgent.indexOf('rv:') + 3, navigator.userAgent.indexOf('rv:') + 6)) < 1.9) {
		throw new Error("unsupported.");
	}


	if (/msie/i.test(navigator.userAgent) && !/opera/i.test(navigator.userAgent)) {


		if (document.domain == window.location.hostname) {
			receiverUrl = '';
		}
	}

	var that = this;
	this.childUrl = childUrl;
	this.receiverUrl = receiverUrl;
	this.container = container || document.body;

	this.packetHandler = null;


	this._ready = false;
	this._error = false;


	var _createReceiverForFragmentPacket = function() {

		that.receiver = document.createElement('iframe');
		that.receiver.src = receiverUrl;
		that.receiver.id = 'receiver_' + (new Date()).getTime();
		that.receiver.name = that.receiver.id;

		that.receiver.frameBorder = '0';
		that.receiver.frameSpacing = '0';
		that.receiver.style.borderStyle = 'none';

		var receiver_onload = function() {
			var receiver = document.getElementById(that.receiver.id).contentWindow;

			try {
				receiver.document.body.innerHTML = '';
			} catch(e) {

				that._error = true;
			}
			receiver.document.body.style.padding = '0px';
			receiver.document.body.style.margin = '0px';

			var child = receiver.document.createElement('iframe');
			child.id = 'child';
			child.name = 'child';
			child.src = that.childUrl;

			child.frameBorder = '0';
			child.frameSpacing = '0';
			child.style.borderStyle = 'none';
			child.style.width = '100%';
			child.style.height = '100%';
			receiver.document.body.appendChild(child);

			that.child = receiver.document.getElementById('child').contentWindow;
			that.receiver = receiver;

			that.packetHandler = new FragmentPacket(that.receiver, that.child, that.childUrl, false, receiveCallback);

			that._listener = that.packetHandler.createListener();

			that.packetHandler.sendFlag(that.packetHandler.READY, 0);

			that._ready = true;
		};

		that.receiver.onreadystatechange = function() {
			if (this.readyState == 'complete') {
				receiver_onload();
			}
		};

		that.receiver.onload = receiver_onload;







		if (Dsq.Utils.ie) {
			if (that.container.clientWidth === 0) {

				var _waitForWidth = function() {
					if (that.container.clientWidth > 0) {
						Dsq.Utils.fixIframesIE(that.container.id);
					} else {
						window.setTimeout(_waitForWidth, 100);
					}
				};
				_waitForWidth();

				that._once = false;
				that.receiver.onresize = function() {
					if (!that._once) {
						Dsq.Utils.fixIframesIE(that.container.id);
					}
					that._once = true;
				};
			}
		}

		that.container.appendChild(that.receiver);
	};


	var _createReceiverForPostMessage = function() {

		var receiver_onload = function() {

			that.packetHandler.send();
			that._ready = true;
		};

		var id = PostMessagePacket._get_unique_id();
		var receiverId = 'child_' + id;


		ParentMessenger['_receiver_onload_' + receiverId] = receiver_onload;

		that.container.innerHTML += '<iframe ' +
			'src="' + childUrl + '" ' +
			'id="' + receiverId + '" ' +
			'name="' + receiverId + '" ' +
			'onload="ParentMessenger._receiver_onload_' + receiverId +'();" ' +
			'></iframe>';

		that.receiver = document.getElementById(receiverId).contentWindow;
		that.packetHandler = new PostMessagePacket(that.receiver, receiveCallback, id, receiverId);
		that._listener = that.packetHandler.createListener();
	};

	if (typeof window.postMessage == 'function') {
		_createReceiverForPostMessage();
	} else {
		_createReceiverForFragmentPacket();
	}

};

ParentMessenger.prototype.sendMessage = function(message) {
	var that = this;
	if (!this._ready) {

		window.setTimeout(function() { that.sendMessage(message); }, 10);
		return;
	}
	this.packetHandler.send(message);
	return true;
};

Dsq.NewFrames = function(url) {
	this.url = url;
};

Dsq.NewFrames.prototype.init = function(onFailure) {
	var that = this;

	try {
		this.messenger = new ParentMessenger(this.url, Dsq.jsonData.integration.receiver_url, this.container, this.receive_callback);
	} catch(e) {
		if (typeof onFailure == 'function') {
			onFailure();
		}
	}

	if (typeof onFailure == 'function') {
		var iId = window.setInterval(function() {
			if (typeof that.messenger == 'undefined') {
				window.clearInterval(iId);
				return;
			}
			if (that.messenger._ready) {
				window.clearInterval(iId);
			} else if (that.messenger._error) {
				window.clearInterval(iId);
				onFailure();
			}
		}, 10);
	}
};

Dsq.NewFrames.prototype._execute = function(method, args, callback) {
	var that = this;
	if (typeof that.messenger == 'undefined') {
		return false;
	}
	JsonRpc.execute(
		function(msg) { that.messenger.sendMessage(msg); },
		method,
		args || [],
		callback);
	return true;
};

Dsq.ReplyFrame = function(container, parent_post_id) {
	var that = this;
	this.container = container;
	this.parent_post_id = parent_post_id;

	var sendFunc = function(msg) {

		Dsq.Debug.log('Dsq.ReplyFrame.sendFunc');
		that.messenger.sendMessage(msg);
	};


	var postComment_onSuccess = function(response) {
		Dsq.jsonData.posts[response.message.id] = response.message.post_meta;
		if (!Dsq.jsonData.users[response.message.post_meta.user_key]) {
			Dsq.jsonData.users[response.message.post_meta.user_key] = response.message.user_meta;
		}


		var reply_position = (typeof(disqus_insert_wrt_sort) == 'undefined' 
			? (Dsq.jsonData.forum.reply_position ? -1 : null) 
			: (Dsq.jsonData.request.sort == 2 ? null : -1));
		
		if (response.message.post_meta.approved) {
			Dsq.Post.insert(response.message.post_meta.parent_post_id || reply_position, response.message.id, response.message.post_meta.message);
		}

		Dsq.Templates.postComment_onSuccess(response, parent_post_id, response.message.id);
	};

	var postComment_onFailure = function(response) {
		Dsq.Popup.popModal(response.message, 'Error');
		Dsq.Templates.postComment_onFailure(response, parent_post_id, response.message.id);
	};

	var editComment_onSuccess = function(response) {
		var post_id = parent_post_id;
		var message = Dsq.$('dsq-comment-message-' + post_id);
		
		message.innerHTML = response.message;
		Dsq.Templates.toggleEdit(post_id);
		Dsq.Templates.setLoadingButton(false);
	};
	
	var editComment_onFailure = function(response) {
		var post_id = parent_post_id;
		
		Dsq.Popup.popModal('Sorry, there was an error editing this comment.', 'Edit Error');
		Dsq.Templates.toggleEdit(post_id);
		Dsq.Templates.setLoadingButton(false);
	};

	var getUserByEmail_onSuccess = function(response) {
		var msg = response.message;
		var fields = Dsq.Templates.getFormFields(parent_post_id);

		if (msg.username) {

			Dsq.Templates.lightboxAuthenticate(parent_post_id, 'login', {
				'username': msg.username,
				'display_name': msg.display_name,
				'avatar_url': msg.avatar_url,
				'verified': msg.verified,
				'email': fields.email.value
			});
		} else {

			Dsq.Templates.lightboxAuthenticate(parent_post_id, 'register');
		}
	};

	var validateAuth_onSuccess = function(response, auth_choice) {
		Dsq.Templates.postComment(parent_post_id, null, true, auth_choice);
	};

	var validateAuth_onFailure = function(response, auth_choice) {
		var pid = parent_post_id ? '-' + parent_post_id : '';
		var msg = response.message;

		if (auth_choice == 'register') {
			var fields = ['email', 'username', 'password'];

			for (var i = 0; i < fields.length; i++) {
				var field = fields[i];
				var errorDiv = Dsq.$('dsq-' + field + '-errors' + pid);

				if (msg[field]) {
					errorDiv.innerHTML = msg[field];
				} else {
					errorDiv.innerHTML = '';
				}
			}
		} else if (auth_choice == 'login') {
			Dsq.$('dsq-lightbox-errors' + pid).innerHTML = '<p>We couldn\'t log you in. Please verify your login.</p>';
		}
		
		Dsq.Templates.setLoadingButton(false);
	};

	this.receive_callback = JsonRpc.createHandler(sendFunc, {
		'postComment.onSuccess': postComment_onSuccess,
		'postComment.onFailure': postComment_onFailure,
		'editComment.onSuccess': editComment_onSuccess,
		'editComment.onFailure': editComment_onFailure,		
		'getUserByEmail.onSuccess': getUserByEmail_onSuccess,
		'validateAuth.onSuccess': validateAuth_onSuccess,
		'validateAuth.onFailure': validateAuth_onFailure,
		'reload': function() { window.location.reload(); }
	});

	this.url = Dsq.Urls.REPLY +
		'?' + (new Date()).getTime() +
		'&f=consumerismcommentary' +
		'&t=still_believe_real_estate_values_never_go_down' +
		'&ff=' + Dsq.Thread.ff +
		'&default_text=' + disqus_default_text +
		'&ifrs=' + encodeURIComponent(disqus_iframe_css);
	if (this.parent_post_id) {
		this.url += '&parent_post=' + this.parent_post_id;
	}
};

Dsq.ReplyFrame.prototype = new Dsq.NewFrames(Dsq.ReplyFrame.url);

Dsq.ReplyFrame.prototype.post = function(author_name, author_email, author_url, authenticate, sharing_services, subscribe) {
	this._execute('postComment', [author_name, author_email, author_url, authenticate, sharing_services, subscribe]);
};

Dsq.ReplyFrame.prototype.edit = function(post_id, message) {
	this._execute('editComment', [post_id, message]);
};

Dsq.ReplyFrame.prototype.setState = function(parent_post_id, depth) {
	this._execute('setState', [parent_post_id, depth]);
};

Dsq.ReplyFrame.prototype.getUserByEmail = function(email) {
	this._execute('getUserByEmail', [email]);
};

Dsq.ReplyFrame.prototype.validateAuth = function(auth_choice, email, username, password) {
	this._execute('validateAuth', [auth_choice, email, username, password]);
};

Dsq.ReplyFrame.prototype.authenticateFacebook = function(session, forum_url) {
	this._execute('authenticateFacebook', [session, forum_url]);
};

	Dsq.Facebook = function() {
	var that = this;

	var handleSessionData = function(session) {

		var forum_url = Dsq.jsonData.forum.url;




		if (typeof disqus_facebook_forum != 'undefined') {
			forum_url = disqus_facebook_forum;
		}
		Dsq.frames.reply_0.authenticateFacebook(session, forum_url);
	};

	var onLogin = function() {
		FB.Connect.getSignedPublicSessionData(handleSessionData);
	};

	this.login = function() {
		FB.Connect.requireSession(onLogin, true);
	};
};
Dsq.Facebook = new Dsq.Facebook();


	






Dsq.Themes = {};

Dsq.Themes.narcissus = new function() {
	this.addPostContainer = 'dsq-form-area';
	this.textareaContainer = 'dsq-textarea-wrapper';



	
	this.header = function() {
		var comments_count, total_posts, num_posts;
		var html = '';
		var missing_perm_tmpl;

		if (Dsq.jsonData.request.missing_perm) {
			missing_perm_tmpl = Dsq.Templates.missingPermissions();
			if (missing_perm_tmpl) {
				html += '<div class="dsq-missing-permissions">' + missing_perm_tmpl + '</div>';
			}
		}

		total_posts = Dsq.jsonData.thread.total_posts;
		num_posts = Dsq.jsonData.thread.num_posts;

		if (total_posts) {
			comments_count = Dsq.FmtStrings.SHOWING_COMMENTS_FULL(total_posts, num_posts);
		} else {
			comments_count = Dsq.FmtStrings.SHOWING_COMMENTS_WITHOUT_PAGINATION(num_posts);
		}

		html += ' \
		<div id="dsq-comments-title"> \
			<h3>' + comments_count + '</h3> \
		</div> \
		';

		html += ' \
		<div class="dsq-options"> \
			<span class="dsq-item-sort">'
				+ Dsq.Strings.SORT_BY + ' \
				<select id="dsq-sort-select" onchange="Dsq.Thread.sortBy(this.value);"> \
					<option value="hot" ' + (Dsq.jsonData.request.sort == 4 ? 'selected="selected"' : '') + '>' + Dsq.Strings.POPULAR_NOW + '</option> \
					<option value="best" ' + (Dsq.jsonData.request.sort == 3 ? 'selected="selected"' : '') + '>' + Dsq.Strings.BEST_RATING + '</option> \
					<option value="newest" ' + (Dsq.jsonData.request.sort == 2 ? 'selected="selected"' : '') + '>' + Dsq.Strings.NEWEST_FIRST + '</option> \
					<option value="oldest" ' + (Dsq.jsonData.request.sort == 1 ? 'selected="selected"' : '') + '>' + Dsq.Strings.OLDEST_FIRST + '</option> \
				</select> \
				&nbsp; \
			</span> \
			<span class="dsq-subscribe-email"> \
				<img src="http://media.disqus.com/images/embed/email.png" style="width:12px;height:12px;vertical-align:middle"> \
				<span id="dsq-subscribe">'
					+ (Dsq.jsonData.context.subscribed
						? '<a href="#" onclick="Dsq.Thread.subscribe(0); return false">' + Dsq.Strings.UNSUBSCRIBE + '</a>'
						: '<a href="#" onclick="Dsq.Thread.subscribe(1); return false">' + Dsq.Strings.SUBSCRIBE_BY_EMAIL + '</a>')
				+ '</span> \
			</span> \
			<span class="dsq-subscribe-rss" style="width:12px;height:12px;vertical-align:middle"> \
				<img src="http://media.disqus.com/images/embed/bullet-feed.png" alt="" /> \
				<a href="http://consumerismcommentary.disqus.com/still_believe_real_estate_values_never_go_down/latest.rss">' + Dsq.Strings.SUBSCRIBE_BY_RSS + '</a> \
			</span> \
		</div> \
		';

		
		

		return html;

	};
	
	this.footer = function() {
		var html = '';

		html += Dsq.Templates.pagination();

		
		
			html += Dsq.Templates.realtime();
			html += Dsq.Templates.showThreadSettings();
			html += Dsq.Templates.postBox();

		html += Dsq.Templates.reactions();

		


		if (Dsq.jsonData.request.is_global_moderator) {
 			html += ' \
				<div class="dsq-global-moderator-extras">'
					+ '<strong>shortname:</strong> ' + Dsq.jsonData.forum.url
					+ '<strong>thread id:</strong> ' + Dsq.jsonData.thread.id
					+ '<strong>thread slug:</strong> ' + Dsq.jsonData.thread.slug
				+ '</div> \
			';
		}

		return html;
	};
	
	this.realtime = function() {
		var html = '';
		
		if (Dsq.jsonData.realtime_enabled) {
			html += '<div id="dsq-realtime-options" class="dsq-options">'
					 + Dsq.Strings.REALTIME_UPDATING_IS + ' <strong id="dsq-realtime-status" style="text-transform: lowercase">' + Dsq.Strings.ENABLED + '</strong>. \
					 <a href="#" id="dsq-realtime-toggle" style="text-transform: capitalize"></a> \
					</div>';
		}

		if (!Dsq.jsonData.forum.streaming_realtime) {
			html += ' \
				<div style="display: none" id="dsq-realtime-alert" class="dsq-realtime-alert"><span id="dsq-realtime-queued"></span> <a href="#" id="dsq-realtime-show"></a></div> \
			';
		}
		
		return html;
	};

	this.showThreadSettings = function() {
		if (!Dsq.jsonData.request.is_moderator) {
			return '';
		}

		html = '<div id="dsq-thread-settings" class="dsq-thread-settings">' + Dsq.Strings.MODERATOR_OPTIONS;
		html += '<a href="#" onclick="Dsq.Thread.showSettings(); return false;">' + Dsq.Strings.SETTINGS + '</a>';
		if (Dsq.jsonData.forum.reactions_enabled && Dsq.jsonData.reactions.length === 0) {
			html += '<a href="#" onclick="Dsq.Reaction.reportMissingReactions(); return false;">'
						+ Dsq.Strings.REPORT_MISSING_REACTIONS
						+ '</a>';
		}
		html +='</div>';

		return html;
	};

	this.postBox = function(post_id, use_fallback_iframe) {


		var html;
		var display_sharing_options = Dsq.jsonData.request.is_authenticated;
		if (Dsq.jsonData.request.is_remote) {


			if (!Dsq.jsonData.request.sharing.hasOwnProperty(Dsq.jsonData.request.remote_domain)) {
				display_sharing_options = false;
			}
		}
		
		if (post_id) {
			var _meta = Dsq.jsonData.posts[post_id];
			var userData = Dsq.jsonData['users'][_meta.user_key];				
		}
		
		var pid = post_id ? '-' + post_id : '';

		var _requestUserInfo = function() {
			var html;



			var user_has_email = false;

			html = '<div class="dsq-request-user-info"> <!-- // If authenticated --> \
				<a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.LOGOUT + '?ctkn=' + Dsq.CSRF_TOKEN + '" class="dsq-request-user-logout">' + Dsq.Strings.LOGOUT + '</a> \
				<table> \
					<tr> \
						<td rowspan="2">'
							+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '<a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE + '">' : '')
								+ '<img src="' + Dsq.Urls.REQUEST_USER_AVATAR + '" width="48" height="48" class="dsq-request-user-avatar">'
							+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '</a>' : '')
						+ '</td> \
						<td class="dsq-request-user-name">'
								+ (Dsq.jsonData.request.is_remote
									 ? '<span class="dsq-badge-small dsq-badge-' + Dsq.jsonData.request.remote_domain + '">' + Dsq.jsonData.request.remote_domain + '</span>'
									 : (Dsq.jsonData.request.is_verified
											? '<span class="dsq-badge-small dsq-badge-verified">Verified</span>'
											: '<span class="dsq-badge-small dsq-badge-registered">Registered</span>'))
							+ ' <a href="' + Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE + '">' + Dsq.jsonData.request.display_username + '</a>'
							+  (Dsq.jsonData.request.is_remote && user_has_email ? ' <small>(<a href="#" onclick="Dsq.Popup.remoteAccountSettings(); return false;">change settings</a>)</small>' : '')
							+  (!Dsq.jsonData.request.is_remote && !Dsq.jsonData.forum.disqus_auth_disabled ? ' <small>(<a href="' + Dsq.jsonData.settings.disqus_url + '/profile/info/" target="_blank">change name</a> or <a href="' + Dsq.jsonData.settings.disqus_url + '/profile/avatar/" target="_blank">picture</a>)</small>' : '')
						+ '</td> \
					</tr> \
					<tr> \
						<td class="dsq-request-user-stats"> \
							<span><big>' + Dsq.jsonData.request.comments_count + '</big> ' + (Dsq.jsonData.request.comments_count == 1 ? 'comment' : 'comments') + '</span> \
							<span><big>' + Dsq.jsonData.request.likes_count + '</big> ' + (Dsq.jsonData.request.likes_count == 1 ? 'like' : 'likes') + '</span> \
							<span><big>' + Dsq.jsonData.request.points + '</big> ' + (Dsq.jsonData.request.points == 1 ? 'point' : 'points') + '</span> \
						</td> \
					</tr> \
				</table> \
			</div> \
			';
			return html;
		};

		var _loginOptions = function() {
			var html;
			html = ' \
			<div class="dsq-authenticate"> \
				<p class="dsq-autheneticate-copy">'
				+ (Dsq.jsonData.forum.allow_anon_post
					? Dsq.Strings.YOU_ARE_COMMENTING_AS_A + ' <a class="dsq-help" title="Click for more information" href="#" onclick="Dsq.Popup.helpBadges(); return false">Guest</a>. ' + Dsq.Strings.OPTIONAL + ': ' + Dsq.Strings.LOGIN_BELOW + '.'
					: Dsq.Strings.REQUIRED + ': ' + Dsq.Strings.PLEASE_LOGIN_BELOW_TO_COMMENT + '.')
				+ '</p> \
				<ul class="dsq-login-buttons">'
					+ (!Dsq.jsonData.forum.disqus_auth_disabled ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Popup.login(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-disqus.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_fb_connect ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Facebook.login(); return false;"><img src="http://media.disqus.com/images/themes/narcissus/login-facebook.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_twitter_signin ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Twitter.startTwitterConnect(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-twitter.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_openid ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.OpenID.requestURL(); return false" ><img src="http://media.disqus.com/images/themes/narcissus/login-openid.gif" /></a></li>' : '')
					+ (Dsq.jsonData.context.use_yahoo ? '<li class="dsq-login-button"><a href="#" onclick="Dsq.Yahoo.startYahooConnect(); return false"><img src="http://media.disqus.com/images/themes/narcissus/login-yahoo.gif" /></a></li>' : '')
				+ '</ul> \
			</div> \
			';
			return html;
		};

		if (!Dsq.jsonData.context.show_reply) {


			if (!Dsq.jsonData.request.is_authenticated) {



				return '<div id="dsq-form-area" style="display:none"><div id="dsq-textarea-wrapper"></div></div>' + _loginOptions();
			} else {
				return '';
			}
		}

		html = ' \
		<div id="' + (post_id 
			? 'dsq-reply-post-' + post_id
			: 'dsq-new-post')
		 	+ '" class="dsq-post-area"> \
			<div class="dsq-dc-logo"> \
				<a href="http://disqus.com/comments" target="_blank"><img src="http://media.disqus.com/images/themes/narcissus/disqus-logo.png"></a> \
			</div>'
			+ (post_id 
				? '<h3>' + Dsq.Strings.REPLYING_TO + ' ' + userData.display_name + '</h3>'
				: '<h3>' + Dsq.Strings.ADD_NEW_COMMENT + '</h3>')
			+ (Dsq.jsonData.request.is_authenticated 
				? _requestUserInfo()
				: _loginOptions() )
			+ '<div id="dsq-form-area' + pid + '">'
			+ '<div class="dsq-textarea"> \
				<div class="dsq-textarea-wrapper" id="dsq-textarea-wrapper' + pid + '"></div> \
			</div>'
			+ (!Dsq.jsonData.request.is_authenticated
			? ' \
			<div class="dsq-post-fields"> \
				<form action="." method="GET" onsubmit="Dsq.Templates.postComment(' + post_id + ', this, false); return false;"> \
				<table> \
					<tr> \
						<td class="dsq-post-fields-left"><div class="dsq-input-wrapper"><input id="dsq-field-name' + pid + '" type="text" value="' + (disqus_def_name ? disqus_def_name : (Dsq.jsonData.session.name ? Dsq.jsonData.session.name : Dsq.Strings.NAME + '" class="dsq-placeholder')) + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'name\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'name\')" /></div></td> \
						<td class="dsq-post-fields-right"><div class="dsq-input-wrapper"><input id="dsq-field-website' + pid + '" type="text" value="' + (Dsq.jsonData.session.url ? Dsq.jsonData.session.url : Dsq.Strings.WEBSITE + ' (' + Dsq.Strings.OPTIONAL.toLowerCase() + ')" class="dsq-placeholder') + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'website\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'website\')" /></div></td> \
					</tr> \
					<tr> \
						<td class="dsq-post-fields-left"><div class="dsq-input-wrapper"><input id="dsq-field-email' + pid + '" type="text" value="' + (disqus_def_email ? disqus_def_email : (Dsq.jsonData.session.email ? Dsq.jsonData.session.email : Dsq.Strings.EMAIL + '" class="dsq-placeholder')) + '" onfocus="Dsq.Templates.handlePlaceholder(event, this, \'email\')" onblur="Dsq.Templates.handlePlaceholder(event, this, \'email\')" /></div></td> \
						<td class="dsq-post-fields-right"> \
							<div class="dsq-subscribe"> \
								<a href="#" onclick="Dsq.Templates.chooseSubscribe(' + post_id + '); return false" class="dsq-subscribe-menu"><span id="dsq-subscribe-select' + pid + '">' + (Dsq.jsonData.request.subscribe_on_post ? Dsq.Strings.SUBSCRIBE_TO_ALL_COMMENTS_BY_EMAIL : Dsq.Strings.DO_NOT_SUBSCRIBE_TO_COMMENTS) + '</span> <small>&#9660;</small></a> \
								<ul class="dsq-panel" id="dsq-subscribe-menu' + pid + '"> \
									<li><a href="#" onclick="Dsq.Templates.setSubscribe(2, this, ' + post_id + '); return false">Subscribe to all comments by email</a></li> \
									<li><a href="#" onclick="Dsq.Templates.setSubscribe(0, this, ' + post_id + '); return false">Do not subscribe to comments</a></li> \
								</ul> \
								<input id="dsq-subscribe-on-post' + pid + '" type="hidden" value="' + Dsq.jsonData.request.subscribe_on_post + '" /> \
							</div> \
						</td> \
					</tr> \
				</table> \
				</form> \
			</div>'
			: '')
			+ '<div class="dsq-post-footer"> \
				<div class="dsq-sharing-options" ' + (!display_sharing_options ? 'style="display:none;"' : '') + '> \
					<button class="dsq-button-small" onfocus="document.getElementById(\'dsq-post-button' + pid + '\').focus();"><span>' + Dsq.Strings.SHARING_OPTIONS + ' <small>&#9660;</small></span></button> \
					<div class="dsq-panel"> '
						+ (Dsq.jsonData.request.sharing.twitter !== undefined
								&& Dsq.jsonData.request.sharing.twitter.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-twitter' + pid + '"'
								  + (Dsq.jsonData.request.sharing.twitter.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-twitter' + pid + '">' + Dsq.Strings.SHARE_ON + ' Twitter</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.facebook
								&& (Dsq.jsonData.request.sharing.facebook.enabled === true ||
										(Dsq.jsonData.request.is_remote && Dsq.jsonData.request.remote_domain == 'facebook'))
							? '<div><input type="checkbox" id="dsq-sharing-facebook' + pid + '"'
									+ (Dsq.jsonData.request.sharing.facebook.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-facebook' + pid + '">' + Dsq.Strings.SHARE_ON + ' Facebook</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.yahoo !== undefined
								&& Dsq.jsonData.request.sharing.yahoo.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-yahoo' + pid + '"'
									+ (Dsq.jsonData.request.sharing.yahoo.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-yahoo' + pid + '">' + Dsq.Strings.SHARE_ON + ' Yahoo!</label> \
								</div>'
							: '')
						+ (Dsq.jsonData.request.sharing.tumblr !== undefined
								&& Dsq.jsonData.request.sharing.tumblr.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-tumblr' + pid + '"'
									+ (Dsq.jsonData.request.sharing.tumblr.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-tumblr' + pid + '">' + Dsq.Strings.SHARE_ON + ' Tumblr</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.wordpress !== undefined
								&& Dsq.jsonData.request.sharing.wordpress.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-wordpress' + pid + '"'
									+ (Dsq.jsonData.request.sharing.wordpress.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-wordpress' + pid + '">' + Dsq.Strings.SHARE_ON + ' Wordpress</label> \
								 </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.movabletype !== undefined
							  && Dsq.jsonData.request.sharing.movabletype.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-movabletype' + pid + '"'
									+ (Dsq.jsonData.request.sharing.movabletype.auto === true ? 'checked=true' : '') + '/> \
									<label for="dsq-sharing-movabletype' + pid + '">' + Dsq.Strings.SHARE_ON + ' Movable Type</label> \
							   </div>'
							: '')
						+ (Dsq.jsonData.request.sharing.typepad !== undefined
							  && Dsq.jsonData.request.sharing.typepad.enabled === true
							? '<div><input type="checkbox" id="dsq-sharing-typepad' + pid + '"'
									+ (Dsq.jsonData.request.sharing.typepad.auto === true ? 'checked=true' : '') + '/> \
								  <label for="dsq-sharing-typepad' + pid + '">' + Dsq.Strings.SHARE_ON + ' TypePad</label> \
							   </div>'
							: '')
						+ '<div><a href="' + Dsq.jsonData.settings.disqus_url + '/profile/connections/" target="_blank" class="dsq-configure-options">' + Dsq.Strings.CONFIGURE_OPTIONS + '</a></div>'
					+ '</div> \
				</div>'
				+ '<button class="dsq-button" id="dsq-post-button' + pid + '" onclick="Dsq.Templates.postComment(' + post_id + ', this, false)"><span>' + Dsq.Strings.POST_AS + ' '
				+ (Dsq.jsonData.request.display_username
					? Dsq.jsonData.request.display_username
					: Dsq.Strings.GUEST)
				+ '</span></button>'
				+ (post_id
					? '<button class="dsq-button" id="dsq-cancel-button' + pid + '" onclick="Dsq.Post.toggleReply(' + post_id +', this)"><span>' + Dsq.Strings.CANCEL + '</span></button>'
					: '')
			+ '</div>'
			+ '</div>' // end dsq-form-area
		+ '</div> \
		';
		
		return html;
	};




	this.appendPost = function(post_id) {
		var html = '<div id="dsq-append-post-' + post_id + '"></div>';
		return html;
	};

	this.postPrependHeader = function(post_id) {
		var html;
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		
		html = ' \
		<table> \
			<tr> \
				<td id="dsq-header-avatar-' + post_id + '" class="dsq-header-avatar" onmouseover="Dsq.Post.dropProfile(' + post_id + ')"> \
					<a id="dsq-avatar-' + post_id + '" class="dsq-avatar" href="' + userData.url + '" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">'
					+ (Dsq.jsonData.forum.show_avatar
					? '<img src="' + Dsq.jsonData.users[_meta.user_key].avatar + '" alt="" />'
					: '')
				+ '</a> \
				</td> \
				<td class="dsq-comment-header-meta"> \
		';

		
		return html;
	};
	
	this.postAppendHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var html;
		var parent_display_name = '';
		
		if(_meta.parent_post_id) {

			var _parent_meta = Dsq.jsonData.posts[_meta.parent_post_id];

			if (_parent_meta) {
				var parentUserData = Dsq.jsonData['users'][_parent_meta.user_key];
				parent_display_name = parentUserData.display_name;
			}
		}

		html = ' \
		<img src="http://media.disqus.com/images/themes/narcissus/moderator.png" class="dsq-moderator-star" title="Moderator" /> \
		<span class="dsq-comment-header-time"><a href="#comment-' + post_id + '" onclick="Dsq.Popup.permalink(' + post_id + ')" title="Permalink">' + (_meta.is_realtime ? Dsq.Strings.JUST_NOW : _meta.date) + '</a></span> '
		+ (_meta.parent_post_id && parent_display_name
			? '<a href="#comment-' + _meta.parent_post_id + '" title="Jump to comment">in reply to ' + parent_display_name + '</a>'
			: '')
		+ '</td> \
		<td id="dsq-like-pts-' + post_id + '" class="dsq-comment-header-likes">'
		+ (_meta.points
			? _meta.points + Dsq.Utils.pluralize(_meta.points, ' person', ' people') + ' liked this.'
			: '')
		+ '</td> \
		</tr> \
		</table> \
		';
		return html;
	};

	this.preBody = function(post_id) {
		var html = '';
		return html;
	};

	this.postFooter = function(post_id) {
		var html;
		var _meta = Dsq.jsonData.posts[post_id];
		if(_meta.killed || !_meta.approved) { return ''; }
		
		html = ' \
		<div class="dsq-comment-footer" id="dsq-comment-footer-' + post_id + '"> \
			<div class="dsq-comment-footer-left">'
				+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator
					? '<a href="#" onclick="Dsq.Templates.moderateOptions(' + post_id+ '); return false">' + Dsq.Strings.MODERATE + '</a>'
					: '')
				+ '<a href="#" id="dsq-post-report-' + post_id + '" class="dsq-post-report" onclick="Dsq.Post.report(' + post_id + ', false); return false;">' + Dsq.Strings.FLAG + '</a> \
			</div> \
			<div class="dsq-comment-footer-right">'
				+ (_meta.votable 
					? '<span id="dsq-like-' + post_id + '" class="dsq-like">'
					+ (!_meta.up_voted
						? '<button class="dsq-button-small" onclick="Dsq.Post.rate(this, ' + post_id + ', 1)" >Like</button>'
						: 'You liked this.&nbsp;&nbsp;')
					+ '</span>'
					: '')
				+ (_meta.can_reply && !_meta.has_replies && _meta.from_request_user
					? '<button class="dsq-button-small dsq-post-edit" onclick="Dsq.Post.edit(this, ' + post_id + ')" >' + Dsq.Strings.EDIT + '</button>'
					: '')
				+ (_meta.can_reply
					? '<span class="dsq-comment-footer-reply" id="dsq-comment-footer-reply-' + post_id + '" onclick="Dsq.Post.toggleReply(' + post_id +', this)"> \
						<button class="dsq-button-small">' + Dsq.Strings.REPLY + '</button> \
						<button class="dsq-comment-footer-reply-tab">' + Dsq.Strings.REPLY + '</button><span></span> \
					</span>'
					: '')
			+ '</div> \
		</div> \
		';
		
		return html;
	};



	
	this.showRetweets = function(id, limit, element_id /* Optional */) {
		var source, html = '';

		for (var i = 0, reaction; reaction = Dsq.jsonData.reactions[i]; i++) {
			if (reaction.id === id) {
				source = reaction.retweets;
			}
		}

		if (source) {
			if (limit === 0) {
				limit = source.length;
			}

			for (var j = 0; j < limit; j++) {
				var rt = source[j];
				html += '<a href="' + rt.url + '">' + rt.author_name + '</a>'	+ ((j === (limit - 1)) ? '.' : ', ');
			}
		}

		if (element_id === undefined) {
			return html;
		}

		var element = document.getElementById(element_id);
		element.innerHTML = html;
		return element;
	};

	this.showMoreReactions = function(reactions, has_more, start, limit) {
		var link = document.getElementById('dsq-show-more-reactions');
		var container = link.parentNode;
		container.removeChild(link);

		for (var i = 0, reaction; reaction = reactions[i]; i++) {
			var el = Dsq.Templates.generateReactionHTML(reaction);
			if (el) {
				container.innerHTML += el;
			}
		}

		if (has_more) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = start;
			var l = limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			container.innerHTML += '<li id="dsq-show-more-reactions" class="dsq-show-more-reactions"><button class="dsq-button-small" onclick="' + handler + '">Show more reactions</button></li>';
		}
	};

	this.generateReactionHTML = function(reaction) {
		if (reaction.body === null || reaction.body == '') {
			return;
		}

		if (reaction.author_name === '') {
			reaction.author_name = '&nbsp;';
		}

		if (reaction.url === '') {
			reaction.url = reaction.get_service_url;
		}

		var item = '<li class="dsq-comment dsq-reaction" id="dsq-reaction-' + reaction.id + '">'
			+ '<div class="dsq-comment-header"> \
			<table> \
			<tr> \
			<td class="dsq-header-avatar"> \
			';

		if (reaction.author_url && reaction.author_url !== '') {
			item += '<a target="_blank" href="' + reaction.author_url +'" class="dsq-avatar">';
		}

		if (reaction.avatar_url && reaction.avatar_url !== '') {
			item += '<img src="' + reaction.avatar_url + '"/>';
		} else {

			item += '<img src="' + Dsq.jsonData.media_url + '/images/noavatar92.png"/>';
		}

		var service_icon = (reaction.get_service_name == 'trackback' || reaction.get_service_name == 'pingback' ? 'rss' : reaction.get_service_name.replace(' ', ''));
		item += (reaction.author_url && reaction.author_url !== ''
				? '</a>'
				: '')
			+ '</td>'
			+ '<td><cite class="dsq-comment-cite">' + reaction.author_name + '</cite> <span class="dsq-comment-header-time">' + reaction.date_created + '</span></td>'
			+ '<td class="dsq-comment-header-likes"></td>'
			+ '</tr></table></div>' // end dsq-comment-header
			+ '<div class="dsq-reaction-header" \
				<table> \
					<tr> \
						<td class="dsq-reaction-header-left">'
							+ '<img class="dsq-service-icon" src="' + Dsq.jsonData.media_url + '/images/reactions/services/' + service_icon + '.png" />'
							+ ' From <a class="dsq-service-name" target="_blank" href="' + reaction.url + '">' + reaction.get_service_name + '</a> '
							+ 'via ' + (reaction.source == 'backtype' ? '<a href="http://backtype.com/">BackType</a>' : '<a href="' + reaction.source_url + '">UberVU</a>')
						+ '</td>'
						+ '<td class="dsq-reaction-header-right">';
			
			if(reaction.retweets) {
				var num_retweets = reaction.retweets.length;
				if (num_retweets > 0) {
					if (num_retweets == 1) {
						item += 'One more retweet from <a href="' + reaction.retweets[0].url + '">'  + reaction.retweets[0].author_name + '</a>';
					} else {
						item += (num_retweets + ' more retweets from ');
						item += '<span id="dsq-reaction-retweets-' + reaction.id + '">';
						var n_tweets = (num_retweets > 3) ? 3 : num_retweets;
						item += Dsq.Templates.showRetweets(reaction.id, n_tweets);
						if (n_tweets != num_retweets) {
							item += '</span> <a onclick="Dsq.Templates.showRetweets(' + reaction.id + ', 0, \'dsq-reaction-retweets-' + reaction.id + '\');'
								+ 'this.parentNode.removeChild(this); return false;" href="#">Show all</a>';
						}
					}
				}
			}	
			item += '</td></tr> \
			</table> \
			</div>' // end dsq-reaction-header
			+ '<div class="dsq-comment-body"> \
				<div class="dsq-comment-message">' + reaction.body + '</div>'
			+ '</div> \
			<div class="dsq-comment-footer"> \
				<div class="dsq-comment-footer-left"> \
				</div>'
				+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator 
					? ' \
					<div class="dsq-comment-footer-right"> \
						<button class="dsq-button-small dsq-hide-reaction" onclick="Dsq.Reaction.hide(' + reaction.id + ')">Hide</button> \
					</div>'
					: '')
			+ '</div>'
		item += '</li>'; /* Reaction HTML ends */
		return item;
	};

	this.reactions = function() {
		var html, reaction;

		if (Dsq.jsonData.reactions === undefined || Dsq.jsonData.reactions.length === 0) {
			return '';
		}

		html = '';
		for (var i = 0; reaction = Dsq.jsonData.reactions[i]; i++) {
			var item = Dsq.Templates.generateReactionHTML(reaction);
			if (item) {
				html += item;
			}
		}

		if (Dsq.jsonData.has_more_reactions) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = Dsq.jsonData.reactions_start;
			var l = Dsq.jsonData.reactions_limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			html += '<li id="dsq-show-more-reactions" class="dsq-show-more-reactions"><button class="dsq-button-small" onclick="' + handler + '">Show more reactions</button></li>';
		}

		return '<h3 id="dsq-reactions-title" class="dsq-h3-reactions">Reactions</h3><ul id="dsq-reactions" class="dsq-reactions">' + html + '</ul>';
	};
	
	this._popupGeneric = function(content) {
		return ' \
		<div class="dsq-popup-container"> \
			<table> \
				<tbody> \
					<tr> \
						<td class="dsq-popup-tl"></td><td class="dsq-popup-b"></td><td class="dsq-popup-tr"></td> \
					</tr> \
					<tr> \
						<td class="dsq-popup-b"></td> \
						<td class="dsq-popup-body"> \
							<div class="dsq-popup-content"> \
								<div class="dsq-popup-title"> \
									<button class="dsq-button-small" style="float:right" onclick="Dsq.Popup._closePopup(null, true)">Close</button>' 
									+ content['header'] 
								+ '</div>'
								+ content['body']
							+ '</div> \
							<div class="powered-by"><a href="http://disqus.com/comments/">Powered by <img src="http://media.disqus.com/images/embed/disqus-logo.png" alt="Disqus Comments" style="margin-bottom:-5px" /></a></div> \
						</td> \
						<td class="dsq-popup-b"></td> \
					</tr> \
					<tr> \
						<td class="dsq-popup-bl"></td><td class="dsq-popup-b"></td><td class="dsq-popup-br"></td> \
					</tr> \
				</tbody> \
			</table> \
		</div> \
		';
	};



	
	this.chooseSubscribe = function(post_id) {

		var pid = post_id ? '-' + post_id : '';
		var menu = Dsq.$('dsq-subscribe-menu' + pid);
		
		menu.style.display = menu.style.display == 'block' ? 'none' : 'block';
		
	};
	
	this.setSubscribe = function(value, el, post_id) {

		var pid = post_id ? '-' + post_id : '';
		var input = Dsq.$('dsq-subscribe-on-post' + pid);
		var select = Dsq.$('dsq-subscribe-select' + pid);
		var menu = Dsq.$('dsq-subscribe-menu' + pid);
		
		select.innerHTML = el.innerHTML;
		input.value = value;
		this.chooseSubscribe(post_id);
	};
	
	this.getFormFields = function(post_id) {

		var fields = {};
		var pid = post_id ? '-' + post_id : '';
		var name = Dsq.$('dsq-field-name' + pid);
		var email = Dsq.$('dsq-field-email' + pid);
		var website = Dsq.$('dsq-field-website' + pid);
		var username = Dsq.$('dsq-field-username' + pid);
		var password = Dsq.$('dsq-field-password' + pid);

		fields = {
			'name': name,
			'email': email,
			'website': website,
			'username': username,
			'password': password
		}
		
		return fields;
	}
	
	this.validateFields = function(post_id) {
		
		if(Dsq.jsonData.request.is_authenticated) { return true; }
		
		var fields = Dsq.Templates.getFormFields(post_id);
		
		var nameField = fields.name;
		var websiteField = fields.website;
		var emailField = fields.email;
		
		websiteField.value = (websiteField.value == Dsq.Templates.placeholder['website']) ? '' : websiteField.value;
		
		var v = [{

			validator: Dsq.Validators.name,
			value: nameField.value
		}, {

			validator: Dsq.Validators.email,
			value: emailField.value
		}, {

			validator: Dsq.Validators.url,
			value: websiteField.value
		}];
		
		return Dsq.Validators.validate(v, function(e) { Dsq.Popup.popModal(e, 'Oops...') } );
	};
	
	this.checkExistingUser = function(post_id) {
		var fields = Dsq.Templates.getFormFields(post_id);		
		Dsq.Popup.loading(post_id);
		
		if (post_id) {
			Dsq.frames['reply_' + post_id].getUserByEmail(fields.email.value);
		} else {
			Dsq.frames['reply_0'].getUserByEmail(fields.email.value);
		}
	};

	this.validateAuth = function(el_clicked, post_id, auth_choice) {
		var fields = Dsq.Templates.getFormFields(post_id);
		var email = fields.email ? fields.email.value : '';
		var username = fields.username ? fields.username.value : '';
		var password = fields.password ? fields.password.value : '';
		
		Dsq.Templates.setLoadingButton(el_clicked, post_id);
		
		if (post_id) {
			Dsq.frames['reply_' + post_id].validateAuth(auth_choice, email, username, password);
		} else {
			Dsq.frames['reply_0'].validateAuth(auth_choice, email, username, password);
		}
	};

	this.lightboxUpdateEmail = function(post_id, new_email) {
		var fields = Dsq.Templates.getFormFields(post_id);
		fields.email.value = new_email;
	};

	this.lightboxAuthenticate = function(post_id, auth_choice, auth_data) {
		var title, body;
		var pid = post_id ? '-' + post_id : '';

		if(typeof(auth_data) == 'undefined') {
			var auth_data = Dsq.Templates.getFormFields(post_id);
		}

		d = auth_data;

		switch(auth_choice) {
			case 'register':
				var suggestedUsername = d.name.value.replace(/[^a-zA-Z0-9-]/g,'').toLowerCase();
			
				title = Dsq.jsonData.forum.allow_anon_post ? 'Optional:' : 'Required:';
				title += ' Register a <img src="http://media.disqus.com/images/embed/disqus-profile.png" alt=Disqus Profile" />';

				body = ' \
				<ul class="dsq-lightbox-register-reasons"> \
				<li>Verify your comments</li> \
				<li>Edit and delete comments</li> \
				<li>Manage comments and replies</li> \
				</ul> \
				';

				body += ' \
				<div class="dsq-lightbox-auth-fields"> \
					<table> \
						<tr> \
							<td>Email</td> \
							<td><input type="text" value="' + d.email.value + '" onchange="Dsq.Templates.lightboxUpdateEmail(' + post_id + ', this.value)" /><div id="dsq-email-errors' + pid + '"></div></td> \
						</tr> \
						<tr> \
							<td>Username</td> \
							<td><input id="dsq-field-username' + pid + '" type="text" value="' + suggestedUsername + '"/><div id="dsq-username-errors' + pid + '"></div></td> \
						</tr> \
						<tr> \
							<td>Password</td> \
							<td><input id="dsq-field-password' + pid + '" type="password" /><div id="dsq-password-errors' + pid + '"></div></td> \
						</tr> \
					</table> \
					<div class="dsq-lightbox-switch-auth"><a href="#" onclick="Dsq.Templates.lightboxAuthenticate(' + post_id + ',\'login\'); return false">Login instead</a></div> \
				</div> \
				<div id="dsq-lightbox-errors' + pid + '" class="dsq-lightbox-errors"></div> \
				<div class="dsq-lightbox-submit"> \
					<div class="dsq-lightbox-auth-post"><button class="dsq-button" onclick="Dsq.Templates.validateAuth(this, ' + post_id + ',\'' + auth_choice + '\')">Register and Post comment</button></div>'
					+ (Dsq.jsonData.forum.allow_anon_post
						? '<div class="dsq-lightbox-auth-skip"><button class="dsq-button-small" onclick="Dsq.Templates.postComment(' + post_id + ', this, true)">Just post as a Guest</button></div>'
						: '')
				+ '</div> \
				';
				break;
			case 'login':
				title = Dsq.jsonData.forum.allow_anon_post ? 'Optional:' : 'Required:';
				title += ' Login to your <img src="http://media.disqus.com/images/embed/disqus-profile.png" alt=Disqus Profile" />';
				body = '';
				
				if(d.avatar_url) {
					body += '<div class="dsq-lightbox-recognized"><table><tr>';
					body += '<td><img src="' + d.avatar_url + '" alt="" /></td>';
					body += '<td><span class="dsq-badge ' + (d.verified ? 'dsq-badge-verified' : 'dsq-badge-registered') + '">' + (d.verified ? 'Verified' : 'Registered') + '</span></td>';
					body += '<td>Hey <strong>' + d.display_name + '</strong>, is that you? Login below to claim this comment.';
					body += '</tr></table></div>';
				}

				body += ' \
				<div class="dsq-lightbox-auth-fields"> \
					<table> \
						<tr> \
							<td>Username or Email</td> \
							<td><input id="dsq-field-username' + pid + '" type="text" value="' + (d.avatar_url ? d.username : '') + '" /></td> \
						</tr> \
						<tr> \
							<td>Password <a href="http://disqus.com/forgot" target="_blank">(cannot log in?)</a></td> \
							<td><input id="dsq-field-password' + pid + '" type="password" /></td> \
						</tr> \
					</table> \
					<div class="dsq-lightbox-switch-auth"><a href="#" onclick="Dsq.Templates.lightboxAuthenticate(' + post_id + ',\'register\'); return false">Register instead</a></div> \
				</div> \
				<div id="dsq-lightbox-errors' + pid + '" class="dsq-lightbox-errors"></div> \
				<div class="dsq-lightbox-submit"> \
					<div class="dsq-lightbox-auth-post"><button class="dsq-button" onclick="Dsq.Templates.validateAuth(this, ' + post_id + ',\'' + auth_choice + '\')">Login and Post comment</button></div>'
					+ (Dsq.jsonData.forum.allow_anon_post
						? '<div class="dsq-lightbox-auth-skip"><button class="dsq-button-small" onclick="Dsq.Templates.postComment(' + post_id + ', this, true)">Just post as a Guest</button></div>'
						: '')
				+ '</div> \
				';
				break;
			default:
				break;
		}
		Dsq.Popup.lightbox(body, title, post_id);
		Dsq.$('dsq-field-username' + pid).focus();
	};
	
	this.buttonsToRestore = [];
	this.setLoadingButton = function(btn, post_id) {
		var pid = post_id ? '-' + post_id : '';
		if (btn) {

			var loadingBtn = document.createElement('button');
			loadingBtn.id = btn.id + '-loading';
			loadingBtn.innerHTML = '<img src="http://media.disqus.com/images/loading-lite.gif" alt="" /> Just a moment...';
			loadingBtn.className = btn.className + ' dsq-post-loading';
			btn.parentNode.appendChild(loadingBtn);
			btn.style.display = 'none';
			var cancelBtn = Dsq.$('dsq-cancel-button' + pid);
			if(cancelBtn) { cancelBtn.style.display = 'none'; this.buttonsToRestore.push(cancelBtn); }
			this.buttonsToRestore.push(btn);
		} else {

			var buttons = this.buttonsToRestore;
			for(var i = 0; i < buttons.length; i++) {
				buttons[i].style.display = 'inline';
				Dsq.Utils.deleteNode(Dsq.$(buttons[i].id + '-loading'));
			}
		}
		
	};

	this.postComment = function(post_id, el_clicked, force, auth_choice) {
		var append_id = post_id ? '-' + post_id : '';
		var fields = Dsq.Templates.getFormFields(post_id);

		if (Dsq.Templates.validateFields(post_id)) {

			if (!Dsq.jsonData.request.is_authenticated && !force &&
				((!Dsq.Utils.readCookie('skipped_auth') && !disqus_skip_auth && !Dsq.jsonData.forum.disqus_auth_disabled) || !Dsq.jsonData.forum.allow_anon_post)) {
				Dsq.Templates.checkExistingUser(post_id);
				return false;
			}
			var params = [];
			if (!Dsq.jsonData.request.is_authenticated) {
				params.push(fields.name.value,
					fields.email.value,
					fields.website.value);

				if (auth_choice == 'login' || auth_choice == 'register') {
					params.push({
						auth_choice: auth_choice,
						username: fields.username.value,
						password: fields.password.value,
						email: fields.email.value
					});
				} else {
					params.push(null);
				}

				params.push(null /* sharing options */, Dsq.$('dsq-subscribe-on-post' + append_id).value);
			} else {
				var service_checked = function(name) {
					var el = Dsq.$('dsq-sharing-' + name + append_id);
					return (el !== null && el.checked === true) ? '1' : '0';
				};
				params.push(null, null, null, null, {
					tw: service_checked('twitter'),
					fb: service_checked('facebook'),
					tr: service_checked('tumblr'),
					wp: service_checked('wordpress'),
					mt: service_checked('movabletype'),
					tp: service_checked('typepad'),
					yh: service_checked('yahoo')
				});
			}

			var frame = Dsq.frames['reply_' + (post_id ? post_id : 0)];
			frame.post.apply(frame, params);

			if (el_clicked) {
				Dsq.Templates.setLoadingButton(el_clicked, post_id);
			}
			
			if (force) {
				Dsq.Utils.createCookie('skipped_auth', true);	
			}
			
		} else {
			return false;
		}
	};

	this.editComment = function(el_clicked, post_id) {
		var edited_message = Dsq.$('dsq-edit-textarea-' + post_id).value;

		Dsq.Templates.setLoadingButton(el_clicked, post_id);
		Dsq.frames['edit_' + post_id].edit(post_id, edited_message);
	};

	this.toggleEdit = function(post_id) {
		var body = Dsq.$('dsq-comment-body-' + post_id);
		var message = Dsq.$('dsq-comment-message-' + post_id);

		if (!Dsq.Post.stateEditToggled[post_id]) {


			message.style.display = 'none';
			if (Dsq.$('dsq-edit-' + post_id)) {
				Dsq.$('dsq-edit-' + post_id).style.display = 'block';
			} else {

				var edit_area = document.createElement('div');
				edit_area.id = 'dsq-edit-' + post_id;
				edit_area.className = 'dsq-edit dsq-textarea';
				edit_area.innerHTML = ' \
				<div class="dsq-textarea-wrapper"> \
					<textarea class="dsq-edit-textarea" id="dsq-edit-textarea-' + post_id + '">' + message.innerHTML + '</textarea> \
				</div> \
				<div class="dsq-save-edit"> \
					<button onclick="Dsq.Templates.editComment(this, ' + post_id + ')" class="dsq-button-small">Save Edit</button> \
				</div> \
				<div id="dsq-edit-iframe-' + post_id + '" style="display: none"></div> \
				';

				body.appendChild(edit_area);

				if (!Dsq.frames['edit_' + post_id]) {
					var _meta = Dsq.jsonData.posts[post_id];
					Dsq.frames['edit_' + post_id] = new Dsq.ReplyFrame(Dsq.$('dsq-edit-iframe-' + post_id), post_id);
					Dsq.frames['edit_' + post_id].init();
					Dsq.frames['edit_' + post_id].setState(post_id, _meta.depth);
				}
			}
		} else {

			message.style.display = 'block';
			Dsq.$('dsq-edit-' + post_id).style.display = 'none';
		}
		
		Dsq.Post.stateEditToggled[post_id] = !Dsq.Post.stateEditToggled[post_id];
	};
	
	this.edit = function(el, post_id) {

		Dsq.Templates.toggleEdit(post_id);
	};

	this.toggleReply = function(post_id, button) {
		
		if(!this.stateReplyToggled[post_id]) {

			if (Dsq.$('dsq-reply-post-' + post_id)) {
				Dsq.$('dsq-append-post-' + post_id).style.display = 'block';
			} else {
				Dsq.$('dsq-append-post-' + post_id).innerHTML = Dsq.Templates.postBox(post_id);
				var container = Dsq.$('dsq-textarea-wrapper-' + post_id);
				if (!Dsq.frames['reply_' + post_id] && container) {
					var _meta = Dsq.jsonData.posts[post_id];
					Dsq.frames['reply_' + post_id] = new Dsq.ReplyFrame(container, post_id);
					Dsq.frames['reply_' + post_id].init(function() {

						Dsq.$('dsq-append-post-' + post_id).innerHTML = Dsq.Templates.postBox(post_id, true);
						Dsq.$('dsq-form-area-' + post_id).innerHTML = '';

						var theme = (typeof disqus_frame_theme == 'undefined') ? 'default' : disqus_frame_theme;
						Dsq.Iframes.showReplyIframeInContainer(Dsq.$('dsq-form-area-' + post_id), post_id, {theme: theme});

					});
					Dsq.frames['reply_' + post_id].setState(post_id, _meta.depth);
				}
			}
			Dsq.$('dsq-append-post-' + post_id).className = 'dsq-append-post';
			Dsq.$('dsq-comment-footer-reply-' + post_id).className = 'dsq-comment-footer-reply-active';
			
		} else {

			Dsq.$('dsq-append-post-' + post_id).style.display = 'none';
			Dsq.$('dsq-append-post-' + post_id).className = '';
			Dsq.$('dsq-comment-footer-reply-' + post_id).className = 'dsq-comment-footer-reply';
		}
		
		this.stateReplyToggled[post_id] = !this.stateReplyToggled[post_id];

		if(Dsq.Utils.ie && this.stateReplyToggled[post_id]) {

		}

		Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_TOGGLED, {
			postId: post_id,
			opened: this.stateReplyToggled[post_id]
		});
	};
	
	this.moderateOptions = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		
		if(!Dsq.jsonData.request.is_moderator && !Dsq.jsonData.request.is_global_moderator) { return false; }

		var html;
		
		html = ' \
		<div class="dsq-moderate-options"> \
		<table>'
		+ (_meta.email ? '<tr><td>Email</td><td>' + _meta.email + '</td></tr>' : '')
		+ (_meta.ip ? '<tr><td>IP address</td><td>' + _meta.ip + '</td></tr>' : '')
		+ '<tr> \
			<td>Actions</td> \
			<td><ul>'
			+ (Dsq.jsonData.request.moderator_can_edit
				? '<li><a href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); Dsq.Popup._closePopup(null, true); return false;">Edit Comment</a></li>'
				: '')
			+ '<li><a href="#" onclick="Dsq.Post.removePost(' + post_id + ', 1); Dsq.Popup._closePopup(null, true); return false;">Delete Comment</a></li> \
			<li><a href="#" onclick="Dsq.Post.reportSpam(' + post_id + '); Dsq.Popup._closePopup(null, true); return false;">Mark Spam</a></li> \
			<li><a href="#" onclick="Dsq.Popup.blacklist(' + post_id + '); return false">Block User</a></li> \
			</ul></td> \
			</table> \
		</div> \
		';
		
		html += '<p>Go to the full <a href="http://disqus.com/comments/moderate/" target="_blank">moderate panel</a> for more options.</p>';
		
		return Dsq.Popup.popModal(html, 'Moderate Options', post_id);
	};
	
	this.placeholder = {
		'class': 'dsq-placeholder',
		'name': Dsq.Strings.NAME,
		'email': Dsq.Strings.EMAIL,
		'website': Dsq.Strings.WEBSITE + ' (' + Dsq.Strings.OPTIONAL.toLowerCase() + ')'
	};
	
	this.handlePlaceholder = function(evt, el, key) {
		var placeholder = Dsq.Templates.placeholder[key];
		var className = Dsq.Templates.placeholder['class'];
		
		switch(evt.type) {
			case 'focus':
				if(el.value == placeholder) {
					el.value = '';
					el.className = '';
				}
				break;

			case 'blur':
				if(el.value == '') {
					el.value = placeholder;
					el.className = className;
				}
				break;
			default:
				break;
		}
	};
	
	this.paginate = function(page, el_clicked) {

		var extra_params = '';

		if(typeof disqus_per_page != 'undefined') {
			extra_params += '&per_page=' + disqus_per_page;
		}
		if(typeof disqus_sort != 'undefined') {
			extra_params += '&sort=' + disqus_sort;
		}

		Dsq.$('dsq-pagination').innerHTML += '<img src="http://media.disqus.com/images/loading-small.gif">';
		
		if(el_clicked) {
			Dsq.Templates.setLoadingButton(el_clicked);
		}
		
		Dsq.Utils.execScript('http://disqus.com/forums/consumerismcommentary/thread.js'
			+ '?slug='	+ 'still_believe_real_estate_values_never_go_down'
			+ '&p='		+ page
			+ extra_params);
	};
	
	
	this.rate = function(el, id, vote) {


		if(Dsq.jsonData.request.is_authenticated || Dsq.jsonData.forum.allow_anon_votes) {
			if(vote == 1) {
				Dsq.$('dsq-like-' + id).innerHTML = '<img src="http://media.disqus.com/images/loading-small.gif">';
			}
			Dsq.Utils.execScript('http://disqus.com/forums/consumerismcommentary/vote.js'
				+ '?post_id='    + id
				+ '&vote='        + vote);
		} else {
			Dsq.Popup.login('To rate, please log in');
		}
	};

	this.voted = function(post_id, points, vote) {

		Dsq.$('dsq-like-pts-' + post_id).innerHTML = points + Dsq.Utils.pluralize(points, ' person', ' people') + ' liked this.';

		if(vote) {
			Dsq.$('dsq-like-' + post_id).innerHTML = 'You liked this.&nbsp;&nbsp;';
		}
	};




	this.postComment_onSuccess = function(response, parent_post_id, post_id) {
		var approved = response.message.post_meta.approved;

		if (parent_post_id) {
			Dsq.Post.toggleReply(parent_post_id);
		}

		Dsq.Popup._closePopup(null, true);
		
		if (approved) {
			Dsq.Post.incrementPostCount();
			Dsq.Post.outlineComment(post_id);
		} else {			
			var unapproved_msg = 'Thanks for posting!\
	 Your comment must be approved by a moderator before appearing here.\
			';
			Dsq.Popup.popModal(unapproved_msg, 'Comment awaiting approval', post_id);
		}

		var sharing_results = response.message.sharing_results;
		var sharing_errors = '';
		for (var service in sharing_results) {
			if (sharing_results.hasOwnProperty(service) === true) {
				if (sharing_results[service].error === true) {
					sharing_errors += service + ', ';
				}
			}
		}

		if (sharing_results.facebook && sharing_results.facebook.callback) {
			FB.ensureInit(function() {
				FB.Connect.streamPublish('', sharing_results.facebook.attachment);
			});
		}

		if (sharing_errors !== '') {
			var message = 'Your comment was posted, but there were errors sharing with the following connections: ';
			message += sharing_errors.replace(/,\s$/, '');
			message += '<p><a href="' + Dsq.jsonData.settings.disqus_url + '/profile/connections" target="_blank">Configure your connections here</a></p>'
			Dsq.Popup.popModal(message, 'Sharing options');
		}

		Dsq.Templates.setLoadingButton(false);
	};

	this.postComment_onFailure = function(response, parent_post_id, post_id) {

		Dsq.Templates.setLoadingButton(false);
	};
};




// TODO: It might be faster to use string methods to find all <li (...) </li> blocks and pass to Dsq.PostHandler manually.
Dsq.CommentsHandler = function(str, head, post_id, content, tail, offset, s) {
	var prepend_post = Dsq.Templates.prependPost(post_id);
	var append_post = Dsq.Templates.appendPost(post_id);

	content = content.replace(Dsq.POST_RE, Dsq.PostHandler);
	Dsq.Templates.postLoopCounter++;
	head = Dsq.Templates.Filters.commentContainer(post_id, head);
	return prepend_post + head + content + tail + append_post;
};

Dsq.PostHandler = function(str, h_head, post_id, h_content, h_tail, b_head, b_content, b_tail, offset, s) {
	var prepend_header = Dsq.Templates.postPrependHeader(post_id);
	var append_header = Dsq.Templates.postAppendHeader(post_id);
	var prepend_body = Dsq.Templates.preBody(post_id);
	var append_body = Dsq.Templates.postBody(post_id);
	var append_footer = Dsq.Templates.postFooter(post_id);

	b_content = b_content.replace(Dsq.POST_BODY_RE, Dsq.PostBodyHandler);
	return h_head + prepend_header + h_content + append_header + h_tail + b_head + prepend_body + b_content + append_body + b_tail + append_footer;
};

Dsq.PostBodyHandler = function(str, head, post_id, content, tail, offset, s) {
	content = Dsq.Templates.Filters.commentContent(post_id, content);
	return head + content + tail;
};

Dsq.MediaPostHandler = function(str, args, offset, s) {
	args = args.split(' ');
	if(args[0] == 'seesmic') {
		return '<br />' + Dsq.Templates.mediaSeesmic(args[1], args[2]);
	}
	return '';
};


/**
 * Shorcuts
 */
Dsq.$ = function(element) { return document.getElementById(element); };
Dsq.$b = document.body || document.getElementsByTagName('body')[0];


/**
 * Dsq.Debug: Logging functions.
 */

Dsq.Debug = new function() {this.log=function(s){};this.profile=function(f){if(typeof f == 'function')return f();else return eval(f);};};


/**
 * Dsq.Urls: URL paths
 */
Dsq.Urls = new function() {
	this.LOGIN = '/profile/login/';
	this.LOGOUT = '/logout/';
	this.REPLY = 'http://consumerismcommentary.disqus.com/still_believe_real_estate_values_never_go_down/reply.html';
	this.REQUEST_USER_PROFILE = '/AnonymousUser/';
	this.REQUEST_USER_AVATAR = 'http://media.disqus.com/uploads/forums/21/4864//avatar92.jpg';
};
// Dsq.Urls

/**
 * Dsq.Validators: Validation for form fields
 */
Dsq.Validators = new function() {
	this.VALID_EMAIL_RE = /^[a-z0-9\-\_\+]+(\.[a-z0-9\-\_\+]+)*\@(([a-z0-9\-\_\+]+(\.[a-z0-9\-\_\+]+)*)+\.[a-z]{2,}|([0-9]+\.){3}[0-9]+)$/i;
	this.name = function(name) {
		var error = false;

		if(typeof Dsq.Templates.placeholder !== 'undefined' &&
		   name == Dsq.Templates.placeholder.name) {
			error = true;
		}
		if(name.length <= 1) {
			error = true;
		}

		if(error) {
			return "Please enter a name to comment.";
		} else {
			return true;
		}
	};
	this.email = function(addr) {
		if(Dsq.Validators.VALID_EMAIL_RE.test(addr)) {
			return true;
		} else {
			return "Please enter a valid email to comment.";
		}
	};
	this.url = function(addr) {
		if(!addr || addr.indexOf('.') != -1) {
			return true;
		} else {
			return "Please check your website URL (this field is optional).";
		}
	};

	this.validate = function(bulk_validation, failure_callback) {
		failure_callback = failure_callback || function(e){ alert(e); };

		for(var i = 0; i < bulk_validation.length; i++) {
			v = bulk_validation[i];
			ret = v.validator(v.value);
			if(ret !== true) {
				failure_callback(ret);
				return false;
			}
		}
		return true;
	};
};

/**
 * Dsq.Utils: Generic utility functions.
 */
Dsq.Utils = new function() {
	this.ie = /msie/i.test(navigator.userAgent) && !/opera/i.test(navigator.userAgent);
	this.ie7 = (document.all && !window.opera && window.XMLHttpRequest) ? true : false;
	this.ie6 = (!window.XMLHttpRequest) ? true: false;
	this.webkit = navigator.userAgent.indexOf('AppleWebKit/') >= 0;
	this.gebiFromElementCollectionCache = {};
	this._styleSheet = null;

	this.gebiFromElement = function(el, id, tag) {
		// This only method only helps IE.
		if(!this.ie) {
			return Dsq.$(id);
		} else {
			var cacheKey = el.id + '-' + tag;
			tag = tag || 'div';
			if(typeof this.gebiFromElementCollectionCache[cacheKey] != 'undefined') {
				collection = this.gebiFromElementCollectionCache[cacheKey];
			} else {
				collection = el.getElementsByTagName(tag);
				this.gebiFromElementCollectionCache[cacheKey] = collection;
			}

			for(var i = 0; i < collection.length; i++) {
				if(collection[i].id == id) {
					return collection[i];
				}
			}
			return null;
		}
	};

	this.execOnReady = function(func) {
		var node = document.createElement('document:ready');
		try {
			node.doScroll('left');
			func();
			node = null;
		} catch(err) {
			setTimeout(function() { Dsq.Utils.execOnReady(func); }, 10);
		}
	};


	// Courtesy of http://www.quirksmode.org/js/cookies.html
	this.createCookie = function(name,value,days) {
		if (days) {
			var date = new Date();
			date.setTime(date.getTime()+(days*24*60*60*1000));
			var expires = "; expires="+date.toGMTString();
		}
		else var expires = "";
		document.cookie = name+"="+value+expires+"; path=/";
	};

	this.readCookie = function(name) {
		var nameEQ = name + "=";
		var ca = document.cookie.split(';');
		for(var i=0;i < ca.length;i++) {
			var c = ca[i];
			while (c.charAt(0)==' ') c = c.substring(1,c.length);
			if (c.indexOf(nameEQ) == 0) return c.substring(nameEQ.length,c.length);
		}
		return null;
	};

	this.eraseCookie = function(name) {
		Dsq.Utils.createCookie(name,"",-1);
	};

	this.deleteNode = function(node) {
		if(node) {
			this.deleteChildren(node);
			if(typeof node.outerHTML != 'undefined') { node.outerHTML = ''; }
			else if(node.parentNode) { node.parentNode.removeChild(node); }
			delete node;
		}
	};

	this.deleteChildren = function(node) {
		if(node) {
			for(var x = node.childNodes.length-1; x >= 0; x--) {
				var childNode = node.childNodes[x];
				if(childNode.hasChildNodes()) { this.deleteChildren(childNode); }
				if(typeof childNode.outerHTML != 'undefined') { childNode.outerHTML = ''; }
				else node.removeChild(childNode);
				delete childNode;
			}
		}
	};

	this.findPos = function(obj) {
		var curleft = 0;
		var curtop = 0;
		if (obj.offsetParent) {
			do {
				curleft += obj.offsetLeft;
				curtop += obj.offsetTop;
			} while (obj = obj.offsetParent);
		}
		return [curleft,curtop];
	};

	this.getWindowSize = function() {
		var windowWidth = -1;
		var windowHeight = -1;

		if(typeof(window.innerWidth) == 'number') { //Non-IE
			windowWidth = window.innerWidth;
			windowHeight = window.innerHeight;
		} else if(document.documentElement) { // IE 6+ in 'standards compliant mode'
			windowWidth = document.documentElement.clientWidth || document.body.clientWidth;
			windowHeight = document.documentElement.clientHeight || document.body.clientHeight;
		}

		return [windowWidth, windowHeight];
	}

	this.getScrollPos = function() {
		var scrollWidth, scrollTop;

		if(document.documentElement && (document.documentElement.scrollTop || document.documentElement.scrollWidth)) {
			scrollWidth = document.documentElement.scrollWidth;
			// IE is weird here.  If no doctype is provided, document.body.scrollTop is 0,
			// otherwise document.documentElement.scrollTop is 0.
			scrollTop = document.documentElement.scrollTop || document.body.scrollTop;
		} else if(document.body.scrollTop && document.body.scrollWidth) {
			scrollWidth = document.body.scrollWidth;
			scrollTop = document.body.scrollTop;
		}

		return [scrollWidth, scrollTop];
	}

	this.addEventListener = function(instance, eventName, listener) {
		var listenerFn = listener;
		if (instance.addEventListener) {
			instance.addEventListener(eventName, listenerFn, false);
		} else if (instance.attachEvent) {
			listenerFn = function() {
				listener(window.event);
			};
			instance.attachEvent("on" + eventName, listenerFn);
		} else {
			throw new Error("Event registration not supported");
		}
		return {
			instance: instance,
			name: eventName,
			listener: listenerFn
		};
	};

	this.removeEventListener = function(event) {
		var instance = event.instance;
		if (instance.removeEventListener) {
			instance.removeEventListener(event.name, event.listener, false);
		} else if (instance.detachEvent) {
			instance.detachEvent("on" + event.name, event.listener);
		}
	};

	this.fixIframesIE = function(id) {
		var disqusThread = Dsq.$(disqus_container_id);
		var iframes = disqusThread.getElementsByTagName('iframe');

		if(id) {
			var container = Dsq.$(id);
		} else {
			var container = Dsq.$('dsq-content');
		}

		for(i = 0; i < iframes.length; i++) {
			if (container) {
				iframes[i].style.width = container.offsetWidth;
			}
		}
	};

	this.getElementsByClassName = function(oElm, strTagName, strClassName) {
	/* Credit: Jonathan Snook [http://www.snook.ca/jonathan], Robert Nyman [http://www.robertnyman.com] */
		var arrElements = (strTagName == "*" && oElm.all)? oElm.all : oElm.getElementsByTagName(strTagName);
		var arrReturnElements = new Array();
		strClassName = strClassName.replace(/\-/g, "\\-");
		var oRegExp = new RegExp("(^|\\s)" + strClassName + "(\\s|$)");
		var oElement;
		for(var i = 0; i < arrElements.length; i++) {
			oElement = arrElements[i];
			if(oRegExp.test(oElement.className)) {
				arrReturnElements.push(oElement);
			}
		}
		return (arrReturnElements);
	};

	this.postToUrl = function(url, post_data, opt_redirect) {
		var form = document.createElement('form');
		var iframe_container = document.createElement('div');
		var id = 'dsq-temp-iframe-' + (new Date()).getTime();

		form.method = 'POST';
		form.action = url;
		if (!opt_redirect) {
			form.target = id;
		}
		iframe_container.innerHTML = '<iframe style="display:none" name="' + id + '" id="' + id + '"></iframe>';

		for(var key in post_data) {
			if(post_data.hasOwnProperty(key)) {
				var input = document.createElement('input');
				input.name = key;
				input.type = 'hidden';
				input.value = post_data[key];

				form.appendChild(input);
			}
		}

		Dsq.$b.appendChild(iframe_container);
		Dsq.$b.appendChild(form);
		form.submit();
	};

	// Strips integer id from id of element in the form ('some-id-###')
	this.extractId = function(e) {
		var chunks = e.id.split('-');
		if(chunks.length <= 1) {
			return 0;
		} else {
			return parseInt(chunks[chunks.length-1]);
		}
	};

	this.getStyle = function(el, styleProp) {
		if(el.currentStyle) {
			var y = el.currentStyle[styleProp];
		} else if(window.getComputedStyle) {
			var y = document.defaultView.getComputedStyle(el, null).getPropertyValue(styleProp);
		}

		if(y == 'transparent' || y == '') {
			this.getStyle(el.parentNode, styleProp);
		} else {
			return y;
		}
	};

	this.execScript = function(url, append_qs, container) {
		var script = document.createElement('script');
		append_qs = typeof append_qs == 'undefined' ? true : append_qs;
		container = container || Dsq.container;

		if(append_qs) {
			var j = (url.indexOf('?') >= 0) ? '&' : '?';
			url += j + (new Date()).getTime();
		}
		script.type = 'text/javascript';
		script.charset = 'UTF-8';
		script.src = url;
		container.appendChild(script);
		return script;
	};

	this.pluralize = function(num, singular, plural) {
		return (num != 1) ? plural || 's' : singular || '';
	};

	this.getRequestParams = function(queryString /* optional */) {
		var pairs, tuple;
		var params = {};

		queryString = queryString || window.location.search.substring(1);
		pairs = queryString.split('&');

		for (var i = 0, pair; pair = pairs[i]; i++) {
			tuple = pair.split('=');
			params[tuple[0]] = (tuple[1] || true);
		}

		return params;
	};

	this.addCssRule = function(selector, styleText, index) {
		var stylesheet;
		index = index || 0;

		if(!this._styleSheet) {
			var styleEl = document.createElement('style');
			document.getElementsByTagName('head')[0].appendChild(styleEl);
			this._styleSheet = styleEl.sheet;
			if(!this._styleSheet) {
				// IE does not like our newly created stylesheet.
				this._styleSheet = document.styleSheets[document.styleSheets.length-1];
			}
		}
		stylesheet = this._styleSheet;

		if(stylesheet.insertRule) {
			var ruleText = selector + ' { ' + styleText + ' }';
			if(index == -1) {
				index = stylesheet.cssRules.length;
			}
			stylesheet.insertRule(ruleText, index);
		} else if(stylesheet.addRule) {
			stylesheet.addRule(selector, styleText, index);
		}
	};

	this.forEachIn = function(obj, callback) {
		for(var key in obj) {
			if(obj.hasOwnProperty(key)) {
				callback(key, obj[key]);
			}
		}
	};

	this._interpolateGlobalContext = {
		// values that get used a lot and are global to the request
		'profile_url': Dsq.Urls.REQUEST_USER_PROFILE,

		'disqus_url': Dsq.jsonData.settings.disqus_url,
		'media_url': Dsq.jsonData.settings.media_url,
		'request_username': Dsq.jsonData.request.username,
		'request_display_username': Dsq.jsonData.request.display_username,
		'forum_name': Dsq.jsonData.forum.name
	};

	this.renderFromContextStack = function(key, contexts) {
		// Returns the first instance of `key` in the array of objects `contexts` or else ''
		for (var i=0; i<contexts.length; i++) {
			if (contexts[i][key] !== undefined) {
				return String(contexts[i][key]);
			}
		}
		throw new Error('key ' + key + ' not found in context');
	};

	var that = this;
	this.interpolate = function(fmt, opt_localContext) {
		// Interpolate `fmt` named-format string with an assumed global context.
		// Based on `interpolate` in django.views.i18n
		var contextStack = [opt_localContext || {}, that._interpolateGlobalContext];
		return fmt.replace(/%\(\w+\)s/g, function(match){
			return that.renderFromContextStack(match.slice(2,-2), contextStack);
		});
	};

	this.stripTags = function(s) {
		// Removes HTML tags from `s`
		return s.replace(/(<([^>]+)>)/g,"");

	};

	this.assert = function(b) {
		if (!b) {
			throw new Error('Assertion error.');
		}
	};

};
// Dsq.Utils

/**
 * Dsq.Popup: Popup helper functions.
 */
Dsq.Popup = new function() {
	this.timeHide = new Array();
	this.timeShow = new Array();
	this.activePopup = {};
	this.profileCache = {};
	this.statusCache = {};

	this.showTimer = function(post_id) {
		// clear the hide timer
		clearTimeout(this.timeHide[post_id]);

		// start the timer
		if(!Dsq.Popup.profileIsOn && !Dsq.Thread.adminIsOn) {
			this.timeShow[post_id] = setTimeout("Dsq.Popup.popProfile(\"" + post_id + "\")", 400);
		}
	};

	this.hideTimer = function(post_id) {
		// clear the show timer
		clearTimeout(this.timeShow[post_id]);
	};

	this.updateProfile = function(username) {
		// Callback from /embed/profile.js
		if (this.statusCache[username]) {
			var statusEl = Dsq.$('dsq-profile-status-' + username);
			statusEl.innerHTML = this.statusCache[username];
			statusEl.style.display = 'block';
		}

		if (this.profileCache[username]) {
			var _cache = this.profileCache[username];

			var _genhtml = function(text) { return '<span><big>' + text + '</big></span>'; };
			var _no_comments = _genhtml(Dsq.FmtStrings.NUMBER_OF_COMMENTS(_cache.comments_count));
			var _no_likes = _genhtml(Dsq.FmtStrings.NUMBER_OF_LIKES(_cache.likes_count));
			var _no_points = _genhtml(Dsq.FmtStrings.NUMBER_OF_POINTS(_cache.points));

			var statsEl = Dsq.$('dsq-popup-profile-user-stats-' + username);
			statsEl.innerHTML = '';

			if (Dsq.jsonData.users[username].registered) {
				statsEl.innerHTML = _no_comments + _no_likes;
			}
			statsEl.innerHTML += _no_points;

			var activeSites = '';
			for (var i = 0; i < _cache.active_sites.length; i++) {
				var site = _cache.active_sites[i];
				activeSites += '<li><a href="' + site.url + '"> \
					<img src="' + site.favicon + '"/ width="16" height="16"/></a>\
					<a href="' + site.url + '">' + site.name + '</a></li>';
			}
			if (activeSites !== '') {
				Dsq.$('dsq-popup-profile-active-sites-' + username).innerHTML = activeSites;
			} else {
				Dsq.$('dsq-popup-profile-active-sites-' + username).innerHTML = 'This site.';
			}

			var moderatedSites = '';
			for (var i = 0; i < _cache.moderated_sites.length; i++) {
				var site = _cache.moderated_sites[i];
				moderatedSites += '<li><a href="' + site.url + '"> \
					<img src="' + site.favicon + '"/ width="16" height="16"/></a>\
					<a href="' + site.url + '">' + site.name + '</a></li>';
			}
			if (moderatedSites !== '') {
				Dsq.$('dsq-popup-profile-moderated-' + username).innerHTML = moderatedSites;
			} else {
				Dsq.$('dsq-popup-profile-moderated-wrapper-' + username).innerHTML = '';
			}
		}

		// Reposition popup after full HTML is rendered
		if(Dsq.Popup.activePopup && Dsq.Popup.activePopup.el) {
			Dsq.Popup.initPopup(Dsq.Popup.activePopup.el, Dsq.Popup.activePopup.id, Dsq.Popup.activePopup.type);
		}

	};

	this.showCookieMsgs = function() {
		var title = '';
		var message = '';
		var numAlerts = 0;

		Dsq.Utils.forEachIn(Dsq.jsonData.cookie_messages, function(k, v) {
			if (!v) return;

			switch(k) {
				// Cookie: Twitter
				case 'post_twitter':
					if (v === 'error') {
						title = 'Twitter Error!';
						message += '<li id="dsq-msg-twitter-error">Oops, we couldn\'t tweet this comment. Please check your <a href="http://disqus.com/account/services">account settings</a>.</li>';
					} else {
						var _msg = v.split(':');
						title = 'Tweeted!';
						message += '<li id="dsq-msg-twitter-success">Your comment was successfully tweeted. <a href="http://twitter.com/' + _msg[0] + '/status/' + _msg[1] + '">Click here to view the tweet</a>.</li>';
					}
					break;
				// Cookie: Unapproved Post
				case 'post_not_approved':
					title = 'Comment awaiting approval by a moderator';
					message += '<li id="dsq-msg-post-not-approved">Your comment must be approved by a moderator before appearing here.</li>';
					break;
				// Cookie: Profile Found
				case 'post_has_profile':
					title = 'Use your existing commenter profile';
					message += '<li id="dsq-msg-post-has-profile">You have just posted your commment as a <span class="dsq-badge-guest">Guest</span>, but you may already have a <span class="logo-disqus">Disqus</span> Profile.<br /><br /><a href="http://disqus.com/claim">Log in and claim this comment!</a></li>';
					break;
				case 'user_created':
					var _data = v.split(':');
					title = 'Profile created!';
					message += '<li id="dsq-msg-user-created">You have just created a <span class="logo-disqus">Disqus</span> Profile, the best way to claim, manage, and track your comments all over the web. \
					<br /><br />A confirmation is being sent to <strong>' + _data[1] + '</strong>. Please check for this email in order to verify your profile. \
					<ul class="dsq-list-tick"> \
						<li>Your username is <strong>' + _data[0] +'</strong>. <a href="http://disqus.com/people/' + _data[0] + '/" target="_blank">Click here to view your public profile</a>.</li> \
						<li>Be sure to set your profile picture, as well as connect your <span class="dsq-badge-facebook">Facebook</span> and <span class="dsq-badge-twitter">Twitter</span> accounts. <a href="http://disqus.com/account/" target="_blank">Click here for account settings</a>.</li> \
					</ul> \
					</li>'
					break;
				default:
					break;
			}
			numAlerts++;
		});

		if(numAlerts > 1) {
			message = '<ul class="dsq-list-bluebullet">' + message;
			message += '</ul>';
			title = 'Thanks for posting!';
		}
		if(numAlerts > 0) {
			if(typeof(disqus_cookie_msgs) == 'function') {
				disqus_cookie_msgs(message, title);
			} else {
				Dsq.Popup.popModal(message, title);
			}
		}
	};

	this.helpBadges = function(post_id) {
		var html = ' \
			<ul class="dsq-popup-help"> \
				<li><span class="dsq-badge dsq-badge-verified">Verified</span> has a <span class="logo-disqus">Disqus</span> Profile with a confirmed email address.</li> \
				<li><span class="dsq-badge dsq-badge-registered">Registered</span> has a <span class="logo-disqus">Disqus</span> Profile, but has not yet confirmed his or her email address.</li> \
				<li><span class="dsq-badge dsq-badge-guest">Guest</span> is not logged in with any account and has not claimed his or her comments.</li> \
				<li class="dsq-help-otheraccts">Other accounts</li> \
				<li><span class="dsq-badge dsq-badge-facebook">Facebook</span> is using his or her Facebook profile via Facebook Connect.</li> \
				<li><span class="dsq-badge dsq-badge-twitter">Twitter</span> is using his or her Twitter profile via Twitter Sign-in.</li> \
				<li><span class="dsq-badge dsq-badge-openid">OpenID</span> is using his or her OpenID.</li> \
			</ul> \
		';

		this.popModal(html, 'Help: Types of Commenters', post_id);
		return;
	};

	this.permalink = function(post_id) {
		var header = 'Link to this comment';
		var body = '<strong>You are anchored to</strong>:<br />' + document.location.protocol + '//' + document.location.host + document.location.pathname + document.location.search + '#comment-' + post_id;

		this.popModal(body, header, post_id);
	};

	this.login = function(header, body) {
		var h = header || 'Login or Register';
		var b = body || '';
		b += Dsq.Templates.frameLogin({id: 'dsq-popup-login'});
		b += '</iframe>'; // HACK: Sometimes there is something funky with the IFRAME SRC that causes no end tag
		this.popModal(b, h, null, true, 'dsq-popup-login');
	};

	this.blacklist = function(id) {
		var _meta = Dsq.jsonData.posts[id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		var title = 'Add to Blacklist';
		var message = ' \
		Adding this person to the blacklist will block him or her from commenting on this site. Check the following types that you would like to add to the blacklist:'
		+ (userData['registered'] ?
			'<div class="dsq-blacklist-option"> \
				<input id="dsq-blacklist-username" type="checkbox" checked> \
				<label for="dsq-blacklist-username"><strong>Username</strong>: ' + userData['username'] + '</label> \
			</div>'
			: '')
		+ (_meta.email ?
			'<div class="dsq-blacklist-option"> \
				<input id="dsq-blacklist-email" type="checkbox" checked> \
				<label for="dsq-blacklist-email"><strong>Email address</strong>: ' + _meta.email + '</label> \
			</div>'
			: '')
		+ '<div class="dsq-blacklist-option"> \
			<input id="dsq-blacklist-ip" type="checkbox" onclick="Dsq.$(\'dsq-blacklist-ip-warning\').style.display=\'block\'"> \
			<label for="dsq-blacklist-ip"><strong>IP address</strong>: ' + _meta.ip + '</label> \
		</div> \
		';

		message += ' \
			<p id="dsq-blacklist-ip-warning" style="display:none">	\
				Note: Blocking this person\'s IP address may also unintentionally prevent others, who share his/her IP address, from commenting on this site. \
				This may include people who are sharing the same computer, living in the same house, or using the same Internet provider. Only block an IP address as a last resort. \
			</p> \
		';

		message += ' \
			<p style="text-align:center"><button onclick="Dsq.Post.blockUser(' + id + '); this.disabled=true; this.innerHTML=\'Just one moment...\'">Add to Blacklist</button></p> \
		';

		Dsq.Popup.popModal(message, title);
	};

	this.remoteAccountSettings = function() {
		var body = '';
		// Set up IFrame.
		var params = {};
		var base_url = 'http://disqus.com/forums/consumerismcommentary/_auth/embed/remote_settings/';
		var attributes = {id: 'dsq-popup-account-settings'};
		if (typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}

		body = Dsq.Templates._frameGeneric(base_url, params, attributes);
		this.popModal(body, 'Account Settings', null, true, 'dsq-popup-account-settings');
	};

	this.popModal = function(message, title, post_id, use_listener, extra_classes) {
		var container = document.createElement('div');
		var header, body;

		Dsq.Popup._closePopup(null, true);

		if(typeof(title) == 'undefined') { title = ''; }
		if(typeof(use_listener) == 'undefined') { use_listener = true; }

		if(post_id) {
			container.id = 'dsq-popup-message-' + post_id;
		} else {
			container.id = 'dsq-popup-message';
		}

		header = title;
		body = message;

		container.innerHTML = Dsq.Templates.popupModal(header, body);
		Dsq.Popup.initPopup(container, post_id, 'message', extra_classes);
		if(use_listener) {
			Dsq.Popup.popupListener = Dsq.Utils.addEventListener(document, 'mouseup', Dsq.Popup._closePopup);
		}
	};

	this.popAlert = this.popModal;

	this.loading = function(post_id) {
		var title = Dsq.Strings.JUST_A_MOMENT;
		var body = '<div style="text-align:center; padding: 5px 0 10px 0"><img src="http://media.disqus.com/images/loading.gif" alt="" /></div>'
		Dsq.Popup.lightbox(body, title, post_id);
	};

	this.lightbox = function(message, title, post_id) {
		// Wraps Dsq.Popup.popModal

		var overlay = document.createElement('div');
		overlay.id = 'dsq-overlay';
		overlay.className = 'dsq-overlay';
		Dsq.$b.appendChild(overlay);
		
		Dsq.Popup.popModal(message, title, post_id, false, 'dsq-lightbox');
	};

	this.popProfile = function(post_id, userKey) {
		var post = Dsq.jsonData['posts'][post_id];
		if (post && post.has_been_anonymized) {
			Dsq.Popup.popModal('This message was anonymized by its previous owner.', 'Anonymized', post_id);
			return;
		}

		if(post_id) {
			userKey = Dsq.jsonData['posts'][post_id].user_key;	
		}
		var userData = Dsq.jsonData['users'][userKey];
		var elId = 'dsq-popup-profile-' + userKey;
		var container = document.createElement('div');

		if(this.activePopup.el) {
			this._closePopup(null, true);
			if(this.activePopup.linkClicked) {
				this.activePopup.linkClicked = false;
				return;
			}
		}

		container.id = elId;
		container.innerHTML = Dsq.Templates.popupProfile(userKey);

		this.initPopup(container, post_id, 'profile');
		this.popupListener = Dsq.Utils.addEventListener(document, 'mouseup', this._closePopup);

		if(!this.profileCache[userKey]) {
			Dsq.Utils.execScript('http://disqus.com/embed/profile.js'
				+ '?username=' + userKey
				+ '&anon=' + (userData['registered'] ? 0 : 1)
				+ '&f=' + Dsq.jsonData['request'].forum);
		} else {
			this.updateProfile(userKey);
		}
	};

	this._closePopup = function(e, force) {
		var activePopup = Dsq.Popup.activePopup.el;
		var id = Dsq.Popup.activePopup.id;
		var link = 'dsq-avatar-' + id; // HACK: Specific to profile toggle target

		// HACK: This event should be gone if there is no active popup.
		if(!activePopup) {
			return;
		}
		if(force || !Dsq.Popup.isClicked(e, activePopup.id)) {
			// TODO: This is breaking iE?
			if(Dsq.Popup.popupListener) {
				Dsq.Utils.removeEventListener(Dsq.Popup.popupListener);
			}
			
			// Kill overlay
			var overlay = Dsq.$('dsq-overlay');
			if(overlay) { Dsq.Utils.deleteNode(overlay); }
			
			try {
				Dsq.Utils.deleteNode(activePopup);
			} catch(e) {
				// HACK: IE6 throws an error when using deleteNode() with a node containing a <table> in the html.
				activePopup.parentNode.removeChild(activePopup);
			}
			Dsq.Popup.activePopup = {};
		}

		if(!force && Dsq.Popup.isClicked(e, link)) {
 			Dsq.Popup.activePopup.linkClicked = true;
		}

	};

	this.initPopup = function(popup, post_id, type, extra_classes) {
		popup.className = 'dsq-popup dsq-popup-' + type + ' ' + (extra_classes ? extra_classes : '');
		if(Dsq.Utils.ie6 || Dsq.Utils.ie7) {
			// HACK: We can't modify the body before it's ready, so we need
			//       to use an IE-safe "DOMReady" workaround before loading
			//       our popup.
			Dsq.Utils.execOnReady(function() {Dsq.$b.appendChild(popup); });
		} else {
			Dsq.$b.appendChild(popup);
		}

		popup.style.display = 'block';

		var xPos = (Dsq.Utils.getWindowSize()[0] - popup.offsetWidth) / 2;
		var yPos = (Dsq.Utils.getWindowSize()[1] - popup.offsetHeight) / 2;

		if(Dsq.Utils.ie6) {
			yPos += Dsq.Utils.getScrollPos()[1];
		}

		popup.style.left = xPos + 'px';
		popup.style.top = yPos + 'px';

		Dsq.Popup.activePopup = {
			'el' : popup,
			'id' : post_id,
			'type': type,
			'linkClicked' : false
		};
	};

	this.isClicked = function(e, id) {
		var t = e.target || e.srcElement;
		while(t && t.parentNode) {
			if(t.id == id) {
				return true;
			}

			t = t.parentNode;
		}
		return false;
	};
};
// Dsq.Popup

/**
 * Dsq.Templates
 */
Dsq.Templates = new function() {
	/*
	 * Counter keeping track of the number of posts iterated over.
	 */
	this.postLoopCounter = 0;
	this.filters = {};
	this.addPostContainer = 'dsq-post-add';
	this.textareaContainer = 'dsq-post-add';

	this.registerTemplate = function(name, func) {
		this['$$_' + name] = func;

		if(typeof DsqLocal.Filters != 'undefined'
		&& typeof DsqLocal.Filters[name] == 'function') {
			// Push filters to this.filters to unify code.
			this.filters[name] = this.filters[name] || [];
			this.filters[name].push(DsqLocal.Filters[name]);
		}

		this[name] = function() {
			var ret;

			if(typeof DsqLocal.Templates != 'undefined'
			&& typeof DsqLocal.Templates[name] == 'function') {
				ret = DsqLocal.Templates[name].apply(this, arguments);
			}

			if(ret === undefined) {
				ret = this['$$_' + name].apply(this, arguments);
			}

			if(this.filters[name]) {
				var args = [ret];

				args.push.apply(args, arguments);
				for(var i = 0; i < this.filters[name].length; i++) {
					ret = this.filters[name][i].apply(this, args);
				}
			}

			return ret;
		};
	};

	this.registerFilter = function(name, func) {
		this.filters[name] = this.filters[name] || [];
		this.filters[name].push(func);
	};

	/**
	 * Dsq.Templates.Filters
	 */
	this.Filters = new function() {
		this.commentContainer = function(post_id, s) {
			var _meta = Dsq.jsonData.posts[post_id];
			var classes = [];
			if(Dsq.jsonData.request.page > 1) {
				classes.push('dsq-append');
			}

			//
			// Extra classes used for custom themes
			//

			if(_meta.depth) {
				classes.push('dsq-comment-child', 'dsq-depth-' + _meta.depth, 'dsq-parent-is-' + _meta.parent_post_id);
			}


			//

			if(_meta.author_is_creator) {
				// TODO: We need to deprecate the "special" class since it is not properly prefixed.
				classes.push('special', 'dsq-special');
			}
			if(_meta.author_is_moderator) {
				classes.push('dsq-moderator');
			}
			classes.push(['dsq-odd', 'dsq-even'][Dsq.Templates.postLoopCounter % 2]);

			s = s.substring(0, s.lastIndexOf('>'));
			return s + ' class="dsq-comment ' + classes.join(' ') + '" style="margin-left:' + _meta.depth*30 + 'px">';
		};

		this.commentContent = function(post_id, s) {
			var _meta = Dsq.jsonData.posts[post_id];
			if (_meta.killed) {
				return '<em>Comment removed.</em>';
			} else if (!_meta.approved) {
				return '<em>This comment was flagged for review.</em>';
			}

			s = s.replace(Dsq.MEDIA_POST_RE, Dsq.MediaPostHandler);
			return s;
		};
	};

	//
	// Thread
	//
	// TODO: These need to be stripped of all Django template tags.

	this.authPost = function() {
		if (!Dsq.jsonData.context.show_reply) {
			return '';
		}
		var result = [];
		result = result.concat([
				'<div id="dsq-auth"',
						Dsq.jsonData.integration.reply_position ? 'class="dsq-auth-bottom"' : '',
						'>',
					'<div class="dsq-by">',
						'<a href="http://disqus.com" target="_blank">',
							(Dsq.jsonData.integration.disqus_logo ?
								Dsq.Utils.interpolate('<img src="%(media_url)s/images/embed/by-disqus.png" alt="discussion by DISQUS">') :
								Dsq.Utils.interpolate('<img src="%(media_url)s/images/embed/dsq-button-120x19.png" alt="discussion by DISQUS">')
							),
						'</a>',
					'</div>',
					'<div class="dsq-auth-header">',
						'<h3 id="dsq-add-new-comment" class="dsq-h3-addcomment">',
								Dsq.Strings.ADD_NEW_COMMENT,
						'</h3>',
						'<div id="dsq-login">',
						(!Dsq.jsonData.request.is_authenticated && Dsq.jsonData.forum.allow_anon_post
								? '<p class="dsq-login-message" id="dsq-login-message">You are commenting as a <a class="dsq-help" title="Click for more information" href="#" onclick="Dsq.Popup.helpBadges(); return false">Guest</a>. You may select one to log into:</p>'
								: '')
		]);
		if (!Dsq.jsonData.request.is_authenticated) {
			result = result.concat([
							Dsq.Utils.interpolate(
								'<a id="dsq-login-toggle" href="%(disqus_url)s%(login_url)s?next=article:%(thread_id)s" onclick="Dsq.Popup.login(); return false"><img class="dsq-login-icon" src="%(media_url)s/images/dsq-profile-btn.png" title="%(log_into)s" alt="%(log_into)s"/></a>',
								{login_url: Dsq.Urls.LOGIN, thread_id: Dsq.jsonData.thread.id, log_into: Dsq.Strings.LOG_INTO_DISQUS}
								),
							'&nbsp; ',
							(Dsq.jsonData.context.use_fb_connect ?
								'<div id="dsq-fbc-login" onlogin="DisqusFbcParentController.onLogin()" size="medium" background="light" length="short" style="display:inline; margin-right:7px"></div>' :
								''
							),
							(Dsq.jsonData.context.use_twitter_signin ?
								Dsq.Utils.interpolate(
									'<div id="dsq-twitter-login" class="dsq-twitter-login" onclick="Dsq.Twitter.startTwitterConnect();" style="display:inline; cursor: pointer"><img src="%(media_url)s/images/twitter-signin-short.png" style="margin-right:7px" /></div>', {}) : ''),
							(Dsq.jsonData.context.use_openid ?
								Dsq.Utils.interpolate(
									'<div id="dsq-openid-login" class="dsq-openid-login" onclick="Dsq.OpenID.requestURL();" style="display:inline; cursor:pointer;"><img src="%(media_url)s/images/openid-login-button.png"/></div>', {}
								) : '')
			]);
		}
		result = result.concat([
						'</div>', // dsq-login
					'</div>', // dsq-auth-header
					'<div id="dsq-authenticated" class="dsq-authenticated" ',
						Dsq.jsonData.request.is_authenticated ? 'style="display:block"' : '',
						'>',
						'<div class="dsq-authenticated-pic">',
								Dsq.Utils.interpolate('<a href="%(url)s" title="%(request_display_username)s">' +
																			'<img class="dsq-post-avatar" src="%(avatar_url)s" alt="" /></a>',
																			{avatar_url: Dsq.Urls.REQUEST_USER_AVATAR,
																			url: (Dsq.jsonData.request.is_remote
																					 ? Dsq.jsonData.request.url
																					 : Dsq.jsonData.settings.disqus_url + Dsq.Urls.REQUEST_USER_PROFILE) }),
						'</div>',
						'<div class="dsq-authenticated-info">',
							'<ul>',
								'<li>',
									(Dsq.jsonData.request.is_remote
										? Dsq.FmtStrings.LOGGED_IN_AS(
												Dsq.Utils.interpolate('<a href="%(url)s" title="%(request_display_username)s">%(request_display_username)s</a>', {url:Dsq.jsonData.request.url})
										  )
										: Dsq.FmtStrings.LOGGED_IN_AS(
												Dsq.Utils.interpolate('<a href="%(disqus_url)s%(profile_url)s" title="%(request_display_username)s">%(request_display_username)s</a>')
											)
									),
								'</li>',
								'<li class="logout">',
									(!Dsq.jsonData.request.is_remote
										? Dsq.Utils.interpolate('<img class="dsq-login-icon" src="%(media_url)s/images/dsqicon12.png" alt="%(logged_in_as)s"/>&nbsp',
											{logged_in_as: Dsq.FmtStrings.LOGGED_IN_AS(Dsq.jsonData.request.display_username)})
										: ''),

									(!Dsq.jsonData.request.is_remote
										? Dsq.Utils.interpolate('<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="%(logout_from_disqus)s">',
											{logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN, logout_from_disqus: Dsq.FmtStrings.LOGOUT_FROM('DISQUS')})
										: ((Dsq.jsonData.request.remote_domain == 'twitter')
												? Dsq.Utils.interpolate('using Twitter (<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="Logout">Logout</a>)',
												 {logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN})
												: ((Dsq.jsonData.request.remote_domain == 'openid')
													 ? Dsq.Utils.interpolate('using OpenID (<a href="%(disqus_url)s%(logout_url)s?ctkn=%(csrf_token)s" title="Logout">Logout</a>)',
													 {logout_url: Dsq.Urls.LOGOUT, csrf_token: Dsq.CSRF_TOKEN})
													 : ''
													)
											)
									),

									(!Dsq.jsonData.request.is_remote ? Dsq.FmtStrings.LOGOUT_FROM('<span class="logo-disqus">DISQUS</span>') : ''),
									'</a>',
								'</li>',
							'</ul>',
						'</div>',
					'</div>'
		]);
		if (Dsq.jsonData.context.use_fb_connect) {
			result = result.concat([
					'<div id="dsq-fbc-authenticated" class="dsq-authenticated">',
						'<div id="dsq-fbc-profilepic" class="dsq-authenticated-pic" uid="loggedinuser" type="FB.XFBML.ProfilePic" size="square" facebook-logo="true"></div>',
						'<div class="dsq-authenticated-info">',
							'<ul>',
								'<li>',
									'Logged in as <span id="dsq-fbc-name" uid="loggedinuser" type="FB.XFBML.Name" linked="true" useyou="false"></span>',
								'</li>',
								'<li class="logout">using Facebook Connect <a href="#" onclick="javascript:DisqusFbcParentController.logout();return false;">(Logout)</a></li>',
							'</ul>',
						'</div>',
					'</div>'
			]);
		}
		result = result.concat([
				'</div>', // dsq-auth
				'<div id="dsq-toolbar-items">',
				'</div>'
		]);
		result = result.concat([
					//
					//
					//
				((!Dsq.jsonData.forum.allow_anon_post && !Dsq.jsonData.request.is_authenticated) ?
					// Needs to be translated:
					('<p id="dsq-no-anon-msg">Required: Please log into <span class="logo-disqus">Disqus</span> ' +
					(Dsq.jsonData.context.use_fb_connect ? 'or connect with Facebook ' : '') +
					(Dsq.jsonData.context.use_twitter_signin ? 'or sign in with Twitter ' : '') +
					(Dsq.jsonData.context.use_openid ? 'or sign in using OpenID ' : '') +
					Dsq.Utils.interpolate('to comment on <strong>%(forum_name)s</strong>.</p>')) :
					''
				),
				'<div id="dsq-post-add"></div>',
				'<div style="margin:10px 0">',
				((Dsq.jsonData.forum.use_media) ?
						'<a href="#" id="dsq-media-link" onclick="Dsq.Post.showMenu(this, false, \'media\'); return false">' + Dsq.Strings.USE_MEDIA + ' <small>&#9660;</small></a>' :
						''),
				'</div>'
		]);
		return result.join('');
	};


	this.header = function() {

		var html = '\<h3 id="dsq-comments-count" class="dsq-h3-commentcount">\
	 <span id="dsq-num-posts">18</span> Comments\
	 &nbsp;\
	 <span class="dsq-item-feed">\
	 <a href="http://consumerismcommentary.disqus.com/still_believe_real_estate_values_never_go_down/latest.rss"><img src="http://media.disqus.com/images/embed/bullet-feed.png"></a>\
	 </span>\
	 </h3>\
	 <div id="dsq-options" style="margin:15px 0">\
	 <span class="dsq-item-sort">\
	 Sort by\
	 <select id="dsq-sort-select" onchange="Dsq.Thread.sortBy(this.value);">\
	 <option value="hot" selected="selected">Popular now</option>\
	 <option value="best" >Best Rating</option>\
	 <option value="newest" >Newest first</option>\
	 <option value="oldest" >Oldest first</option>\
	 </select>\
	 &nbsp;\
	 </span>\
	 <span class="dsq-item-cp"><a href="http://consumerismcommentary.disqus.com/still_believe_real_estate_values_never_go_down/">Community Page</a>&nbsp;&nbsp;&nbsp;</span>\
	 <span class="dsq-item-subscribe">\
	 <img src="http://media.disqus.com/images/embed/email.png" style="width:12px;height:12px;vertical-align:middle">\
	 <span id="dsq-subscribe">\
	 <a href="#" onclick="Dsq.Thread.subscribe(1); return false">Subscribe by email</a>\
	 </span>\
	 </span>\
	 </div>\
	 <div id="dsq-alerts">\
	 </div>\
		';

		

		
		if (Dsq.jsonData.request.is_moderator) { 
			html = ' \
			<div class="dsq-alert-message dsq-upgrade-message"> \
				<strong>Disqus upgrade available.</strong> Hi ' + Dsq.jsonData.request.display_username + ', this message is being displayed to you because you are a moderator of this site. <a href="#" onclick="Dsq.$(\'dsq-upgrade-message\').style.display=\'block\';this.style.display=\'none\';return false">Click here for details.</a> \
				<div style="display:none; margin-top:10px;" id="dsq-upgrade-message"> \
					A new theme is available with added features. <a href="http://disqus.com/comments/settings/' + Dsq.jsonData.forum.url + '/?p=customize">To change your theme, click here</a> and choose the theme Narcissus. \
					If you do not upgrade, you are missing out on features such as: real-time commenting, new sign-in integrations, and an upgrade interface. \
					<strong>This message will automatically go away in one week.</strong> \
				</div> \
			</div> \
			' + html; 
		}
		return html;
	};

	this.footer = function() {
		var html = Dsq.Templates.pagination();

		
			html += Dsq.Templates.authPost();
		

		html += Dsq.Templates.reactions();

		

		return html;
	};

	this.pagination = function() {
		var html = '';
		
		if (Dsq.$('dsq-pagination')) { Dsq.$('dsq-pagination').innerHTML = ''; }
		if (!Dsq.jsonData.thread.paginate) { return ''; }

		//
		// TODO: num_paginator still uses the template tag for pagination, 
		// 		while append_paginator does it all in JavaScript.
		//		This should all be in JavaScript.
		//

		if (Dsq.jsonData.thread.num_pages > 1 && Dsq.jsonData.request.page < Dsq.jsonData.thread.num_pages) {
			html = ' \<a class="dsq-paginate-append-text" href="#" onclick="Dsq.Thread.paginate(Dsq.jsonData.request.page + 1, this); return false">Show more comments...</a>\
	 <button class="dsq-button-small dsq-paginate-append-button" onclick="Dsq.Thread.paginate(Dsq.jsonData.request.page + 1, this);">Load more comments</button>\
			';
		}
		
		if (Dsq.$('dsq-pagination')) {
			Dsq.$('dsq-pagination').innerHTML = html;
			return '';
		} else {
			return '<div id="dsq-pagination" class="dsq-pagination">' + html + '</div>';
		}
	};

	this.trackbacks = function() {
		var html = '';

		if(typeof DsqLocal != 'undefined' && DsqLocal.trackback_url && DsqLocal.trackbacks) {
			var trackbacks = DsqLocal.trackbacks;
			var trackback_url = DsqLocal.trackback_url;
		} else {
			var trackbacks = [
			
			
			];
			var trackback_url = 'http://consumerismcommentary.disqus.com/still_believe_real_estate_values_never_go_down/trackback/';
		}

		html += '<div class="dsq-item-trackback">Trackback URL&nbsp;&nbsp;<input class="dsq-trackback-url" onclick="this.select()" readonly="true" value="' + trackback_url + '"></div>';

		if(trackbacks.length) {
			html += '<ul id="dsq-references">'
			for(var i = 0; i < trackbacks.length; i++) {
				var trackback = trackbacks[i];
				html += '<li><cite><a href="' + trackback.author_url + '" rel="nofollow">' + trackback.author_name + '</a></cite> \
						<p class="dsq-meta">' + trackback.date + '</p> \
						<p class="dsq-content">' + trackback.excerpt + '</p></li>';
			}
			html += '</ul>';
			html = '<h3 class="dsq-h3-trackbacks">Trackbacks</h3>' + html;
		}

		return html;
	}

	this.showRetweets = function(id, limit, element_id /* Optional */) {
		var source, html = '';

		for (var i = 0, reaction; reaction = Dsq.jsonData.reactions[i]; i++) {
			if (reaction.id === id) {
				source = reaction.retweets;
			}
		}

		if (source) {
			if (limit === 0) {
				limit = source.length;
			}

			for (var j = 0; j < limit; j++) {
				var rt = source[j];
				html += '<a href="' + rt.url + '">' + rt.author_name + '</a>'	+ ((j === (limit - 1)) ? '.' : ', ');
			}
		}

		if (element_id === undefined) {
			return html;
		}

		var element = document.getElementById(element_id);
		element.innerHTML = html;
		return element;
	};

	this.showMoreReactions = function(reactions, has_more, start, limit) {
		var link = document.getElementById('dsq-show-more-reactions');
		var container = link.parentNode;
		container.removeChild(link);

		for (var i = 0, reaction; reaction = reactions[i]; i++) {
			var el = Dsq.Templates.generateReactionHTML(reaction);
			if (el) {
				container.innerHTML += el;
			}
		}

		if (has_more) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = start;
			var l = limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			container.innerHTML += '<li id="dsq-show-more-reactions"><a href="#" onclick="' + handler + '">Show more reactions</a></li>';
		}
	};

	this.generateReactionHTML = function(reaction) {
		if (reaction.body === null || reaction.body == '') {
			return;
		}

		if (reaction.author_name === '') {
			reaction.author_name = '&nbsp;';
		}

		if (reaction.url === '') {
			reaction.url = reaction.get_service_url;
		}

		/* Reaction HTML begins */
		var item = '<li class="dsq-reaction" id="dsq-reaction-' + reaction.id + '">'
			+ '<div class="dsq-reaction-header">'
			+ '<div class="dsq-header-avatar">';

		if (reaction.author_url && reaction.author_url !== '') {
			item += '<a target="_blank" href="' + reaction.author_url +'">';
		} else {
			item += '<a target="_blank" href="#" onclick="return false;">';
		}

		if (reaction.avatar_url && reaction.avatar_url !== '') {
			item += '<img src="' + reaction.avatar_url + '"/>';
		} else {
			item += '<img src="' + Dsq.jsonData.media_url + '/images/noavatar32.png"/>';
		}

		var service_icon = (reaction.get_service_name == 'trackback' || reaction.get_service_name == 'pingback' ? 'rss' : reaction.get_service_name.replace(' ', ''));
		item += '<img class="dsq-service-icon" src="' + Dsq.jsonData.media_url + '/images/reactions/services/' + service_icon + '.png"/>'
			+ '</a></div>'
			+ '<cite><span>' + reaction.author_name + '</span></cite>'
			+ '<span class="dsq-header-meta"><a class="dsq-header-time">' + reaction.date_created + '</a></span>'
			+ '</div><div class="dsq-reaction-body">'
			+ '<div class="dsq-reaction-message">' + reaction.body + '</div>'
			+ '<div class="dsq-reaction-footer">From <a class="dsq-service-name" target="_blank" href="' + reaction.url + '">' + reaction.get_service_name + '</a> '
			+ 'via ' + (reaction.source == 'backtype' ? '<a href="http://backtype.com/">BackType</a>' : '<a href="' + reaction.source_url + '">UberVU</a>')
			+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator ? '&nbsp;&bull;&nbsp;<a class="dsq-hide-reaction" href="#" onclick="Dsq.Reaction.hide(' + reaction.id + '); return false;">Hide</a>' : '') + '</div></div>';

		if(reaction.retweets) {
			var num_retweets = reaction.retweets.length;
			if (num_retweets > 0) {
				item += '<div class="dsq-reaction-retweets">';
				if (num_retweets == 1) {
					item += 'One more retweet from <a href="' + reaction.retweets[0].url + '">'  + reaction.retweets[0].author_name + '</a>';
				} else {
					item += (num_retweets + ' more retweets from ');

					item += '<span id="dsq-reaction-retweets-' + reaction.id + '">';
					var n_tweets = (num_retweets > 15) ? 15 : num_retweets;
					item += Dsq.Templates.showRetweets(reaction.id, n_tweets);

					if (n_tweets != num_retweets) {
						item += '</span> <a onclick="Dsq.Templates.showRetweets(' + reaction.id + ', 0, \'dsq-reaction-retweets-' + reaction.id + '\');'
							+ 'this.parentNode.removeChild(this); return false;" href="#">Show all</a>';
					}
				}
				item += '</div>';
			}
		}

		item += '</li>'; /* Reaction HTML ends */
		return item;
	};

	this.reactions = function() {
		var html, reaction;

		if (Dsq.jsonData.reactions === undefined || Dsq.jsonData.reactions.length === 0) {
			return '';
		}

		html = '';
		for (var i = 0; reaction = Dsq.jsonData.reactions[i]; i++) {
			var item = Dsq.Templates.generateReactionHTML(reaction);
			if (item) {
				html += item;
			}
		}

		if (Dsq.jsonData.has_more_reactions) {
			var d = Dsq.jsonData.settings.disqus_url;
			var f = Dsq.jsonData.forum.url;
			var t = Dsq.jsonData.thread.id;
			var s = Dsq.jsonData.reactions_start;
			var l = Dsq.jsonData.reactions_limit;

			var handler = 'Dsq.Utils.execScript(\'' + d + '/forums/' + f + '/more_reactions.js?t=' + t + '&s=' + s + '&l=' + l + '\', true); return false;';
			html += '<li id="dsq-show-more-reactions"><a href="#" onclick="' + handler + '">Show more reactions</a></li>';
		}

		return '<h3 class="dsq-h3-reactions">Reactions</h3><ul id="dsq-reactions" class="dsq-reactions">' + html + '</ul>';
	};
	
	this.missingPermissions = function() {
		return '';
	};

	//
	// Post
	//

	this.prependPost = function(post_id) {
		var html = '<div id="comment-' + post_id + '"></div>';
		return html;
	};

	this.appendPost = function(post_id) {
		var html = '<div id="dsq-comment-reply-' + post_id + '"></div>';
		return html;
	};

	this.postPrependHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];

		var _includeServices = function() {
			var userServices = Dsq.Post.getUserServices(null, post_id);
			var html = '';
			var hiddenThreshold = 3; // Define # of services to show before stuffing them in hidden div

			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == hiddenThreshold
					? '<li id="dsq-drop-hidden-' + post_id +'" class="dsq-drop-hidden"><ul>'
					: '')
				+ '<li class="dsq-drop-services"> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank"> \
						<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '">'
					+ userServices[i].name
					+ '</a> \
				</li>';
			}

			if(i >= hiddenThreshold) {
				html += '</ul></li> \
				<li id="dsq-drop-more-' + post_id + '" class="dsq-drop-more"><a href="#" onclick="Dsq.Post.dropProfileMore(this, '+ post_id + '); return false"><small>&#9660;</small></a></li> \
				';
			}
			return html;
		};

		return ' \
			<div class="dsq-header-avatar" id="dsq-header-avatar-' + post_id + '" onmouseover="Dsq.Post.dropProfile(' + post_id + ')"> \
				<a id="dsq-avatar-' + post_id + '" class="dsq-avatar" href="' + userData.url + '" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">'
			+ (Dsq.jsonData.forum.show_avatar
				? '<img src="' + Dsq.jsonData.users[_meta.user_key].avatar + '" alt="" />'
				: '')
			+ '</a>'
			+ '</div> \
		';
	};

	this.postAppendHeader = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];

		return ''
			+ (_meta.author_is_moderator
				? '<img class="dsq-mod-star" src="http://media.disqus.com/images/bullet-star.png" title="Moderator" alt="" />'
				: '')
			+ '<span class="dsq-header-meta"> \
				<a id="dsq-time-' + post_id + '" class="dsq-header-time" href="#comment-' + post_id + '" title="Permalink">' + _meta.date + '</a> \
			</span>';
	};

	this.preBody = function(post_id) {
		return '';
	}

	this.postBody = function(post_id) {
		// TODO: Deprecate flagging conditional
		var _meta = Dsq.jsonData.posts[post_id];
		return ''
			+ (_meta.edited
				? '<p class="dsq-editedtxt">(Edited by a moderator)</p>'
				: '')
			;
	};

	this.postFooter = function(post_id) {
		// TODO: Use media should be conditional
		var _meta = Dsq.jsonData.posts[post_id];
		if(_meta.killed) { return ''; }

		return ' \
			<div class="dsq-comment-footer" id="dsq-comment-footer-' + post_id + '"> \
				<div id="dsq-points-' + post_id + '" class="dsq-likedtxt">'
				+ (_meta.points
					? _meta.points + Dsq.Utils.pluralize(_meta.points, ' person', ' people') + ' liked this comment.'
					: '')
				+ '</div>'
				+ '<ul class="dsq-comment-options dsq-list-style">'
				+ (_meta.votable
					? '<li class="dsq-list-first dsq-rate" id="dsq-rate-cont-' + post_id + '">'
					+ (!_meta.up_voted
						? '<a href="#" onclick="Dsq.Post.rate(this, ' + post_id + ', 1); return false;">Like</a>'
						: 'You liked this.') + '</li>'
					: '')
				+ '<li class="dsq-report' + (!_meta.votable ? ' dsq-list-first' : '') + '" id="dsq-post-report-' + post_id + '"><a href="#" class="dsq-post-report" onclick="Dsq.Post.report(' + post_id + ', false); return false;">Report</a></li> \
				</ul> \
				<ul class="dsq-list-style">'
				+ (_meta.can_reply
					? '<li class="dsq-list-first"><a href="#" id="dsq-reply-link-' + post_id +'" onclick="Dsq.Post.toggleReply(this, ' + post_id +'); return false;">Reply</a></li>'
					: '')
				+ (_meta.can_reply && !_meta.has_replies && _meta.from_request_user
					? '<li id="dsq-edit-el-' + post_id + '"><a id="dsq-edit-link-' + post_id + '" href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); return false;">Edit</a></li>'
					: '')
				+ '<li class="' + (!_meta.can_reply ? 'dsq-list-first' : '') + '" id="dsq-more-el-' + post_id + '"><a id="dsq-more-link-' + post_id + '" href="#" onclick="Dsq.Post.showMenu(this, ' + post_id + ', \'more\'); return false">More <small>&#9660;</small></a></li>'
				+ (Dsq.jsonData.forum.use_media
					? '<li id="dsq-media-el-' + post_id +'" style="display:none"><a id="dsq-media-link-' + post_id + '" href="#" onclick="Dsq.Post.showMenu(this, ' + post_id + ', \'media\'); return false">Use Media <small>&#9660;</small></a></li>'
					: '')
				+ '</ul>'
				+ '<div id="dsq-reply-bar-' + post_id + '" class="dsq-reply-bar" style="display:none"> \
						<div id="dsq-reply-bar-items-' + post_id + '" class="dsq-reply-bar-items"> \
						</div> \
						<div id="dsq-reply-bar-auth-' + post_id + '" class="dsq-reply-bar-auth"> \
							 \
								 \
								 	<a href="#" class="dsq-help dsq-reply-req-opt" title="You are commenting as a Guest. You may choose to log into an existing DISQUS Profile, your Facebook, Twitter or OpenID account to comment on Consumerism Commentary" onclick="Dsq.Popup.helpBadges(); return false">Optional:</a> \
								 \
								<img class="dsq-login-icon" src="http://media.disqus.com/images/dsq-favicon-16x16.png" alt="" /> \
								<a id="dsq-reply-login-' + post_id + '" href="http://disqus.com/profile/login/?next=article:42497047" onclick="Dsq.Popup.login(); return false">Login</a> \
								 \
									&nbsp;or&nbsp; \
									<img class="fb_login_image" src="http://static.ak.fbcdn.net/images/fbconnect/login-buttons/connect_light_small_short.gif" alt="Facebook Connect"/> \
									<a href="#" onclick="FB.Connect.requireSession(DisqusFbcParentController.onLogin); return false;">Connect</a> \
								 \
								&nbsp;or&nbsp; \
									<img src="http://media.disqus.com/images/twitter-signin-icon.png" alt="" /> \
									<a href="#" onclick="Dsq.Twitter.startTwitterConnect(); return false">Sign-in</a> \
								 \
								&nbsp;or&nbsp; \
									 <img src="http://media.disqus.com/images/openid-login-icon.png" alt="" /> \
									 <a href="#" onclick="Dsq.OpenID.requestURL(); return false">OpenID</a> \
								 \
							 \
						</div> \
					</div> \
					<div id="dsq-reply-' + post_id + '"></div> \
			</div> \
		';
	};

	//
	// Iframes
	//

	this._makeAttributes = function(attributes) {
		// Makes a tag attributes string out of an object.
		// Caller is responsible for making sure nothing needs to be escaped.
		var result = [];
		for (key in attributes) {
			result.push(' ' + key + '="' + attributes[key] + '"');
		}
		result = result.join('');
		return result;
	};

	this._frameGeneric = function(base_url, params, attributes) {
		if(typeof(disqus_callback_params) == 'undefined') {
			disqus_callback_params = '';
		}

		var default_params = {
			// TODO: These should be moved to Dsq.jsonData.
			'f'				: 'consumerismcommentary',
			't'				: 'still_believe_real_estate_values_never_go_down',
			// Do we need encodeURIComponent here?
			'ifrs'			: encodeURIComponent(disqus_iframe_css),
			'to_redirect'	: encodeURIComponent(window.location),
			'cbp'			: disqus_callback_params,
			'ff'			: Dsq.Thread.ff,
			'fc'			: Dsq.Thread.fc,
			'ac'			: Dsq.Thread.ac,
			'default_text'	: disqus_default_text
		};

		base_url += '?' + (new Date()).getTime();
		// Add params to default_params.
		if(params) {
			for(var key in params) {
				if(params.hasOwnProperty(key)) {
					default_params[key] = encodeURIComponent(params[key]);
				}
			}
		}
		// Build querystring.
		for(var key in default_params) {
			if(default_params[key] && default_params.hasOwnProperty(key)) {
				base_url += '&' + key + '=' + default_params[key];
			}
		}

		return [
			'<iframe marginwidth="0" marginheight="0" hspace="0" vspace="0" frameborder="0"',
			(' allowtransparency="true" src="' + base_url + '"'),
			this._makeAttributes(attributes),
			'</iframe>'].join('');
	};

	this.frameLogin = function(opt_attributes) {
		var params = {};
		var base_url = 'http://disqus.com/embed/login.html';
		var attributes = opt_attributes || {};
		attributes['class'] = 'dsq-post-login';

		if(typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}
		return this._frameGeneric(base_url, params, attributes);
	};

	this.frameReply = function(post_id, extra_params, attributes) {
		// Returns the HTML for a reply iframe. Called by Dsq.Iframes.setReplyIframeToContainer
		var _meta = (typeof post_id != 'undefined') ? Dsq.jsonData.posts[post_id] : false;
		var base_url = Dsq.Urls.REPLY;
		var params = {
			'def_email'		: disqus_def_email,
			'def_name'		: disqus_def_name
		};
		if(extra_params) {
			for(var key in extra_params) {
				if(extra_params.hasOwnProperty(key)) {
					params[key] = extra_params[key];
				}
			}
		}
		if(_meta) {
			params['parent_post'] = post_id;
		}
		if(typeof disqus_per_page != 'undefined') {
			params['per_page'] = disqus_per_page;
		}
		if(typeof disqus_frame_theme != 'undefined') {
			params['theme'] = disqus_frame_theme;
		}
		if(Dsq.jsonData.request.is_authenticated) {
			attributes['class'] += '-authenticated';
		}
		return this._frameGeneric(base_url, params, attributes);
	};

	this.frameEdit = function(post_id) {
		var _meta = (typeof post_id != 'undefined') ? Dsq.jsonData.posts[post_id] : false;
		var base_url = 'http://disqus.com/embed/edit.html';
		var params = {
			'p' : post_id
		};
		return this._frameGeneric(base_url, params, {'class': 'dsq-post-edit', 'name': 'dsq-edit_' + post_id + '-frame'});
	};

	//
	// Menus
	//

	this.menuMore = function(post_id) {
		// TODO: "Remove post" button should hide menu.
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];
		return ' \
			<li><a href="#comment-' + post_id + '" onclick="Dsq.Popup.permalink(' + post_id + ')">Link</a></li> \
			<li><a href="#" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">Profile</a></li>'
	+ (Dsq.jsonData.request.is_moderator || Dsq.jsonData.request.is_global_moderator
		? '	<li class="dsq-menu-sep"></li>' + (_meta.email ? '<li class="dsq-admin-email">' + _meta.email + '</li>' : '')
		+ '	<li class="dsq-admin-ip">' + _meta.ip + '</li> \
			<li class="dsq-menu-sep"></li>'
		+ (Dsq.jsonData.request.moderator_can_edit
			? ' <li class="dsq-admin-edit"><a href="#" onclick="Dsq.Post.edit(this, ' + post_id + '); return false;">Edit Comment</a></li>'
			: '')
		+ ' <li class="dsq-remove"><a href="#" onclick="Dsq.Post.removePost(' + post_id + ', 1); return false;">Remove Comment</a></li> \
			<li class="dsq-report-spam"><a href="#" onclick="Dsq.Post.reportSpam(' + post_id + '); return false;">Mark Spam</a></li> \
			<li class="dsq-block-user"><a href="#" onclick="Dsq.Popup.blacklist(' + post_id + '); return false">Block User</a></li>'
		: '');
	};

	this.menuMedia = function(post_id) {
		return ' \
			<li><a href="#" onclick="Dsq.Post.toggleMediaReply(this, ' + post_id + ', \'seesmic\'); return false;">Record video</a></li> \
		';
	};

	this.dropProfile = function(post_id) {
		var _meta = Dsq.jsonData.posts[post_id];
		var userData = Dsq.jsonData['users'][_meta.user_key];

		var _includeServices = function() {
			var userServices = Dsq.Post.getUserServices(null, post_id);
			var html = '';
			var hiddenThreshold = 3; // Define # of services to show before stuffing them in hidden div

			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == hiddenThreshold
					? '<li id="dsq-drop-hidden-' + post_id +'" class="dsq-drop-hidden"><ul>'
					: '')
				+ '<li class="dsq-drop-services"> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank"> \
						<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '">'
					+ userServices[i].name
					+ '</a> \
				</li>';
			}

			if(i >= hiddenThreshold) {
				html += '</ul></li> \
				<li id="dsq-drop-more-' + post_id + '" class="dsq-drop-more"><a href="#" onclick="Dsq.Post.dropProfileMore(this, '+ post_id + '); return false"><small>&#9660;</small></a></li> \
				';
			}
			return html;
		};


		var menu = '<li class="dsq-drop-showlnk"><a href="#" onclick="Dsq.Popup.popProfile(' + post_id + '); return false;">Expand &#8663;</a></li>';
		var pointsMessage = '';
		if (userData['registered']) {
			pointsMessage = 'with ' + userData['points'] + ' points (more points are better).';
		}

		if (userData['is_remote']) {
			var domain = userData['remote_domain_name'];
			menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' is a ' + domain + ' user ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
			menu += '<span class="dsq-badge-' + domain.toLowerCase() + '">' + domain + '</span></li>';
		} else if (userData['registered']) {
			if (userData['verified']) {
				menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has a verified commenter profile ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
				menu += '<span class="dsq-badge-verified">Verified</span></li>';
			} else {
				menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has a registered, but unverified, commenter profile ' + pointsMessage + '" onclick="Dsq.Popup.helpBadges()">';
				menu += '<span class="dsq-badge-registered">Registered</span></li>';
			}
		} else {
			menu += '<li class="dsq-drop-badge" title="' + userData['display_name'] + ' has not claimed this commenter profile." onclick="Dsq.Popup.helpBadges()"><span class="dsq-badge-guest">Guest</span></li>';
		}

		menu += _includeServices();
		return menu;
	};

	//
	// Popups
	//

	this._popupGeneric = function(content) {
		return ' \
		<div class="dsq-popup-content"> \
			<div class="dsq-popup-top"></div> \
			<div class="dsq-popup-body" class="clearfix"> \
				<div class="dsq-popup-body-padding"> \
					<div class="dsq-popup-header"> \
						<a class="dsq-close-link" href="#" onclick="Dsq.Popup._closePopup(null, true); return false"><img src="http://media.disqus.com/images/modal-close.png" alt="" /></a>'
						+ content['header']
					+ '</div>'
					+ content['body']
					+ '<div class="powered-by"><a href="http://disqus.com/comments/">Powered by <img src="http://media.disqus.com/images/embed/disqus-logo.png" alt="Disqus Comments" style="margin-bottom:-5px" /></a></div> \
				</div> <!-- padding --> \
			</div> <!-- body --> \
			<div class="dsq-popup-bottom"></div> \
		</div> \
		';
	};

	this.popupProfile = function(user_key) {
		var userServices = Dsq.Post.getUserServices(user_key, null);
		var userData = Dsq.jsonData['users'][user_key];
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		var _includeServices = function() {
			var html = '';
			for(var i = 0; i < userServices.length; i++) {
				html +=
				(i == 0
					? '<h4>Connections</h4><ul>'
					: '')
				+ '<li> \
					<img src="' + Dsq.jsonData.media_url + '/images/embed/services/' + userServices[i].name.toLowerCase() + '.png" alt="' + userServices[i].name.toLowerCase() + '" title="' + userServices[i].name.toLowerCase() + '" /> \
					<a class="dsq-service-' + userServices[i].name.toLowerCase() + '" href="' + userServices[i].url + '" target="_blank">'
					+ userServices[i].name
					+ '</a> \
				</li>'
				+ (i+1 == userServices.length ? '</ul>' : '');
			}
			return html;
		};

		headerHtml = ' \
			<table> \
				<tr> \
					<td> \
						<a class="dsq-profile-userurl" href="' + userData.url + '"><img class="dsq-popup-profile-avatar" src="' + userData['avatar'] + '" alt="" /></a> \
					</td> \
					<td> \
						<div class="dsq-popup-profile-user"> \
							<h3>' + userData['display_name'] + '</h3> \
							<div class="dsq-popup-profile-user-stats" id="dsq-popup-profile-user-stats-' + user_key + '">Loading...</div> \
						</div> \
					</td> \
				</tr> \
			</table> \
		';

		bodyHtml = ' \
			<div class="dsq-popup-profile-state"> \
				This is a&nbsp;<span class="'
					+ (userData['registered']
						? (userData['verified']
							? ' dsq-badge-verified'
							: (userData['is_remote']
								? ' dsq-badge-' + userData['remote_domain_name'].toLowerCase()
								: ' dsq-badge-registered')
							)
							: ' dsq-badge-guest') + '">'
			+ (userData['registered']
				? (userData['verified']
					? 'Verified'
					: (userData['is_remote']
						 ? userData['remote_domain_name']
						 : 'Registered')
					)
				: 'Guest')
			+ '</span>&nbsp;commenter profile.'
			+ '&nbsp;<a class="dsq-profile-userurl" href="' + userData.url + '"><strong>View more comments </strong></a>'
			+ (!userData['points']
				? '<p class="dsq-popup-notice">If this is you, <a href="http://disqus.com/profile" target="_blank">claim it now</a> to manage your comments.</p>'
				: '')
			+ ((userData['registered'] && !userData['verified'] && (Dsq.jsonData.request.username && (Dsq.jsonData.request.username == userData['username'])) && !userData['is_remote'])
				? '<p class="dsq-popup-notice"><strong>Alert</strong>: You have not verified this account. <a href="http://disqus.com/verify">Verify it now.</a></p>'
				: '')
			+ '</div> \
			<div id="dsq-profile-status-' + user_key + '" class="dsq-popup-profile-status" style="display:none"></div> \
			<div class="dsq-popup-profile-snapshot"> \
				<table> \
					<tr> \
						<td> \
							<div id="dsq-popup-profile-active-sites-wrapper-' + user_key + '"> \
								<h4>Most active sites</h4> \
								<ul id="dsq-popup-profile-active-sites-' + user_key + '"> \
									<li>Loading...</li> \
								</ul> \
							</div> \
						</td> \
						<td>'
							+ _includeServices()
							+ '<div id="dsq-popup-profile-moderated-wrapper-' + user_key + '"> \
								<h4>Moderator of</h4> \
								<ul id="dsq-popup-profile-moderated-' + user_key + '"> \
									<li>Loading...</li> \
								</ul> \
							</div> \
						</td> \
					</tr> \
				</table> \
			</div> \
			';

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.popupReblog = function() {
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		headerHtml = ' \
			<cite><span>Reblog this comment</span></cite> \
		';

		bodyHtml = ' \
			<div id="dsq-reblog-form" class="dsq-reblog-form"> \
			</div> \
		';

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.popupModal = function(title, message) {
		var headerHtml = '';
		var bodyHtml = '';
		var content = {};

		headerHtml = ' \
			<h3>' + title + '</h3> \
		';

		bodyHtml = message;

		content = {
			'header': headerHtml,
			'body': bodyHtml
		};

		return this._popupGeneric(content);
	};

	this.alertContent = function(name, post_id) {
		var alert = {
			'post_not_approved': {
				'title': 'Comment awaiting approval by a moderator',
				'message': 'Thanks for posting. Your comment must be approved by a moderator before appearing here.'
			},
			'post_has_profile': {
				'title': 'Use your existing commenter profile',
				'message': 'You have just posted your commment as a <span class="dsq-badge dsq-badge-guest">Guest</span>, but you may already have a <span class="dsq-badge dsq-badge-registered">Registered</span> commenter profile.<br /><br /><a href="http://disqus.com/claim">Log in and claim this comment!</a>'
			}
		};
		return alert[name] || false;
	};

	//
	// Actions
	//

	this.voted = function(post_id, points, vote) {
		// Update number of points
		Dsq.$('dsq-points-' + post_id).innerHTML = points + Dsq.Utils.pluralize(points, ' person', ' people') + ' liked this comment.';

		// Update link text
		if(vote) {
			Dsq.$('dsq-rate-cont-' + post_id).innerHTML = 'You liked this.';
		}
	};

	this.subscribed = function(status) {
		var title, message;

		if(status) {
			title = 'Subscribed!';
			message = 'You have subscribed to this comment thread. New comments will be sent directly to your email inbox, where you may read and respond by email.';
			Dsq.$('dsq-subscribe').innerHTML = ' \
				<a href="#" onclick="Dsq.Thread.subscribe(0); return false">Unsubscribe</a> \
			';
		} else {
			title = 'Unsubscribed';
			message = 'You have unsubscribed to this comment thread. New comments will no longer be sent to your email inbox.';
			Dsq.$('dsq-subscribe').innerHTML = ' \
				<a href="#" onclick="Dsq.Thread.subscribe(1); return false">Subscribe by email</a> \
			';
		}

		Dsq.Popup.popModal(message, title);

	};
	
	this.highlighted = function() {
		Dsq.Popup.popModal('This comment has been highlighted.', 'Highlighted comment');
	};

	//
	// Media
	//

	this.mediaSeesmic = function(id, thumb) {
		return ' \
			<div id="dsq-seesmic-' + id + '_preview" class="dsq-seesmic-preview"><a href="http://www.seesmic.com/video/' + id + '" target="_blank" class="see_link">&nbsp;</a> \
				<div style="display:block;width:160px; height:120px; border:none; background-image:url(http://t.seesmic.com/thumbnail/' + thumb + ')"> \
					<div id="dsq-seesmic-' + id + '_hide" class="seePlayOverlay" style="display:none;"><img onclick="see_play_video(\'' + id + '\',false)" src="http://media.disqus.com/images/seesmic/stopOverlay.png" width="50" height="50" style="cursor:pointer; cursor:hand; padding-top: 30px; padding-left: 50px" alt="" /></div> \
					<div id="dsq-seesmic-' + id + '_show" class="seePlayOverlay"><img onclick="see_play_video(\'' + id + '\',true)" src="http://media.disqus.com/images/seesmic/playOverlay.png" width="50" height="50" style="cursor:pointer; cursor:hand; border:none; padding-top: 30px; padding-left: 50px" alt="" /></div> \
				</div> \
			</div> \
			<div id="' + id + '_content" style="display:block; width:100%; padding-top:5px"></div> \
		';
	};

	//
	// Callbacks
	//

	this.postComment_onSuccess = function(parent_post_id) {
		// Increment post count
		var num_posts = Dsq.$('dsq-num-posts');
		var total_posts = Dsq.$('dsq-total-posts');
		
		if (num_posts) { 
			num_posts.innerHTML = parseInt(num_posts.innerHTML) + 1;
		}
		if (total_posts) { 
			total_posts.innerHTML = parseInt(total_posts.innerHTML) + 1;
		}
	};
};
// Dsq.Templates


/**
 * Dsq.Post
 */
Dsq.Post = new function() {
	this.openedMenu = {};
	this.menuEventListener = null;
	this.stateReplyToggled = {};
	this.stateEditToggled = {};
	this.stateRecordLink = {};

	/**
	 * Inserts a new post into the document.
	 *
	 * @param after_id {Number}	Insert a post before specified id.  If after_id
	 *							evaluates to false, then post in the front.  If
	 *							after_id is -1, post at the end.
	 */
	this.insert = function(after_id, id, message, author) {
		// Skeleton template from thread_posts.html.
		var skeleton = ' \
			<li id="dsq-comment-%(id)s"> \
				<div id="dsq-comment-header-%(id)s" class="dsq-comment-header"> \
					<cite id="dsq-cite-%(id)s" class="dsq-comment-cite"> \
						<a id="dsq-author-user-%(id)s" href="%(author_url)s" target="_blank" rel="nofollow">%(author_name)s</a> \
					</cite> \
				</div> \
				<div id="dsq-comment-body-%(id)s" class="dsq-comment-body"> \
					<div id="dsq-comment-message-%(id)s" class="dsq-comment-message">%(message)s</div> \
				</div> \
			</li> \
		';
		var _meta = Dsq.jsonData.posts[id];
		var _user_meta = Dsq.jsonData.users[_meta.user_key];
		var markup = Dsq.Utils.interpolate(skeleton, {
			id: id,
			message: message,
			author_url: _user_meta.blog,
			author_name: _user_meta.display_name
		});
		var div = document.createElement('div');
		markup = markup.replace(Dsq.COMMENTS_RE, Dsq.CommentsHandler);
		div.innerHTML = markup;

		if (after_id === -1) {
			Dsq.$('dsq-comments').appendChild(div);
		} else if (!after_id) {
			Dsq.$('dsq-comments').insertBefore(div, Dsq.$('dsq-comments').firstChild);
		} else if (Dsq.$('dsq-comment-' + after_id)) {
			// Get next node after "after_id", so we can insert before it.
			// If "after_id" is the last comment, the target node is the
			// last node.
			
			// var append_post_id = Dsq.Templates.appendPost(after_id).replace('<div id="','').replace('"></div>', '');
			var append_post_id = 'dsq-append-post-' + after_id;
			var node = Dsq.$(append_post_id);
			while (node = node.nextSibling) {
				if (!node || node.nodeType == 1) { // 1 == Node.ELEMENT_NODE
					break;
				}
			}
			if (!node) {
				node = Dsq.$(append_post_id);
			}
			node.parentNode.insertBefore(div, node);
		}
	};

	this.incrementPostCount = function() {
		
		var num_posts = Dsq.$('dsq-num-posts');
		var total_posts = Dsq.$('dsq-total-posts');

		if (num_posts) {
			num_posts.innerHTML = parseInt(num_posts.innerHTML, 10) + 1;
		}
		if (total_posts) {
			total_posts.innerHTML = parseInt(total_posts.innerHTML, 10) + 1;
		}
	}
	
	this.outlineComment = function(post_id) {
		Dsq.$('dsq-comment-' + post_id).className += ' dsq-comment-outline';
		setTimeout("(function () { Dsq.Post.clearOutlineComment(" + post_id + ") })()", 3000);
	};
	
	this.clearOutlineComment = function(post_id) {
		Dsq.$('dsq-comment-' + post_id).className = Dsq.$('dsq-comment-' + post_id).className.replace('dsq-comment-outline', '');
	};

	this.showMenu = function(el, id, name) {
		var anchorPos = Dsq.Utils.findPos(el);
		var menu = document.createElement('ul');

		if(this.openedMenu) {
			if(this.openedMenu.linkClicked) {
				this.openedMenu.linkClicked = false;
				return;
			}
		}

		switch(name) {
			case 'more':
				menu.innerHTML = Dsq.Templates.menuMore(id);
				break;
			case 'media':
				menu.innerHTML = Dsq.Templates.menuMedia(id);
				break;
			default:
				break;
		}

		// Add menu to document body
		menu.id = 'dsq-menu-' + id;
		menu.className = 'dsq-menu';
		Dsq.$b.appendChild(menu);

		// Position and show
		anchorPos[1] += 15;
		menu.style.left = anchorPos[0] + 'px';
		menu.style.top = anchorPos[1] + 'px';
		menu.style.display = 'block';

		// Set global reference
		this.openedMenu = {
			'el' : menu,
			'id' : id,
			'name' : name,
			'linkClicked' : false
		};

		// Set listener
		this.menuEventListener = Dsq.Utils.addEventListener(document, 'mouseup', this._hideMenu);
	};

	this._hideMenu = function(e) {
		var el = e.target || e.srcElement;
		var openedMenu = Dsq.Post.openedMenu.el;
		var id = Dsq.Post.openedMenu.id;

		if(!id) {
			var link = 'dsq-' + Dsq.Post.openedMenu.name + '-link';
		} else {
			var link = 'dsq-' + Dsq.Post.openedMenu.name + '-link-' + id;
		}

		if(!openedMenu) {
			return;
		}

		if(!Dsq.Popup.isClicked(e, openedMenu.id)) {
			openedMenu.style.display = 'none';
			Dsq.Utils.removeEventListener(Dsq.Post.menuEventListener);
			Dsq.Utils.deleteNode(openedMenu);

		} else {
			// Hide the menu if a link was clicked inside the menu.  We can't
			// completely remove the menu until the onclick event on the link
			// fires, but the menuEventListener will prevent multiple menus
			// from polluting the DOM.
			if(el && typeof el.href != 'undefined') {
				openedMenu.style.display = 'none';
				Dsq.Post.openedMenu.el = null;
			}
		}

		if(Dsq.Popup.isClicked(e, link)) {
 			Dsq.Post.openedMenu.linkClicked = true;
		}
	};


	this.getUserServices = function(user_key, id) {
		if(!user_key && id) {
			var _meta = Dsq.jsonData.posts[id];
			user_key = _meta.user_key;
		}
		var userData = Dsq.jsonData['users'][user_key];
		var userServices = [];

		// Keep a full list of supported services. This is the order they will display in the drop-profile.
		// Each service must have a corresponding case in _buildServiceUrl()
		var supportedServices = ['blog', 'twitter', 'facebook', 'tumblr'];

		function _buildServiceUrl(serviceName) {
			var data = userData[serviceName];
			var services = {
				blog:		function(d) { return d; },
				twitter:	function(d) { return d; },
				facebook:	function(d) { return d; },
				tumblr:		function(d) { return 'http://' + d + '.tumblr.com'; }
			};
			return services[serviceName](data);
		}

		for(var i = 0; i < supportedServices.length; i++) {
			if(userData[supportedServices[i]]) {
				var serviceUrl = _buildServiceUrl(supportedServices[i]);
				userServices.push({'name' : supportedServices[i], 'url' : serviceUrl});
			}
		}
		return userServices;
	}

	this.dropProfile = function(id) {
		var dp = Dsq.$('dsq-drop-profile-' + id);

		// IE6 needs JS to display/hide. All other browsers use CSS.
		if(dp) {
			if(Dsq.Utils.ie6) dp.style.display = (dp.style.display == 'inline') ? 'none' : 'inline';
			return false;
		} else {
			dp = document.createElement('ul');
		}

		dp.id = 'dsq-drop-profile-' + id;
		dp.className = 'dsq-drop-profile';

		if(Dsq.Utils.ie6) { dp.style.display = 'inline'; }

		var container = Dsq.$('dsq-header-avatar-' + id);
		dp.innerHTML = Dsq.Templates.dropProfile(id);
		container.appendChild(dp);
	};

	this.dropProfileMore = function(el, id) {
		var hiddenItems = Dsq.$('dsq-drop-hidden-' + id);

		hiddenItems.style.display = 'inline';
		el.parentNode.style.display = 'none';
	};

	this._updateReplyLinks = function(el, id) {
		// Update "reply / cancel" links based on state.
		var displayDict = {};

		if(id) {
			if(this.stateReplyToggled[id]) {
				el.innerHTML = 'Cancel';
				displayDict['media'] = 'inline';
				displayDict['edit'] = 'none';
			} else {
				el.innerHTML = 'Reply';
				displayDict['media'] = 'none';
				displayDict['edit'] = 'inline';
			}
		}

		for(var key in displayDict) {
			if(displayDict.hasOwnProperty(key)) {
				var	linkEl = Dsq.$('dsq-' + key + '-el-' + id),
					spacer = Dsq.$('dsq-' + key + '-spacer-' + id);

				if(linkEl) {
					linkEl.style.display = displayDict[key];
					if(spacer) spacer.style.display = displayDict[key];
				}
			}
		}
	};

	this._updateMediaLinks = function(el, id) {
		// Update "use media / cancel" links based on state.
		var appendId = (id) ? ('-' + id) : '';
		var link = Dsq.$('dsq-media-link' + appendId);

		if(this.stateRecordLink[id]) {
			link.innerHTML = 'Cancel Media';
			link.onclick = function() { Dsq.Post.toggleMediaReply(link, id); return false; };
		} else {
			link.innerHTML = 'Use Media <small>&#9660;</small>';
			link.onclick = function() { Dsq.Post.showMenu(link, id, 'media'); return false; };
		}
	};

	this.toggleReply = function(el, id) {
		// Create reply IFrame
		if (window.disqus_use_postmessage) {
			if (!this.stateReplyToggled[id]) {
				Dsq.$('dsq-reply-' + id).style.display = 'block';
				Dsq.$('dsq-reply-bar-' + id).style.display = 'block';
				// Create IFrame if it doesn't exist.
				if (!Dsq.frames['reply_' + id]) {
					var _meta = Dsq.jsonData.posts[id];
					Dsq.frames['reply_' + id] = new Dsq.ReplyFrame(Dsq.$('dsq-reply-frame-' + id), id);
					Dsq.frames['reply_' + id].init();
					Dsq.frames['reply_' + id].setState(id, _meta.depth);
				}
			} else {
				Dsq.$('dsq-reply-' + id).style.display = 'none';
				Dsq.$('dsq-reply-bar-' + id).style.display = 'none';
			}
		} else {
			// DEPRECATED
			if(!this.stateReplyToggled[id]) {
				// Reply toolbar
				Dsq.$('dsq-reply-bar-' + id).style.display = 'block';
				Dsq.Iframes.showReplyIframeInContainerIfAllowed(Dsq.$('dsq-reply-' + id), id);
			} else {
				Dsq.$('dsq-reply-bar-' + id).style.display = 'none';
				Dsq.Iframes.hideAllInContainer(Dsq.$('dsq-reply-' + id));
				if(this.stateRecordLink[id]) {
					// HACK: Cancel media before canceling self.
					this.toggleMediaReply(Dsq.$('dsq-media-link-' + id), id);
				}
			}
		}

		this.stateReplyToggled[id] = !this.stateReplyToggled[id];
		this._updateReplyLinks(el, id);

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE('dsq-reply-' + id); }

		Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_TOGGLED, {
			postId: id,
			opened: this.stateReplyToggled[id]
		});
	};

	this.toggleMediaReply = function(el, id, xtype) {
		id = id || 0;
		if(id) {
			var container = Dsq.$('dsq-reply-' + id);
		} else {
			var container = Dsq.$('dsq-post-add');
		}

		if(!this.stateRecordLink[id]) {
			Dsq.Iframes.showReplyIframeInContainer(container, id, {xtype:xtype}, 'dsq-post-video');
		} else {
			Dsq.Iframes.showReplyIframeInContainer(container, id);
		}
		this.stateRecordLink[id] = !this.stateRecordLink[id];
		this._updateMediaLinks(el, id);

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
	};

	this.edit = function(el, id) {
		Dsq.$('dsq-comment-message-' + id).innerHTML = Dsq.Templates.frameEdit(id);
		el.parentNode.style.display = 'none';
		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE('dsq-comment-message-' + id); }
	};

    this.rate = function(el, id, vote) {
		if(Dsq.jsonData.request.is_authenticated || Dsq.jsonData.forum.allow_anon_votes) {
			if(vote == 1) {
                Dsq.$('dsq-rate-cont-' + id).innerHTML = '<img src="http://media.disqus.com/images/loading-small.gif">';
            }

            Dsq.Utils.execScript('http://disqus.com/forums/consumerismcommentary/vote.js'
                + '?post_id='    + id
                + '&vote='        + vote);

		} else {
			Dsq.Popup.login(Dsq.Strings.TO_RATE_PLEASE_LOG_IN);
		}
    };

	this.report = function(id, confirmed) {
		if(confirmed) {
			Dsq.Utils.postToUrl('http://disqus.com/forums/consumerismcommentary/still_believe_real_estate_values_never_go_down/post_report/', {'post_id': id});
			Dsq.Popup.popModal('Thank you. This comment has been flagged for moderator attention.', 'Successfully flagged');
			Dsq.Utils.deleteNode(Dsq.$('dsq-post-report-' + id));
		} else {
			var title = Dsq.Strings.FLAG_INAPPROPRIATE_COMMENT;
			var message = Dsq.Strings.ARE_YOU_SURE_YOU_WOULD_LIKE_TO_REPORT_THIS_COMMENT_TO_A_MODERATOR + '? \
			<br /><br /> \
			<button onclick="Dsq.Popup._closePopup(null, true)"><strong>' + Dsq.Strings.NO + '</strong>, ' + Dsq.Strings.NEVER_MIND + '</button>&nbsp;&nbsp;&nbsp;<button onclick="Dsq.Post.report(' + id + ', true);"><strong>' + Dsq.Strings.YES + '</strong>, ' + Dsq.Strings.FLAG_INAPPROPRIATE_COMMENT + '</button><br /><br />'
			+ Dsq.Strings.THIS_WILL_FLAG_COMMENTS_FOR_MODERATORS_TO_TAKE_ACTION + '. \
			';

			Dsq.Popup.popModal(message, title, id);
		}
	};



	this.showAlert = function(id, msg) {
		var msgEl = Dsq.$('dsq-comment-message-' + id);
		var alert = '<div class="dsq-comment-alert">' + msg + '</div>';

		msgEl.innerHTML = alert + msgEl.innerHTML;
	};

};
// Dsq.Post


/**
 * Dsq.Thread
 */
Dsq.Thread = new function() {
	this.fc = null;
	this.ff = null;
	this.ac = null;

	
	this.adminIsOn = false;

	
	
	

	this.hlComment = null;
	this.hlCommentClass = null;

	this.getNextComment = function(el) {
		var start_id = el.id;
		while(el = el.nextSibling) {
			if(el.id && el.id.indexOf('dsq-comment-') != -1 && el.id != start_id) {
				return el;
			}
		}
		return null;
	};

	this.getActiveCommentId = function() {
		if (document.URL.indexOf('#comment-') >= 0) {
			var anchor = document.URL.slice(document.URL.indexOf('#') + 1);
			return anchor.replace('comment-', '');
		}
		return null;
	};

	this.highlightAnchor = function() {
		var i = this.getActiveCommentId();
		if (i == null) return false;
		var id = 'dsq-comment-' + i;
		var hash = window.location.hash;

		// Toggle the hash incase the comment isn't available when the page loads
		// for WebKit-based browsers.
		if (Dsq.Utils.webkit) {
			window.location.hash = '';
			window.location.hash = hash;
		}

		this.hlComment = Dsq.$(id);
		// Adding this conditional guard pending #289
		if (!this.hlComment) {
			return;
		}
		this.hlCommentClass = this.hlComment.className;
		this.hlComment.className += ' dsq-hl-anchor';

		setTimeout("Dsq.Thread.highlightClear()", 3000);
	};

	this.highlightClear = function() {
		if (!this.hlComment) {
			return;
		}
		this.hlComment.className = this.hlCommentClass;
	};

	this.login = function(toggle) {
		// toggle id is #dsq-reply-login-[id]
		var postId;
		if(toggle.id.indexOf('dsq-reply-login') != -1) {
			postId = toggle.id.slice(16);
			var container = Dsq.$('dsq-reply-' + postId);
		} else {
			var container = Dsq.$('dsq-post-add');
		}

		if(toggle) {
			if(toggle.className == 'dsq-login-active') {
				Dsq.Iframes.showReplyIframeInContainerIfAllowed(container, postId);
				toggle.className = '';
			} else {
				Dsq.Iframes.showLoginIframeInContainer(container, postId);
				toggle.className = 'dsq-login-active';
			}
		} else {
			Dsq.Iframes.showLoginIframeInContainer(container, postId);
		}

		if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
	};


	this.paginate = function(page, el_clicked, per_page) {
		// Use extra_params to pass any override parameters that we need to persist.
		var extra_params = '';

		// "Per page" can either be overriden by providing it as an argument
		// (per-call) or setting the disqus_per_page override variable (global).
		if(typeof per_page == 'undefined') {
			per_page = null;
		}
		if(typeof disqus_per_page != 'undefined' && per_page === null) {
			per_page = disqus_per_page;
		}

		if(typeof disqus_sort != 'undefined') {
			extra_params += '&sort=' + disqus_sort;
		}
		if(per_page !== null) {
			extra_params += '&per_page=' + per_page;
		}

		Dsq.$('dsq-pagination').innerHTML += '<img src="http://media.disqus.com/images/loading-small.gif">';
		
		if(el_clicked) {
			el_clicked.style.display = 'none';
		}
		
		Dsq.Utils.execScript('http://disqus.com/forums/consumerismcommentary/thread.js'
			+ '?slug='	+ 'still_believe_real_estate_values_never_go_down'
			+ '&p='		+ page
			+ extra_params);
	};

	this.sortBy = function(sort) {
		var disqus_script = document.createElement('script');
		var disqus_date = new Date();

		if (location.hash != '') {
			location.hash = '#disqus_thread';
		}

		if(typeof(disqus_url) == 'undefined') {
			disqus_url = disqus_href;
		}
		disqus_script.type = 'text/javascript';
		disqus_script.src = 'http://disqus.com/forums/consumerismcommentary/thread.js'
			+ '?slug='	+ 'still_believe_real_estate_values_never_go_down'
			+ '&sort='	+ sort
			+ '&title='
			+ '&'		+ disqus_date.getTime();

		Dsq.$('dsq-comments').innerHTML = '<img src="http://media.disqus.com/images/loading.gif">';
		Dsq.container.appendChild(disqus_script);
	};

	this.subscribe = function(status, email) {
		// `status` is an int -- 1 to subscribe, 0 to unsubscribe
		if(Dsq.jsonData.request.is_authenticated || email) {
			// If authenticated user OR anonymous email provided

			if(email) {
				Dsq.Popup._closePopup(null, true);
			}

			Dsq.Utils.execScript('http://disqus.com/forums/consumerismcommentary/subscribe.js'
				+'?status=' 	+ status
				+ '&slug='		+ 'still_believe_real_estate_values_never_go_down'
				+ '&email=' 	+ encodeURIComponent(email));

		} else if(!email) {
			// If anonymous user and no email has been provided yet, prompt for email

			var title = 'Subscribe to this comment thread';
			var message = ' \
				New comments will be sent directly to your email inbox! \
				<div class="dsq-subscribe-submit"> \
					<p><strong>Enter your email address below.</strong></p> \
					<input type="text" id="dsq-subscribe-email"> \
					<button onclick="Dsq.Thread.subscribe(1, Dsq.$(\'dsq-subscribe-email\').value)">Subscribe</button> \
				</div> \
			';

			Dsq.Popup.popModal(message, title);
		}
	};

	this.showSettings = function() {
		if (!Dsq.jsonData.request.is_moderator) {
			return;
		}

		/* The form has to be re-designed when more options will come out. */
		var html = 'Automatically close comments after <input size="3" id="dsq-thread-days-alive" value="' + Dsq.jsonData.thread.days_alive + '" type="text" /> days. Existing comments will still be displayed.<br /><br />(Using 0 days will disable this feature)<br /><br />'
								 + '<button onclick="Dsq.Thread.updateDaysAlive();" class="dsq-button-small"><span>Save</span></button>'
								 + '<span id="dsq-thread-settings-status" class="dsq-options-status"></span>';
		Dsq.Popup.popModal(html, 'Settings');
	};

	this.updateDaysAlive = function() {
		var days = Dsq.$('dsq-thread-days-alive').value;
		var status = Dsq.$('dsq-thread-settings-status');
		Dsq.Utils.postToUrl('http://disqus.com/forums/consumerismcommentary/update_days_alive.js', {days:days,thread:Dsq.jsonData.thread.id});
		status.innerHTML = 'Saved!';
		window.setTimeout(function() { status.innerHTML = ''; }, 1000);
	};
};
// Dsq.Thread

Dsq.Events = function() {
	var obj = {};

	// Private
	var handlers = {};
	var getHandlers = function(event) {
		if (handlers[event] === undefined) {
			handlers[event] = [];
		}
		return handlers[event];
	};

	// Public
	// Value keys : postId, node, xtype
	obj.REPLY_IFRAME_CREATED = 1;
	// Value keys : postId, opened
	obj.REPLY_IFRAME_TOGGLED = 2;
	obj.fire = function(event, opt_value) {
		if (!event) {
			throw new Error('Unknown event');
		}
		var value = opt_value || {};
		for (var i=0; i<getHandlers(event).length; i++) {
			getHandlers(event)[i](value);
		}
	};
	obj.addHandler = function(event, callback) {
		getHandlers(event).push(callback);
	};

	return obj;
}();

/**
 * Dsq.Realtime
 */
Dsq.Realtime = new function() {
	var initialized = false;
	var interval = null;
	var last_checked = Dsq.jsonData.request.timestamp;
	var new_posts = [];
	var ongoing_request = false;
	var prev_script = null;

	function updateNewPostCount() {
		Dsq.$('dsq-realtime-alert').style.display = new_posts.length ? 'block' : 'none';

		Dsq.$('dsq-realtime-queued').innerHTML = new_posts.length
		+ ' new '
		+ Dsq.Utils.pluralize(new_posts.length, 'comment', 'comments')
		+ Dsq.Utils.pluralize(new_posts.length, ' was', ' were')
		+ ' just posted.';

		Dsq.$('dsq-realtime-show').innerHTML = '(' + Dsq.Strings.SHOW + ')';
	}

	function insertNewPosts() {
		var post_id = null;
		var after_id = Dsq.$('dsq-sort-select').value === 'oldest' ? -1 : null;

		for (var i=0; i<new_posts.length; i++) {
			post_id = new_posts[i];
			Dsq.Post.insert(after_id, post_id, Dsq.jsonData.posts[post_id].message);
			Dsq.Post.incrementPostCount();
			Dsq.Post.outlineComment(post_id);
		}
		new_posts = [];
	}

	this.enableInterval = function() {
		interval = setInterval(Dsq.Realtime.check, Dsq.jsonData.context.realtime_speed);
		Dsq.$('dsq-realtime-status').innerHTML = Dsq.Strings.ENABLED;
		Dsq.$('dsq-realtime-toggle').innerHTML = '(' + Dsq.Strings.PAUSE + ')';
	}

	this.disableInterval = function() {
		if (interval) {
			clearInterval(interval);
			interval = null;
		}
		Dsq.$('dsq-realtime-status').innerHTML = Dsq.Strings.PAUSED;
		Dsq.$('dsq-realtime-toggle').innerHTML = '(' + Dsq.Strings.RESUME + ')';
	}

	this.toggleInterval = function() {
		if (!interval) {
			Dsq.Realtime.enableInterval();
		} else {
			Dsq.Realtime.disableInterval();
		}
		return false;
	}

	this.initialize = function() {
		if (!initialized) {
			initialized = true;
			Dsq.$('dsq-realtime-toggle').onclick = this.toggleInterval;
			if (!Dsq.jsonData.forum.streaming_realtime) {
				Dsq.$('dsq-realtime-show').onclick = this.show;
				updateNewPostCount();
			}
			if (Dsq.jsonData.thread.realtime_paused) {
				Dsq.Realtime.disableInterval();
			} else {
				Dsq.Realtime.enableInterval();
			}
		}
	}

	this.show = function() {
		insertNewPosts();
		updateNewPostCount();
		return false;
	}

	this.check = function() {
		if (!ongoing_request && Dsq.jsonData.realtime_enabled) {
			if (prev_script) {
				prev_script.parentNode.removeChild(prev_script);
			}
			ongoing_request = true;
			prev_script = Dsq.Utils.execScript('http://disqus.com/forums/42497047/realtime.js?timestamp=' + last_checked);
		}
	};

	this.update = function(timestamp, posts, users) {
		ongoing_request = false;
		last_checked = timestamp;

		if (users) {
			for (var user_id in users) {
				if (users.hasOwnProperty(user_id)) {
					if (!Dsq.jsonData.users[user_id]) {
						Dsq.jsonData.users[user_id] = users[user_id];
					}
				}
			}
		}

		if (posts) {
			for (var post_id in posts) {
				if (posts.hasOwnProperty(post_id)) {
					if (!Dsq.jsonData.posts[post_id]) {
						Dsq.jsonData.posts[post_id] = posts[post_id];
						new_posts.push(post_id);
					}
				}
			}

			if (Dsq.jsonData.forum.streaming_realtime) {
				insertNewPosts();
			} else {
				updateNewPostCount();
			}
		}
	};

}();

// DEPRECATED
Dsq.Iframes = function() {
	// Different style of object from the above. Hoping to switch to this for some reason.
	var obj = {};

	// Private
	var showIframeInContainer = function(container, id, markup) {
		// Look through container for iframes, hiding them, except show one that matches id
		// If none of them matched id, create a new iframe using markup and insert it.
		// Returns the iframe node if and only if it was newly created.
		var found = false;
		for (var i=0; i<container.childNodes.length; i++) {
			var child = container.childNodes[i];
			if (child.nodeName == 'IFRAME') {
				if (child.id == id) {
					child.style.display = 'block';
					found = true;
				} else {
					child.style.display = 'none';
				}
			}
		}
		if (found) {
			return;
		}
		// The iframe wasn't found, so construct it and add it to the container.
		// Don't use innerHTML because it might reload iframes
		var div = document.createElement('div');
		div.innerHTML = markup;
		var iframe = div.childNodes[0];
		div.removeChild(iframe);
		container.appendChild(iframe);
		return iframe;
	};

	// Public
	obj.makeReplyIframeId = function(opt_postId, opt_xtype) {
		var id = 'dsq-post-add-iframe';
		if (opt_xtype) {
			id += '-' + opt_xtype;
		}
		if (opt_postId) {
			id += '-' + opt_postId;
		}
		return id;
	};
	obj.makeLoginIframeId = function(opt_postId) {
		if (!opt_postId) {
			return 'dsq-login-iframe';
		}
		return 'dsq-login-iframe-' + opt_postId;
	};
	obj.makeReplyIframeName = function(opt_postId, opt_xtype) {
		var name = 'dsq-reply-frame';
		if (opt_xtype) {
			name += '-' + opt_xtype;
		}
		if (opt_postId) {
			name += '-' + opt_postId;
		}
		return name;
	};
	obj.showReplyIframeInContainer = function(container, opt_postId, opt_extraParams, opt_className) {
		// Construct the id so we can check if it's already present.
		// Hide any other iframes we find, and show this one if it's found.
		var params = opt_extraParams || {};
		// use xtype in the id and name so we can distinguish media replies from text replies:
		var id = Dsq.Iframes.makeReplyIframeId(opt_postId, params.xtype);
		var name = Dsq.Iframes.makeReplyIframeName(opt_postId, params.xtype);
		var attributes = {
			'id': id,
			'name': name,
			'class': opt_className || 'dsq-post-reply'
			};
		var markup = Dsq.Templates.frameReply(opt_postId, opt_extraParams, attributes);
		var iframe = showIframeInContainer(container, id, markup);
		// It was newly created
		if (iframe) {
			Dsq.Events.fire(Dsq.Events.REPLY_IFRAME_CREATED, {
				postId: opt_postId,
				node: iframe,
				xtype: params.xtype
			});
		}
	};
	obj.showLoginIframeInContainer = function(container, opt_postId) {
		var id = Dsq.Iframes.makeLoginIframeId(opt_postId);
		var markup = Dsq.Templates.frameLogin({id: id});
		showIframeInContainer(container, id, markup);
	};
	obj.showReplyIframeInContainerIfAllowed = function(container, opt_postId) {
		if (Dsq.jsonData.context.show_reply) {
			obj.showReplyIframeInContainer(container, opt_postId);
		} else {
			obj.hideAllInContainer(container);
		}
	};
	obj.hideAllInContainer = function(container) {
		for (var i=0; i<container.childNodes.length; i++) {
			var child = container.childNodes[i];
			if (child.nodeName == 'IFRAME') {
				child.style.display = 'none';
			}
		}
	};

	return obj;
}();

Dsq.Twitter = new function() {
	var that = this;

	this.startTwitterConnect = function() {
		var popupParams = 'location=0,status=0,width=800,height=400';
		that._twitterWindow = window.open(Dsq.jsonData.settings.disqus_url + '/_ax/twitter/begin/', 'twitterWindow', popupParams);
		that._twitterInterval = window.setInterval(that.completeTwitterConnect, 1000);
	};

	this.completeTwitterConnect = function() {
		if (that._twitterWindow.closed) {
			window.clearInterval(that._twitterInterval);
			window.location.reload();
		}
	};
};

Dsq.Yahoo = new function() {
	var that = this;

	this.startYahooConnect = function() {
		var popupParams = 'location=0,status=0,width=800,height=400';
		that._yahooWindow = window.open(Dsq.jsonData.settings.disqus_url + '/_ax/yahoo/begin/', 'yahooWindow', popupParams);
		that._yahooInterval = window.setInterval(that.completeYahooConnect, 1000);
	};

	this.completeYahooConnect = function() {
		if (that._yahooWindow.closed) {
			window.clearInterval(that._yahooInterval);
			window.location.reload();
		}
	};
};

Dsq.OpenID = new function() {
	var that = this;

	this.requestURL = function() {
		var message = '<table class="dsq-openid-form"><tr><td style="vertical-align:top;" rowspan="2"><img src="' + Dsq.jsonData.settings.media_url + '/images/openid-icon-100x100.png" /></td>';
		message += '<td><label for="dsq-openid-url">OpenID URL:</label></td><td><input type="text" id="dsq-openid-url" /></td></tr>';
		message += '<tr><td><label for="dsq-openid-username">Display name:</label></td><td><input type="text" id="dsq-openid-username" /></td></tr>';
		message += '<tr><td class="dsq-openid-submit" colspan="3"><input type="button" value="Sign in" onclick="Dsq.OpenID.startConnect();" /></td></tr>';
		message += "</table>";

		Dsq.Popup.popModal(message, 'Sign in using OpenID');
	};

	this.startConnect = function() {
		var isblank = function(str) {
			return /^\s*$/.test(str);
		};

		var openid_url = Dsq.$('dsq-openid-url').value;
		var username = Dsq.$('dsq-openid-username').value;

		if (isblank(openid_url)) {
			return;
		}

		var popupParams = 'location=0,status=0,width=800,height=500';
		var url = Dsq.jsonData.settings.disqus_url + '/_ax/openid/begin/' + '?url=' + encodeURIComponent(openid_url) + '&username=' + encodeURIComponent(username);
		that._openidWindow = window.open(url, 'openidWindow', popupParams);
		that._openidInterval = window.setInterval(that.completeConnect, 1000);
	};

	this.completeConnect = function() {
		if (that._openidWindow.closed) {
			window.clearInterval(that._openidInterval);
			window.location.reload();
		}
	};
};

Dsq.Reaction = new function() {
	var that = this;

	this.hide = function(id) {
		Dsq.Utils.execScript('http://disqus.com/forums/consumerismcommentary/hidereaction.js?' + 'reaction_id=' + id);
	};

	this.reportMissingReactions = function() {
		if (!Dsq.jsonData.request.is_moderator || !Dsq.jsonData.forum.reactions_enabled) {
			return;
		}

		if (Dsq.jsonData.thread.queued) {
			Dsq.Popup.popModal('Your report has been received. The system will automatically search for new reactions; if any are found, they will be displayed on this comment thread.<br/><br/>Thank&nbsp;you.',
												 'Reported missing reactions');
			return;
		}

		Dsq.Utils.execScript(Dsq.jsonData.settings.disqus_url + '/forums/consumerismcommentary/queueurl.js');
	};
};

Dsq.CNN = function() {
	var obj = {};

	obj.authenticate = function() {
		var url = Dsq.jsonData.settings.disqus_url + "/saml/cnn/try/";
		Dsq.Utils.postToUrl(url, {'target': document.location}, true);
	};

	return obj;
}();


if(Dsq.Utils.ie6) {
	(function() {
		DSQ_HEADER_AVATAR_RE = /<div class="dsq-header-avatar"(.*?)>/gim;
		Dsq.Templates.registerFilter('postPrependHeader', function(html, post_id) {
			// Add "onmouseout" for dsq-header-avatar for dropProfile
			// functionality since IE6 cannot use :hover.
			function _headerAvatarReplace(content, inner, _unused, html) {
				return '<div class="dsq-header-avatar" '
					+ inner
					+ ' onmouseout="Dsq.Post.dropProfile(' + post_id + ')">';
			}
			html = html.replace(DSQ_HEADER_AVATAR_RE, _headerAvatarReplace);
			return html;
		});
	})();
}





	// TODO: Move Seesmic code outside of the main script.  Don't let this script clobber the global namespace.
	if(typeof seesmic == 'undefined') { var seesmic = {}; }
	seesmic.widget = new function () {
		this.callback = function (data) {
			playerVersion = data.disqusplayer;
		};
	};

	
	var scriptEl = document.createElement('script');
	scriptEl.setAttribute('type', 'text/javascript');
	scriptEl.setAttribute('src', 'http://seesmic.com/version.js?callback=seesmic.widget.callback');
	document.getElementsByTagName('head')[0].appendChild(scriptEl);

	
	var scriptEl = document.createElement('script');
	scriptEl.setAttribute('type', 'text/javascript');
	scriptEl.setAttribute('src', 'http://media.disqus.com/javascript/library/swfobject.js');
	document.getElementsByTagName('head')[0].appendChild(scriptEl);

	function see_play_video(_videoUri, _add) {
		var swf = !!playerVersion ? playerVersion : 'http://seesmic.com/embeds/StandalonePlayer.swf';

		flashcontentDiv = Dsq.$(_videoUri + '_content');
		previewDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_preview');
		hideDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_hide');
		showDiv = Dsq.$('dsq-seesmic-' + _videoUri + '_show');
		if(_add) {
			// push flash widget
			var so = new SWFObject(swf, 'sotester', '300', '270', '9', '#000000');
			so.addVariable('video', _videoUri);
			so.addParam('allowFullScreen', 'true');
			so.addParam('allowScriptAccess','always');
			so.useExpressInstall('swfobject/expressinstall.swf');
			so.write(_videoUri + '_content');

			previewDiv.style.display = 'none';
			hideDiv.style.display = 'block';
			showDiv.style.display = 'none';
		}
		else {
			flashcontentDiv.innerHTML = '';
			previewDiv.style.display = 'block';
			hideDiv.style.display = 'none';
			showDiv.style.display = 'block';
		}
	};





(function() {
	//
	// Load theme.  This overrides the base templates with template functions
	// from the respective themes.
	//
	if (Dsq.jsonData.integration.theme == 4) {
		var theme = 'narcissus';
		// HACK: Set variable on window to use post message.
		window.disqus_use_postmessage = true;

		
		for(var prop in Dsq.Themes[theme]) {
			if(Dsq.Themes[theme] && Dsq.Themes[theme].hasOwnProperty(prop)) {
				Dsq.Templates[prop] = Dsq.Themes[theme][prop];
			}
		}
		
		for(var prop in Dsq.Post) {
			if(Dsq.Themes[theme] && Dsq.Themes[theme].hasOwnProperty(prop)) {
				Dsq.Post[prop] = Dsq.Themes[theme][prop];
			}
		}
	}

	//
	// Register templates.  This must be done after all themes are loaded.
	//
	Dsq.Templates.registerTemplate('authPost', Dsq.Templates.authPost);
	Dsq.Templates.registerTemplate('header', Dsq.Templates.header);
	Dsq.Templates.registerTemplate('footer', Dsq.Templates.footer);
	Dsq.Templates.registerTemplate('trackbacks', Dsq.Templates.trackbacks);
	Dsq.Templates.registerTemplate('reactions', Dsq.Templates.reactions);
	Dsq.Templates.registerTemplate('prependPost', Dsq.Templates.prependPost);
	Dsq.Templates.registerTemplate('appendPost', Dsq.Templates.appendPost);
	Dsq.Templates.registerTemplate('postPrependHeader', Dsq.Templates.postPrependHeader);
	Dsq.Templates.registerTemplate('postAppendHeader', Dsq.Templates.postAppendHeader);
	Dsq.Templates.registerTemplate('preBody', Dsq.Templates.preBody);
	Dsq.Templates.registerTemplate('postBody', Dsq.Templates.postBody);
	Dsq.Templates.registerTemplate('postFooter', Dsq.Templates.postFooter);
	Dsq.Templates.registerTemplate('_popupGeneric', Dsq.Templates._popupGeneric);
	Dsq.Templates.registerTemplate('voted', Dsq.Templates.voted);
	Dsq.Templates.registerTemplate('popupProfile', Dsq.Templates.popupProfile);
	Dsq.Templates.registerTemplate('postBox', Dsq.Templates.postBox);
	Dsq.Templates.registerTemplate('pagination', Dsq.Templates.pagination);
	Dsq.Templates.registerTemplate('postComment_onSuccess', Dsq.Templates.postComment_onSuccess);

})();

Dsq.container.className = "clearfix";
Dsq.container.innerHTML = ' \
<ul id="dsq-comments">\
	 <li id="dsq-comment-21311130">\
	 <div id="dsq-comment-header-21311130" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311130" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21311130" href="http://www.picketfencefinancial.com/blog1" target="_blank" rel="nofollow">Kirk</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311130" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311130" class="dsq-comment-message">I have been renting for a couple years now because I saw this bust coming. Even today, I am still saving over $300 per month by renting after factoring the tax savings, maintenance, taxes, etc.<br><br>People say you are throwing your money away when you rent, but you need to look at the best use of your dollars. Right now, renting is saving me hundreds of dollar a year.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311131">\
	 <div id="dsq-comment-header-21311131" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311131" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21311131" href="http://www.realwordlfinances.net/" target="_blank" rel="nofollow">Curtis</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311131" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311131" class="dsq-comment-message">The problem with the quote "The three biggest declines in prices ever recorded have now come in the last four months." is that those declines are measured year over year.  If December 2007 prices are 6% lower than December 2006 prices, then of course neighboring months are going to look bad too.  <br><br>It\'s not like prices dropped 6% in 1 month!  Sometimes those news people just forget about doing their own math.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311132">\
	 <div id="dsq-comment-header-21311132" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311132" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311132">JACKCO</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311132" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311132" class="dsq-comment-message">THANKS CHICKEN LITTLES - IN AN EMERGENCY ARE YOU GOING TO BE ABLE TO TAKE OUT A RENTAL EQUITY LINE OF CREDIT OR LOAN? RENTING IS FOR LOOSERS, JUST ASK THE 19% OF THE COUNTRY THAT DO IT</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311133">\
	 <div id="dsq-comment-header-21311133" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311133" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21311133" href="http://mrsmicah.com/" target="_blank" rel="nofollow">Mrs. Micah</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311133" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311133" class="dsq-comment-message">Glad to know I\'m a "looser," Jacko. It came across so clearly with all those capital letters. ;)<br><br>If the extra money people are paying goes into savings--then I don\'t think they\'d need a loan as quickly as someone with a mortgage. Handy.<br><br>I think homes are emotional investments--which is some people are so anxious to bail out those in the subprime crisis...they see the emotional pain of losing a home as something to be prevented. My two cents.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311134">\
	 <div id="dsq-comment-header-21311134" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311134" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21311134" href="http://consumerismcommentary.com/" target="_blank" rel="nofollow">Flexo</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311134" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311134" class="dsq-comment-message">Wow, Jacko.  Now *that\'s* a convincing argument.  HELOCs and loans are *not* good first steps to an emergency plan, even for homeowners.  You should know that; according to your IP address you are accessing this site from a financial company that offers mortgages and loans.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311135">\
	 <div id="dsq-comment-header-21311135" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311135" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311135">Rev</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311135" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311135" class="dsq-comment-message">lol @ Jacko, Mediocre troll attempt.  The IP thing only makes it funnier.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311136">\
	 <div id="dsq-comment-header-21311136" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311136" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21311136" href="http://www.diabetesformortals.com/" target="_blank" rel="nofollow">Brian</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311136" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311136" class="dsq-comment-message">Ha! The all-caps troll was funny...but then your response almost made me spit out my coffee. Oh well, hopefully his M&amp;L co is paying him for "grassroots" advertising.<br><br>Owning a house is definitely an emotional topic. Many people see it as the final step to financial adulthood, and feel like the monthly mortgage payment is "going somewhere". Furthermore, people see real-estate celebs like Trump or Wynn and subconsciously convince themselves that the house they\'re living in is the first "stepping-stone" to owning multiple properties, getting rich, and retiring with warm weather and sandy Dom bottles.<br><br>I think it was GQ this month (could\'ve been Details) that had an article from an upper-middle-class writer figuring out whether or not he should feel bad still being a renter. Although he is older than I am, we are in similar situations. I make a decent income, am young, am getting married soon, and would usually be considered a prime candidate to make a down payment in the coming months. But I\'m not. There are factors of which the housing bubble is just one of many. I work in San Francisco, and buying a 2br-2ba flat in the parts of the city I\'d want to live in long term would be over a million dollars. I think that people in between the coasts can forget what a huge, terrifyingly real number that is. Also, I am debt-averse and I wouldn\'t want to rely on a HELOC, ever, so that isn\'t a perceived value in my mind. I also don\'t agree with people that view their primary residence as an investment; people always joke "is your IRA going to keep the rain off your head?" But this is a fallacy; my IRA is real, liquid money, and if you only own your primary residence, to turn that into money you would have to sell it and therefore not have a roof either.<br><br>Don\'t get me wrong; eventually I want to own my own residence. But this will be for emotional, family reasons, and not as any sort of investment. Sure, I\'ll make sure it\'s in a market and neighborhood that is unlikely to rapidly depreciate, but I will consider it an entirely different category of assets than my retirement savings or emergency fund. <br><br>Whenever the general public thinks that a certain investment is a "sure shot", that it will "never go down", that creates a bubble. It happened in dotcoms, it happened with the Netsuite IPO, and now it is happening in the housing market.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311137">\
	 <div id="dsq-comment-header-21311137" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311137" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311137">Joshua</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311137" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311137" class="dsq-comment-message">I am in a 30 year fixed mortgage with payments lower than rent in my area.  I won\'t ever rent again.  If you know how to work the system, you get ahead.  Let\'s just forget about appreciation for a minute and ask yourself, if you could own for less than rent and still  have the right type of mortgage, why wouldn\'t you?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311138">\
	 <div id="dsq-comment-header-21311138" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311138" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311138">Da</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311138" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311138" class="dsq-comment-message">Why wouldn\'t I, Joshua?  1) Finding a place where you can buy for less than comparable rent (taking into account PITI and maintenance) is impossible in most of the country now.  2) OK, forget appreciation, what about depreciation?  Prices have already dropped and will likely drop further in most places.  Leverage can kill!  Putting $10k down and then losing $100k in a few years is a real possibility.  3) I\'m young and mobile.  RE transaction costs and short-term risks are very high, and I would rather stay flexible.<br><br>This has been the biggest worldwide RE boom in recent history.  I think it is wise for young people to take a few years to see how it plays out.  For me, it\'s simple risk management.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311139">\
	 <div id="dsq-comment-header-21311139" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311139" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311139">Joshua</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311139" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311139" class="dsq-comment-message">Responding to your 1 and 2.<br><br>1. I said "in my part of the country." I knew someone would come back with, it\'s not like that in most parts.  Read what I wrote.  MY PART OF THE COUNTRY.  Read left to right, not up and down please.<br><br>2. If the first thing I said is true, and I can own a home for less than rent, wouldn\'t renting be depreciation as well?<br><br>3. I\'m 26 years old. If I need to move I\'ve got at least 15 people in line wanting to rent my home.  (granted that takes a lot of observation, but still, it\'s an option).  I understanding not wanting to put money down, and again read the third sentence I wrote.  "If you know how to work the system."  I didn\'t tell you the rate on my loan, or the downpayment I had.  I don\'t think I need too, but if you ask me I will tell you.  I also take into account that I add additional payments for principal to my home each month. <br><br>I guess my part of the country is in the minority.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311140">\
	 <div id="dsq-comment-header-21311140" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311140" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311140">Brian</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311140" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311140" class="dsq-comment-message">Isn\'t there always a "Joshua" around?  <br><br>If your little part of the country is "in the minority," why do you espouse your situation as the gospel truth?  It seems the situation is such a remote possibility for anyone else unless they live directly in your town, yet you feel the need to continually reinforce how possible it is.  *shrug*  I don\'t get it.<br><br>As for your response to the flexibility angle...  You pay extra in principle every month, on a mortgage you imply has a great rate - why?  That money could return much better if your rate is so stellar, and that would provide MUCH greater flexibility (such as a down-payment on a house where you move) and if you intend to rent out the house you own now, with that great rate and payment, your rent should more than cover your first mortage.  That equity in your rental property does you no good unless you put a financial value on bragging rights.  You moving away and becoming a landlord DEFINITELY decreases flexibility - if you had ever been a landlord, this would be more meaningful to you - higher taxes, higher income, property maintenance, the list is beyond long.<br><br>Of course, it would appear that you are 26 years old, and thus have the world figured out completely, so perhaps I should be taking notes.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311141">\
	 <div id="dsq-comment-header-21311141" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311141" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311141">Da</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311141" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311141" class="dsq-comment-message">Sounds reasonable, Joshua, I\'m not arguing with your situation specifically.  IF the buy/rent ratio was in-line at my location, I would be thinking very hard about it.  Unfortunately, that\'s not the case here.  My point is that most people in the country can\'t relate to your situation.<br><br>No, renting is not depreciation.  Renting is a specific cost each month for a specific service.  You own no asset, so you don\'t participate in run-ups or downturns.  No reward on the upside, but no risk on the downside.<br><br>Here\'s a scenario assuming a reasonable price/rent ratio like you\'d find in your location.  If I sign a 1-year rental lease for $1200/month, I know my annual cost is $14,400.<br><br>But let\'s say I buy a similar $144k house (120 times monthly rent) instead on a 30-year 6%.  After one year, let\'s say I get laid off, transferred, etc. and need/want to move to a new town.<br><br>At this point, I suppose I could rent it out if the ratio worked.  Not everyone wants to be a landlord, though, and doing it long distance can be hard and expensive.<br><br>So let\'s say I sell.  Surprise, the local  market has declined 7% in the last year.  <br>  So my sale price now is $134k.  Loan balance is still $142k (I\'ve only kept $2,000 in equity the first year), so I\'m short $8,000 plus $8,000 for realtor commission.  Let\'s hope I had a down payment to cover this!<br><br>Not only that, but I\'ve "thrown away" $8,500 in interest, ~$2,000 in taxes and insurance, and probably some in maintenance.<br><br>Total amount lost from owning for a year: $27,000+.  Mortgage interest deduction could bring that down below $25,000.  But compare to total outflow of $14,400 for renting.<br><br>Things get worse if the depreciation continues several years and then you need to sell.  Or if the sale price is more like $300,000, you can lose a lot in a hurry.  Now multiple years of depreciation are not common, but they have happened and you need to plan for them.<br><br>Renting is definitely not always better, but it can provide excellent short-term risk management in uncertain times like these.  Especially for young people who are not able to absorb huge losses.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311142">\
	 <div id="dsq-comment-header-21311142" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311142" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311142">Joshua</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311142" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311142" class="dsq-comment-message">Perhaps, someone needs to get the last word in.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311143">\
	 <div id="dsq-comment-header-21311143" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311143" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21311143" href="http://www.diabetesformortals.com/" target="_blank" rel="nofollow">Brian</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311143" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311143" class="dsq-comment-message">Just for clarification, I wrote the first "Brian" comment, but am not the "Brian" that wrote the second comment.<br><br>Looks like the name is popular enough around here to warrant me putting a tagline in my posts. :)<br><br>- bk</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311144">\
	 <div id="dsq-comment-header-21311144" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311144" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311144">Kat</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311144" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311144" class="dsq-comment-message">I rent. It is cheaper in my area for me to do so. I am also waiting/was waiting for the prices to drop or at least stablize. The only thing I could afford was a tiny condo for double my rent or to move 30 mins away from my job. I have no need for a commute, so that was out. I wasn\'t going to buy a condo because I didn\'t want to be stuck with it for 10+ years. The condo market was getting over built in my area. In my profession, I also know about a lot of condo projects that were taken off the tables around 2005/2006. <br>I have a lot of friends who bought in 2004/2005 thinking they were going to stay for two years and then make a ton of money. That isn\'t going to right now. <br>The only bad thing about the building market going down is it affects my profession and thus my job.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311145">\
	 <div id="dsq-comment-header-21311145" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311145" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21311145" href="http://achingdebts.blogspot.com/" target="_blank" rel="nofollow">Cindy S</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311145" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311145" class="dsq-comment-message">With friends in the Real Estate business and the mortgage business, I am hearing more and more cases of people who got home equity loans or 100% loans and are now upside down in their homes.  <br><br>In Northern VA, a home valued at 500,000 two years ago, might now be valued at 400,000 or less.  These folks can\'t sell, can\'t refinance and a lot of them are in trouble.  Foreclosures and short sales are driving prices even lower. <br><br>It\'s truly unsettling.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311146">\
	 <div id="dsq-comment-header-21311146" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311146" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311146">GeekMan</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311146" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311146" class="dsq-comment-message">I\'m a little late to the party, but I have an observation/question for everyone based on Da\'s example above.<br><br>Why is no one including the "usual" 20% down payment in their calculations of rent vs. buy?<br><br>In Da\'s example, that would mean the buyer would have put down $28,800 for the home (20% of $144k) so they would still have $1,800 in equity after that year of declining home values.  The renter on the other hand, would still be out $14,400 and have no equity to show for their outlay.  Plus, unless the renter invested  all their "savings" in exceptionally resilient stocks, they would probably have lost any money they invested during the interim (using the current market conditions as my basis).<br><br>Am I wrong in my assumptions?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21311147">\
	 <div id="dsq-comment-header-21311147" class="dsq-comment-header">\
	 <cite id="dsq-cite-21311147" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21311147">Brian</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21311147" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21311147" class="dsq-comment-message">GeekMan -<br><br>I\'m thinking you need to do the math again...  your homeowner laid out $28,800 in a downpayment, plus $8,292 (@6%) in mortgage payments.  That\'s $37,092 paid out after one year, and taking your example, they only have $1,800 in equity after declining values.  That is a HUGE loss - out $37,092 with only $1,800 in equity to show - a realized loss of over $35,000.<br><br>In comparison, your renter is out $14,400 flat.  Assuming they had managed to save $28,800 while renting already, they could have continued that savings and had an even more sizeable downpayment when they are ready.</div>\
	 </div>\
	 </li>\
	 </ul>\
';

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