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"consumerismcommentary", "is_initial_load": true, "is_authenticated": false, "timestamp": "2009-11-28_22:50:04", "remote_domain": "", "page": 1, "is_moderator": false, "display_username": "", "points": null, "subscribe_on_post": 2, "moderator_can_edit": false, "is_remote": false, "is_verified": false, "missing_perm": null}, "realtime_paused": false, "posts": {"21320448": {"up_voted": false, "ip": "", "has_replies": true, "message": "Both sides of the argument has been overly sensationalized.  I think the biggest sensationalist around is Kiyosaki.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-30_09:18:48", "killed": false, "user_key": "65a6d3520c0c1bf7cce9516c0487e3e1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/30/2009 09:18 AM", "approved": true, "num_replies": 1, "is_first_child": true, "email": "", "parent_post_id": 21320445, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320449": {"up_voted": false, "ip": "", "has_replies": false, "message": "hello i have some ?... is it a good Idea to Buy a house rite now in new york queens??? with the economic situation we in ppls say taking advantage of it by buying a house now that it cost less would be good idea if you have a good credit.. ??? if anyone out there knows please help\u2026<br>~~~god bless~~~", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-06-22_06:22:28", "killed": false, "user_key": "f1fbb9a3e649575e5c848316dadc7c9f", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "06/22/2009 06:22 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": 21320448, "depth": 2, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320450": {"up_voted": false, "ip": "", "has_replies": false, "message": "The amount of closed minds commenting on this article is mind-blowing. Has the concept of Individual Situations completely disappeared? Everyone has gone through their own battles in life, and each have come out with a different opinion on how they want to live. In our situation, we bought a house a few years ago because of the unforgettable and often unavoidable idea that when you're married and starting a family, you have to own a home to be worth anything. Currently, our financial situation has changed (after some pregnancy complications I can only work part-time now), and we can no longer afford our house. We pay mortgage, one car payment, and numerous other bills each month, and that's it. No savings. No \"treats\" like going out to eat or catching a movie on the weekends. We work and live for our house. And we don't like it one bit.  So we've decided to start taking steps to downsizing our life. We're selling our house and moving into an apartment. <br>I completley understand the argument that renting is not profitable from a general point of view. But at the same time, I beg to differ. Because it's not always about money, it's about living. Right now we are trapped by our house. We're paying mortgage, utilities, insurance, and upkeep each month, and have no other means to do anything else with our life. We can't even afford for one of us to take come college courses in hopes of bettering our future. By renting, we cut out most of our utilities bills (as gas and water are included in rent in this city) and lower the rest, we don't pay for insurance, and the rent is cheaper (by far) than the mortgage. This will allow us to save money, treat ourselves to dinner and/or a movie every once in a while, and may even allow us to attend college and provided a better career future for ourselves. <br>The American Dream of homeownership is an empty one. For us, anyways. But we were foolish enough to follow that dream, so we're working hard on our own to win back our life. Renting is the way to go for us. And we're sticking to it.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-09-06_22:59:19", "killed": false, "user_key": "228b1e9782631ce8dd5816d209ec7f73", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "09/06/2009 10:59 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}, "21320451": {"up_voted": false, "ip": "", "has_replies": false, "message": "I am inclined to favor the renting option. We own a home which is for sale and valued at about $400,000, moderately expensive by Alabama standards. We have no mortgage and have chosen not to carry homeowners insurance as we are prepared to assume the risk rather than pay an insurance company for doing it.  We do not itemize deductions on our tax returns .Of course we pay property taxes and maintenance. The home has not appreciated since we built it six years ago. If we can successfully sell the house, we can invest the net proceeds, which I estimate will be approximately $350,000, in a tax exempt mutual fund and expect a 4.5% tax free annual total return of  $15,750 annually, or $1300 a month. We can rent a house, nice but smaller and on a zero lot line, for that amount here and avoid the expense of property taxes, maintenance and, of course, home ownership. We are empty nesters and can essentially put a roof over our heads for nothing. Our principal remains intact and we avoid the encumbrance of home ownership and dealing with real estate agents. Unless we have overlooked something the advantages of renting, at least for us, trumps owning. I agree with Carisa, home ownership has proven to be an empty dream.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-09-23_12:04:45", "killed": false, "user_key": "e511486d861c6aa11f74f968d203c45b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "09/23/2009 12:04 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}, "21320412": {"up_voted": false, "ip": "", "has_replies": false, "message": "I never looked at my primary residence as an investment. I wanted a place to live, and I didn't want to rent from someone else, so buying a home fulfilled those needs. And it's probably safe to assume that 30 years from now I could sell it for a profit, but of course I would be right back at the beginning with no place to live so it really is more of an expense than an investment anyway.<br><br>Had I sold it at the peak of the bubble, I would have made about $50,000 profit in a little over a year, but even if you want to call that an investment it would have been a speculative one at best.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_15:10:09", "killed": false, "user_key": "c92564de038a91346c742a8959c6ca96", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 03:10 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}, "21320414": {"up_voted": false, "ip": "", "has_replies": false, "message": "This makes me feel so good! I get so much at heat at work for living in an apartment. My community is great and property taxes are a killer where I live. Whenever I start to analyze buying a house, the math doesn\u2019t add up to me. Also tax savings is common benefit people tell me as a reason to buy a house but right now I don't need it.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_15:23:15", "killed": false, "user_key": "3be0cef658d8ccc3b214ae7ed7073cf2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 03:23 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}, "21320415": {"up_voted": false, "ip": "", "has_replies": false, "message": "I would never choose to hassle with real estate as an investment...too much trouble in my estimation.<br><br>I am working to get out of my upside-down home and move into an apartment/condo.  This will allow me to save &amp; pay of all debt very quickly, and I'm only spending 15.8% of my gross income on housing.  Others spend much more...don't know how they do it.<br><br>I suppose if I had no other debt I would stay put (I may be staying put anyway in this market) and just pay off the house in 7 years while maxing out investments.<br><br>We'll see where the Lord leads me!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_15:38:00", "killed": false, "user_key": "db640acbdac68ff80552af5bfaf35b25", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 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}, "21320416": {"up_voted": false, "ip": "", "has_replies": false, "message": "I used to look at my house as an investment but no longer. Robert Kiyosaki's Cashflow Quadrant was the eye opener", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_15:38:22", "killed": false, "user_key": "18041fa3b6dc96f19bc4f08e0e59e70d", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 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}, "21320417": {"up_voted": false, "ip": "", "has_replies": false, "message": "Another aspect of home buying that real estate agents touted during the boom is the leverage people have to use when buying a home. If someone puts $20,000 down on a $100,000 home and the market rises 10%....voila! his home is now worth $110,000 and his investment has made 50%.<br><br>Of course, the leverage also magnifies his investments' downside, which wasn't talked about at all. <br><br>I wrote a post about the leverage aspect of home investing here: <a href=\"http://investwisdomblog.com/2009/05/06/your-home-is-not-an-investment-or-today-we-are-all-lehman-brothers/\" rel=\"nofollow\">http://investwisdomblog.com/2009/05/06/your-hom...</a>", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_17:13:12", "killed": false, "user_key": "63ef3b4590a51419ac18a55275664cad", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 05:13 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}, "21320418": {"up_voted": false, "ip": "", "has_replies": false, "message": "Unless you plan on downsizing or moving into a tent, never look at the home that you are living in as an investment.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_18:24:13", "killed": false, "user_key": "65a6d3520c0c1bf7cce9516c0487e3e1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 06:24 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}, "21320419": {"up_voted": false, "ip": "", "has_replies": true, "message": "It is an investment.  And a pretty good one.<br><br>Everyone needs a place to live.  Shelter. .  You can either rent or own.  Both are expenses.  Assuming you need a mortgage of some type....<br><br>Typically, Rent expenses increases in perpetuity.  Exchanged for shelter in perpetuity.  And that is about it. simple service<br><br>Owning typically fixes the expense for the lifetime of purchase.  Also exchanged for shelter.  Also has an ASSET component...the structure itself.<br><br>Slight benefit of tax deduction, though most don't use it.  Still a \"perk\" for high incomers.<br><br>Main benefit of owning a home is fixed level shelter expense and an asset owned completely at the end of the loan.  Don't think renters don't pay upkeep, taxes, etc.  Landlords don't rent to loose money.  Like Ragu. <br><br>So as long as the value of the home is positive anything, whether it be the inflation average, just above, or just below, it doesn't matter.  The investment return is the \"perk\"  The gravy.  The real meat is the fixed payment NOT SUBJECT TO INFLATION.  Over 30 years, no inflation, is equal to the average inflation rate compunded over that same 30 years.  Get ready now.<br><br>This means that your payment is negative (not subject to) inflation and the asset is simply equaling inflation.  If inflation averages 4%, that is a total benefit of double - 8% return.<br><br>Sometimes it is not just what you pay, but also what you don't pay that is the benefit.<br><br>And... I have never understood this argument that long term renting is better.  BS.  If renting is better than owning, why are ther rentals?  Are'nt rentals owned by someone.  They must be owners.  Obviously they are making aprofit from renting otherwise they would not exist.  So if rentals are profitable, and owning is not, the how do you...own...the...rental?", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_18:32:28", "killed": false, "user_key": "bd573d2a57a34fce46cddc59b1d41d05", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 06:32 PM", "approved": true, "num_replies": 6, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320420": {"up_voted": false, "ip": "", "has_replies": false, "message": "What I meant by: Unless you plan on downsizing or moving into a tent, never look at the home that you are living in as an investment.<br><br>Compared to renting it is an investment.<br><br>But, it should not be considered as income.  Since I do not plan on ever selling no matter how much it is worth, its value means nothing to me.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_18:46:46", "killed": false, "user_key": "65a6d3520c0c1bf7cce9516c0487e3e1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 06:46 PM", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 21320419, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320421": {"up_voted": false, "ip": "", "has_replies": false, "message": "A lot of hoopla has surrounded buying a home as \"the\" thing to do to get ahead financially. But as many people have proved in detailed analysis lately, particularly with the eye-opening real estate downturn, buying homes is not only not an investment, but it may not be the wisest financial choice.<br><br>Particularly if you plan to move often...<br><br>The best thing to do is decide on your own level of flexibility (you may be stuck), and payoff time (how long until buying makes sense). Ultimately, all things in life come down to personal choice. :)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_19:19:09", "killed": false, "user_key": "9b80801d9aca194543754fa467102bf2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 07:19 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}, "21320422": {"up_voted": false, "ip": "", "has_replies": false, "message": "Troy, great post!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_19:57:23", "killed": false, "user_key": "4f7d92b4d725982afb381e906cccca79", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 07:57 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": 21320419, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320423": {"up_voted": false, "ip": "", "has_replies": true, "message": "I wanted to weigh in with my thoughts as well.  I am twenty-three years old.  I purchased my first home out right four years ago. (For those of you doing the math, I was nineteen.)  I am not from a wealthy family, I didn't win the lottery, etc.  Rather, I chose to buy a home with a lengthy commute (40 minutes from my workplace and in a cheap area) and that needed a healthy amount of work.  Both of these things drove the cost of the residence down significantly, as well as the taxes.  I worked hard, saved the money to purchase as I was renting and found a starter home.  No, it isn't 3,000 square foot.  It doesn't have a pool, sun room, \"spa bathroom\", gourmet kitchen, or any other highly desired features.  It is a simple 1,200 square foot, 3 bedroom, 1 bath home.  I have spent many hours rehabbing the place.  I have only had to hire out twice in my time I have been here.  I had to replace my roof the year I purchased the home and then early this spring I had to have a tree removed.  As the repairs I have made have been modest in both design and price, I have only had to spend around $10,000 (including the roof). <br><br>I fully feel that this was an investment well worth it as I will be able to sell it, not only for more than I purchased it for, but also more than I have put into it.  I have lived here for \"free\" for the last four years, paying only taxes and insurance (and the repairs mentioned above).  <br><br>I feel so strongly about the value of purchasing homes, I have purchased another home three blocks away from my current residence to renovate as well.  I purchased the home last summer.  I currently have just a small mortgage balance of around $6500 (yes, six thousand five hundred) remaining on this new home.  <br>I DO NOT feel sorry for those who purchased outside their means and have now found themselves in a position underwater or unable to meet their obligations.  Much of our current housing value issues originate from these people. Those who purchased and drove the prices up above the true value of the home and who could not truly afford the home.  (And I don't believe for on moment that you \"didn't understand the mortgage\"-you signed the papers, who cares if you understood or not). However, I do feel for those who have found themselves in that position due to lay-offs or other unforeseeable events.  <br><br>I apologize if I have stepped on anyone's toes; however, I feel that homeownership, if taken as part of a well balanced, portfolio can be a good investment.  It should not be your only investment.  And for gods sake it is not a savings account so don't take that equity!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_20:06:29", "killed": false, "user_key": "4ee09edc2348a013b33ec027cb42a231", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 08:06 PM", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320425": {"up_voted": false, "ip": "", "has_replies": false, "message": "Read my comments from above.  In order for a home to be a good investment, it has to put money in your pocket before you die.  If you sale your house today, and use 100% of that money to buy another house.  That is not money in your pocket.  Yes, your net worth might be higher.  If you never put that money in your pocket before you are dead; then, all you have done is made a great investment for your heirs<br><br>Therefore, I still believe the house you live in is not a investment; it is your home.<br><br>I bought a detached home because I like the life style of individual home ownership.  If I wanted an investment, I would room with someone for a couple hundred dollars and invest the difference.", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-05-27_22:35:12", "killed": false, "user_key": "65a6d3520c0c1bf7cce9516c0487e3e1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "Yesterday 10:35 PM", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 21320423, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320426": {"up_voted": false, "ip": "", "has_replies": false, "message": "Good point! I was actually talking with a colleague the other day and he blurted out that he was living in his retirement fund.  The value has gone up quite a bit but the problem is, he has to sell the place and then find somewhere else to live.<br><br>Many people are 'paper rich' because of their homes - in the meantime, they still have to pay all the monthly expenses.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_00:50:49", "killed": false, "user_key": "8a1138b4ac93bb4399ca79ea62923a4b", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 12:50 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}, "21320427": {"up_voted": false, "ip": "", "has_replies": true, "message": "Another thing you also have to look at though is the money that was lost in paying rent if you didn't own.  Rent is a guaranteed 100% loss.  Yes, there are things in home ownership that are 100% loss too, but how much rent does it take to break even?  Everyone's situation varies, but it's a piece of the puzzle that has to be considered as well.  While I understand the concept that compared to investing in the stock market it might not pay off, that's not the choice.  The choice is rent or buy.  You must compare those two situations and the opportunity costs lost to decide what makes sense of you.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_00:55:01", "killed": false, "user_key": "7552d6db139a55da527b6a3fb2c05af2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 12:55 AM", "approved": true, "num_replies": 2, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320428": {"up_voted": false, "ip": "", "has_replies": true, "message": "The choice is to rent and invest the saved difference or buy and invest nothing.  Renting and investing in stocks outperforms buying a house by leaps and bounds over long periods of time. But then you have to ask the question of whether you'd actually invest the difference. Buying should be a personal decision, with some finances thrown in, but it's dangerous to speculate on the purchase of the house you plan to live in.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_01:11:58", "killed": false, "user_key": "flexocc", "has_been_anonymized": false, "edited": false, "author_is_moderator": true, "from_request_user": false, "votable": true, "date": "05/28/2009 01:11 AM", "approved": true, "num_replies": 1, "is_first_child": true, "email": "", "parent_post_id": 21320427, "depth": 1, "points": 0, "author_is_creator": true, "is_realtime": false}, "21320429": {"up_voted": false, "ip": "", "has_replies": true, "message": "<blockquote>I have never understood this argument that long term renting is better. BS. If renting is better than owning, why are there rentals? Aren't rentals owned by someone. They must be owners. Obviously they are making a profit from renting otherwise they would not exist. So if rentals are profitable, and owning is not, the how do you\u2026own the rental?</blockquote><br><br>You're not distinguishing between investment properties (the rentals owned by someone else) and the home you live in. An owner of an investment property, like an apartment complex, is making money (I would hope) from the investment; the owner who owns nothing but the home in which he lives is spending money to maintain living -- not a good investment.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_01:16:10", "killed": false, "user_key": "flexocc", "has_been_anonymized": false, "edited": false, "author_is_moderator": true, "from_request_user": false, "votable": true, "date": "05/28/2009 01:16 AM", "approved": true, "num_replies": 3, "is_first_child": false, "email": "", "parent_post_id": 21320419, "depth": 1, "points": 0, "author_is_creator": true, "is_realtime": false}, "21320430": {"up_voted": false, "ip": "", "has_replies": false, "message": "You can't really say that with absolute certainty for all situations.  For instance, my P&amp;I mortgage payment isn't much more than my previous rent.  Assuming my house maintains value at inflation, the only -100% return I have is on the interest and other expenses related to the purchase and sale.  If you were to take the rent payment @ -100% return for perpetuity and invest any difference the rate of return would have to be significant to overcome the portion of my mortgage payment that is keeping pace with inflation.<br><br>And this doesn't even touch on the tax benefits of home ownership (Interest and Tax deductions, $8000 FTHB tax credit), which also need to be taken into consideration when comparing the rent vs. buy situation. Nor are you considering the fact that rent will go up while my P&amp;I is locked.  And of course there is the speculative part of this in that Real Estate tends to perform well during times of hyper inflation, which some are expecting in our future.<br><br>Suffice to say, there's a lot that needs to be considered in the rent vs. buy equation, and blanket statements such as \"stocks outperform buying a house by leaps and bounds over long periods of time\" can not be made.  Yes, stocks will outperform buying a house if that was the simple choice, alas, I still need a roof over my head!", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_02:00:58", "killed": false, "user_key": "7552d6db139a55da527b6a3fb2c05af2", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 02:00 AM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": 21320428, "depth": 2, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320432": {"up_voted": false, "ip": "", "has_replies": false, "message": "Most people have a hard time quantifying the intangibles of living in a home vs rent. Personally, I don't think a condo is a good investment, but a home is better, but still not best. This is one of those times where Kiyosaki might be right. It is buying a liability if you decide to hold it long term.<br><br>Sure, if you're a bad saver, buying a place is a good savings vehicle, but like any investment, there is no guaranteed rate of return. In 30 years you'd like to hope you have recovered the cost of the place, but really, all you got out of it was the utility of living there.<br><br>Currently I struggle with a condo that is underwater and down 20% from its purchase price and 40% from its peak value. Since I cannot sell it for a profit, I am turning it into a rental, but even that has a cost associated with it and I will have to sell my condo later for at least 10% above its original purchase price to feel that I recouped any cost, despite having lived there for 5 years as my primary residence.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_09:17:21", "killed": false, "user_key": "487fa7dd924c179b0b1bc4f84e1aee22", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 09:17 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}, "21320433": {"up_voted": false, "ip": "", "has_replies": false, "message": "Some people demonize renting, and I can't see why.  Even as a homeowner, I can see the benefits of renting.  You pay rent and utilities, and your landlord is on the hook if anything breaks.  No lawn mowing, either.  Many people tout the forced-savings aspect of home ownership,  but they neglect the added expenses that come with it.  The housing bubble led many to walk away from mortgages, and people lost all equity that they had built up.  If they had invested in stocks instead of buying a house, they could have ridden out this dip without having their credit ratings trashed.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_11:20:30", "killed": false, "user_key": "e4f9359ea93cc514ff7282e6c23c4dc4", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 11:20 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}, "21320434": {"up_voted": false, "ip": "", "has_replies": true, "message": "Flexter.<br><br>No distinguishing necessary.  Your argument assumes you have choice a or b.  Make money or spend money on a property.  But you don't have either or.  Everyone MUST live somewhere.<br><br>The choice is do you rent from yourself (OWN) or rent from someone else (RENT)<br><br>By your retort, you infer that landlords that own rental property should then in turn rent their own primary residence and invest the difference (if there is a difference) in the stock market.  Run that past a few big landlords and see how long it takes them to stop laughing.<br><br>If that is the case, which it is not, who do they rent from?  should they rent from someone else or themselves?  If they own rentals, and rentals are profitable, and their primary residence should also be a rental, then why not rent one of their own rentals from themselves.  Then they are both the renter and the rentee.  According to your logic they are then kicking the systems you know what.<br><br>Real Estate is always an investment, becasue there is always an asset.  Whether you as the owner decide to make it into a non owner occupied, or an owner occupied, does not change the assets value or rate of return.  It does affect the cash flow, but only to the extent that you are tranfering cash outflow from that property to another that must provide you with shelter.<br><br>You can't preditc the appreciation return on the asset (home value) although historically it is a bit above inflation, but you can guarantee the fixed cost of the payment, shich is a hedge agains inflation.  A mortgage combines your renting and tips bonds theory into one handy dandy investment.  In fact, that is essentially what a fixed rate home loan is.  and has been for decades.<br><br>In the short term, for temporary purposes renting does make sense, but only to the point it offsets the aquisition costs.  All property has carring costs, both rentals and owned.  All property has taxes, insurance, maintenence, etc.  Rent has those costs factored into the monthly rent.  As I said before, landlords are not dumb.  They factor in all the costs of owning a home into rent,<br><br>So the difference between renting and owning is 1)acuisition cost 2)expense stability 3)asset appreciation.  That is it.  Renting wins in the short term because it takes some time, usually 3-5 years to offset the acquisition costs.  After that, Owning wins.  Always.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_16:03:23", "killed": false, "user_key": "bd573d2a57a34fce46cddc59b1d41d05", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 04:03 PM", "approved": true, "num_replies": 2, "is_first_child": false, "email": "", "parent_post_id": 21320429, "depth": 2, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320435": {"up_voted": false, "ip": "", "has_replies": false, "message": "Your home should be your home first and foremost.<br><br> Whether or not a home will be a good investment will depend on the local market.   Seattle is not Detroit and New York City is not Austin Texas.     The most important thing about real estate:   Location, location, location.       Some markets appreciate much better than others.   Some markets the rents are much higher and some places the mortgages are much higher.    If you look at two equivalent homes one for rent and the other for purchase and the rent is much less than the mortgage then renting might make more sense, but if the rent is close to or lower than the mortgage then I'd buy.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_18:24:14", "killed": false, "user_key": "028f2f6ae8a491dc16b247ede00c95d1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 06:24 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}, "21320436": {"up_voted": false, "ip": "", "has_replies": false, "message": "I think this is an important message because it exposes one of the myths I have heard my whole life - that a home is a good investment.  If I add up what I paid for my house, what I've spent on maintenance and improvements, and the time I've spent performing maintenance and repairs, it has been a terrible investment.  While there have been benefits of home ownership, return on investment has not been one of them for me.  Thanks for telling it straight.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_18:30:12", "killed": false, "user_key": "f2cb81099e3b4ab52302fddd9aadc466", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 06:30 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}, "21320437": {"up_voted": false, "ip": "", "has_replies": true, "message": "Let's forget about renting for a second. Real estate, on average, appreciates just slightly more than inflation over long periods of time. The stock market, on average if well diversified, appreciates 5 to 8 percentage points higher than inflation over long periods of time. There is a myth that when buying a house to live in, making money is a sure thing and it's a good way to grow your net worth, but thanks to all the <a href=\"http://www.consumerismcommentary.com/2007/03/15/the-cost-of-buying-a-home-over-30-years/\" rel=\"nofollow\">real costs of owning a house</a>, your real return is never your sale price minus your purchase price, leaving you much worse off than inflation. <br><br>In other words, you would have done better financially by leaving your money in cash! (But at least you had a roof over your head, the real purpose of a home whether rented or owned.)<br><br>You don't make much money with real estate at all, if any, unless it creates income, and your residence usually doesn't create income.<br><br>Now, about renting. I'm not saying it always makes financial sense to rent rather than buy your primary residence. That depends entirely on your situation. But the chances are the crossover point -- the amount of time you've owned your house before you come out financially ahead of renting a similar residence -- comes much later than you think.  Many families do not live in the same house long enough to experience the crossover point. You can play around with the figures yourself at the New York Times' <a href=\"http://www.nytimes.com/2007/04/10/business/2007_BUYRENT_GRAPHIC.html\" rel=\"nofollow\">rent vs. buy calculator</a>.<br><br>The decision to buy a house (to live in) is based more on family need and preference. Though some financial consideration is necessary as well, viewing your own home as an investment that can compete with investing in stocks or companies is a losing bet. Investment decisions are not made the same way you decide to buy a house; investment decisions are based on anticipated return and potential income generation.<br><br>It's quite possible you buy into a hot market at the right time and are able to experience some great returns, but that doesn't happen very often and should not be a given due to real estate's poor track record of appreciation. Just like stocks, timing the real estate market usually results in poorer than average performance.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_18:47:02", "killed": false, "user_key": "flexocc", "has_been_anonymized": false, "edited": false, "author_is_moderator": true, "from_request_user": false, "votable": true, "date": "05/28/2009 06:47 PM", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": 21320434, "depth": 3, "points": 0, "author_is_creator": true, "is_realtime": false}, "21320438": {"up_voted": false, "ip": "", "has_replies": false, "message": "There is a lot of good conversation here.  <br><br>First, these comparisons completely depend on what and when you buy and sell.  There plenty of people that have made tons of money investing in Real Estate (even on one house that they lived in for a limited amount of time). <br><br>For the average person, owning a home and eventually paying it off provides a great deal of security and lowers their cost of living as they approach and live through retirement.  While it may not have made as much as a good stock portfolio at a specific point in time it keeps them warm and dry.....<br><br>What a great post!", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_18:54:11", "killed": false, "user_key": "152751395d542afcf5f3a14d324e50be", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 06:54 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}, "21320439": {"up_voted": false, "ip": "", "has_replies": true, "message": "I love all the negative sentiment towards housing.  As a contrarian, this means we're probably close to a bottom.  Three years ago people couldn't stop talking about real estate and that it will \"go up forever\".  Now no one wants to buy a house.  Always go against the masses.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_19:56:13", "killed": false, "user_key": "d92dc0c8386555ee061e7807faf0f530", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 07:56 PM", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320440": {"up_voted": false, "ip": "", "has_replies": false, "message": "Both the stock market and real estate are good long term investments (but hardly sure things).  Real estate is historically more stable, but does typically yeild less return.  However, that absolute return only matters if the asset is not leveraged.  <br><br>Since most homes are leveraged with a mortgage, the leverage compounded with the tax benefits typically equals the average stock market return, with much less risk over the long term (say 10+ years).  Yes, in the last 2 years home prices have fallen, for the first time in 80 years, but so did the \"stock market\".  In fact, the market lost roughly twice as much in the same time period.<br><br>And although a primary residence does not create income, it does eliminate inflation on the expense (payment), while allowing inflation (appreciation) on the asset growth.  That is a double win, something rent can never compete with.<br><br>A primary residence is diversification of assets.  An inflation hedge.  <br><br>Not all investment decisions are based on return or income generation.  Some are based on preservation of capital. Or risk avoidance.  Or inflation hedges.  An investment that rather than providing a direct income stream instead offsets inflation essentially accomplishes the same thing.  My payment not going up 4% annually due to inflation effectively replicates a T bond or TIPS that returns 4% annually.   And the boring 4% fixed income market, including MBS, is the largest market in the world.<br><br>And regarding rental properties, the benefit of rentals is not the income stream.  It is the tax deductions (especially the 29 year depreciation schedule) and the appreciation of the home.  The monthly positive cash flow is minor if the property is leveraged.<br><br>And the average aquisition cost of a home is 3% for real-estate commissions (one side) plus average 2% closing costs.  So roughly 5-6% of the purchase price.<br><br>If home prices generally average a bit above inflation, say 3-5% appreciation, the payback is roughly 2-3 years.  4 being conservative.  So I agree, if you plan on moving within 4 years or so renting is likely less risky and easier.  After that, however, the ownership benefits, not including the psycological perks of \"it is mine\" and stability become exponentially clearer.", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_23:05:57", "killed": false, "user_key": "bd573d2a57a34fce46cddc59b1d41d05", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 11:05 PM", "approved": true, "num_replies": 0, "is_first_child": false, "email": "", "parent_post_id": 21320437, "depth": 4, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320441": {"up_voted": false, "ip": "", "has_replies": false, "message": "I agree with going against the masses, but I am afraid we are along way off from the bottom.<br><br>We have major problems coming.", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-05-28_23:08:14", "killed": false, "user_key": "bd573d2a57a34fce46cddc59b1d41d05", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/28/2009 11:08 PM", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 21320439, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320442": {"up_voted": false, "ip": "", "has_replies": false, "message": "Well, we in Malaysia seem to be doing well we have high growth and high inflation.  An example of inflation would be the local desert \"cendol\" bought about a month ago at the price of $1.20 in local currency would now sell for $ 1.80 in local currency.  Job growth is also strong as we have 2 jobs for every worker and Malaysia imports in foreign labour to do jobs that local workers do not want to do.  Hence our problem in Malaysia is now high inflation and good news, high growth.. We do not understand why the Western Media keeps on saying we are in a Recession.  Yes our economy slowed down in March 2009 but after that period our economy is now experiencing high growth and high inflation thanks to China's strong buying of Malaysian goods and services, thank you China !  So please do not say Malaysia is in a Recession when it is not, only the US is in a Recession, the rest of the World is booming thanks to China !", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-29_00:53:43", "killed": false, "user_key": "26a1546fe0359ef2e131386a1750a308", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/29/2009 12:53 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}, "21320443": {"up_voted": false, "ip": "", "has_replies": true, "message": "I think where you can really get ahead is if you are able to turn your principal residence into an asset. My wife and I just bought a duplex in Canada. Our mortgage is $1050 a month and the downstairs rent is $950. Not bad, our mortgage is only $100 a month. <br><br>Another advantage to renting where you live is the tax savings. Because we rent the downstairs and our house is a \"legal duplex\" we now will have 50% of house expenses as a tax write off. <br><br>Is it more work? Yes! But it all depends on how you look at it. Because we are willing to put in the extra work, we are getting a house almost for no mortgage cost. <br>Brandon", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-29_13:02:25", "killed": false, "user_key": "8675f5105fce6daf673631a02e7905ef", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/29/2009 01:02 PM", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320444": {"up_voted": false, "ip": "", "has_replies": true, "message": "Generally I would agree with you, but I would also argue that we should go back to housing basics and look at our house as a \"home\". As such it has also been a source of wealth for previous generations who have done just that. Our parents owned a home and not an ATM into whose value you can tap if you need cash. The did not do refinancings and cash out mortgages. They paid the mortgage off dutifully and, thus, accumulated some wealth.", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-29_13:59:25", "killed": false, "user_key": "46ebcc72be235f9593a2e78bc19f649c", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/29/2009 01:59 PM", "approved": true, "num_replies": 1, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320445": {"up_voted": false, "ip": "", "has_replies": true, "message": "@flexo - care to lay odds on \"Renting and investing in stocks outperforms buying a house by leaps and bounds over long periods of time\"? <br><br>There are some good points in that article.  Unfortunately, the author has both sensationalized it and not provided a very thorough analysis.   That being said - counting on the appreciation of your home's market value to create wealth is extremely suspect.  In my opnion you when considering whether to purchase a home (or stay in a home for that matter) you really should be doing a analysis that is focused on imputed rent, utility and risk.  Renting v. owning is a very complex analysis (NYT has one of the best rent v. buy calculators, but you still need to tweak the analysis a bit).<br><br>And PLEASE if you are considering a rent and invest the difference strategy carefully consider the asset allocation of your alternative investment (e.g. you're trying to hedge perpetual rental payments with stocks and the risk of ruin is . . .)", "is_last_child": false, "can_reply": true, "down_voted": false, "real_date": "2009-05-29_14:09:41", "killed": false, "user_key": "79cc1d21bf8fbc786c3c86fb3f03019e", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/29/2009 02:09 PM", "approved": true, "num_replies": 2, "is_first_child": false, "email": "", "parent_post_id": null, "depth": 0, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320446": {"up_voted": false, "ip": "", "has_replies": false, "message": "I agree that in this case, your house is an investment.  You have more cash in your pocket each month to spend due to your investment.  Plus, you are seeing the investment return in your pocket before you die.", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-05-30_09:11:18", "killed": false, "user_key": "65a6d3520c0c1bf7cce9516c0487e3e1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/30/2009 09:11 AM", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 21320443, "depth": 1, "points": 0, "author_is_creator": false, "is_realtime": false}, "21320447": {"up_voted": false, "ip": "", "has_replies": false, "message": "So what did they do with this extra wealth?  When they sold the house, did they use it to pay nursing home bills?  Did they cash it out and go on wild vacations and rent a place their last ten years or so?  Or were their house an investment to accumulate wealth for you when they die?", "is_last_child": true, "can_reply": true, "down_voted": false, "real_date": "2009-05-30_09:14:57", "killed": false, "user_key": "65a6d3520c0c1bf7cce9516c0487e3e1", "has_been_anonymized": false, "edited": false, "author_is_moderator": false, "from_request_user": null, "votable": true, "date": "05/30/2009 09:14 AM", "approved": true, "num_replies": 0, "is_first_child": true, "email": "", "parent_post_id": 21320444, "depth": 1, "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": "42500597", "user_id": "anonymous", "forum_id": "214864", "hash": -819941974996656814}, "thread": {"days_alive": 0, "slug": "your_house_is_not_a_good_investment", "paginate": false, "num_pages": 1, "num_posts": 37, "per_page": 0, "total_posts": 0, "realtime_paused": true, "id": 42500597, "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"};
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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=your_house_is_not_a_good_investment' +
		'&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/your_house_is_not_a_good_investment/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='	+ 'your_house_is_not_a_good_investment'
			+ '&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/your_house_is_not_a_good_investment/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">37</span> Comments\
	 &nbsp;\
	 <span class="dsq-item-feed">\
	 <a href="http://consumerismcommentary.disqus.com/your_house_is_not_a_good_investment/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/your_house_is_not_a_good_investment/">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/your_house_is_not_a_good_investment/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:42500597" 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'				: 'your_house_is_not_a_good_investment',
			// 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/your_house_is_not_a_good_investment/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='	+ 'your_house_is_not_a_good_investment'
			+ '&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='	+ 'your_house_is_not_a_good_investment'
			+ '&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='		+ 'your_house_is_not_a_good_investment'
				+ '&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/42500597/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;
		}

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Dsq.container.className = "clearfix";
Dsq.container.innerHTML = ' \
<ul id="dsq-comments">\
	 <li id="dsq-comment-21320412">\
	 <div id="dsq-comment-header-21320412" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320412" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320412" href="http://www.financeandfat.com/" target="_blank" rel="nofollow">Eden</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320412" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320412" class="dsq-comment-message">I never looked at my primary residence as an investment. I wanted a place to live, and I didn\'t want to rent from someone else, so buying a home fulfilled those needs. And it\'s probably safe to assume that 30 years from now I could sell it for a profit, but of course I would be right back at the beginning with no place to live so it really is more of an expense than an investment anyway.<br><br>Had I sold it at the peak of the bubble, I would have made about $50,000 profit in a little over a year, but even if you want to call that an investment it would have been a speculative one at best.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320414">\
	 <div id="dsq-comment-header-21320414" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320414" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320414" href="http://ModernMoneyBlog.com/" target="_blank" rel="nofollow">Sonny</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320414" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320414" class="dsq-comment-message">This makes me feel so good! I get so much at heat at work for living in an apartment. My community is great and property taxes are a killer where I live. Whenever I start to analyze buying a house, the math doesn’t add up to me. Also tax savings is common benefit people tell me as a reason to buy a house but right now I don\'t need it.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320415">\
	 <div id="dsq-comment-header-21320415" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320415" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320415" href="http://www.DebtFreeAdventure.com/" target="_blank" rel="nofollow">Matt Jabs</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320415" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320415" class="dsq-comment-message">I would never choose to hassle with real estate as an investment...too much trouble in my estimation.<br><br>I am working to get out of my upside-down home and move into an apartment/condo.  This will allow me to save &amp; pay of all debt very quickly, and I\'m only spending 15.8% of my gross income on housing.  Others spend much more...don\'t know how they do it.<br><br>I suppose if I had no other debt I would stay put (I may be staying put anyway in this market) and just pay off the house in 7 years while maxing out investments.<br><br>We\'ll see where the Lord leads me!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320416">\
	 <div id="dsq-comment-header-21320416" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320416" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320416" href="http://probargainhunter.com/" target="_blank" rel="nofollow">Yan</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320416" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320416" class="dsq-comment-message">I used to look at my house as an investment but no longer. Robert Kiyosaki\'s Cashflow Quadrant was the eye opener</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320417">\
	 <div id="dsq-comment-header-21320417" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320417" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320417" href="http://investwisdomblog.com/" target="_blank" rel="nofollow">Joe Light</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320417" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320417" class="dsq-comment-message">Another aspect of home buying that real estate agents touted during the boom is the leverage people have to use when buying a home. If someone puts $20,000 down on a $100,000 home and the market rises 10%....voila! his home is now worth $110,000 and his investment has made 50%.<br><br>Of course, the leverage also magnifies his investments\' downside, which wasn\'t talked about at all. <br><br>I wrote a post about the leverage aspect of home investing here: <a href="http://investwisdomblog.com/2009/05/06/your-home-is-not-an-investment-or-today-we-are-all-lehman-brothers/" rel="nofollow">http://investwisdomblog.com/2009/05/06/your-hom...</a></div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320418">\
	 <div id="dsq-comment-header-21320418" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320418" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320418">TJJ</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320418" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320418" class="dsq-comment-message">Unless you plan on downsizing or moving into a tent, never look at the home that you are living in as an investment.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320419">\
	 <div id="dsq-comment-header-21320419" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320419" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320419">troy</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320419" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320419" class="dsq-comment-message">It is an investment.  And a pretty good one.<br><br>Everyone needs a place to live.  Shelter. .  You can either rent or own.  Both are expenses.  Assuming you need a mortgage of some type....<br><br>Typically, Rent expenses increases in perpetuity.  Exchanged for shelter in perpetuity.  And that is about it. simple service<br><br>Owning typically fixes the expense for the lifetime of purchase.  Also exchanged for shelter.  Also has an ASSET component...the structure itself.<br><br>Slight benefit of tax deduction, though most don\'t use it.  Still a "perk" for high incomers.<br><br>Main benefit of owning a home is fixed level shelter expense and an asset owned completely at the end of the loan.  Don\'t think renters don\'t pay upkeep, taxes, etc.  Landlords don\'t rent to loose money.  Like Ragu. <br><br>So as long as the value of the home is positive anything, whether it be the inflation average, just above, or just below, it doesn\'t matter.  The investment return is the "perk"  The gravy.  The real meat is the fixed payment NOT SUBJECT TO INFLATION.  Over 30 years, no inflation, is equal to the average inflation rate compunded over that same 30 years.  Get ready now.<br><br>This means that your payment is negative (not subject to) inflation and the asset is simply equaling inflation.  If inflation averages 4%, that is a total benefit of double - 8% return.<br><br>Sometimes it is not just what you pay, but also what you don\'t pay that is the benefit.<br><br>And... I have never understood this argument that long term renting is better.  BS.  If renting is better than owning, why are ther rentals?  Are\'nt rentals owned by someone.  They must be owners.  Obviously they are making aprofit from renting otherwise they would not exist.  So if rentals are profitable, and owning is not, the how do you...own...the...rental?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320420">\
	 <div id="dsq-comment-header-21320420" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320420" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320420">TJJ</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320420" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320420" class="dsq-comment-message">What I meant by: Unless you plan on downsizing or moving into a tent, never look at the home that you are living in as an investment.<br><br>Compared to renting it is an investment.<br><br>But, it should not be considered as income.  Since I do not plan on ever selling no matter how much it is worth, its value means nothing to me.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320422">\
	 <div id="dsq-comment-header-21320422" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320422" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320422">Tabitha</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320422" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320422" class="dsq-comment-message">Troy, great post!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320429">\
	 <div id="dsq-comment-header-21320429" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320429" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320429" href="http://consumerismcommentary.com/" target="_blank" rel="nofollow">Flexo</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320429" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320429" class="dsq-comment-message"><blockquote>I have never understood this argument that long term renting is better. BS. If renting is better than owning, why are there rentals? Aren\'t rentals owned by someone. They must be owners. Obviously they are making a profit from renting otherwise they would not exist. So if rentals are profitable, and owning is not, the how do you…own the rental?</blockquote><br><br>You\'re not distinguishing between investment properties (the rentals owned by someone else) and the home you live in. An owner of an investment property, like an apartment complex, is making money (I would hope) from the investment; the owner who owns nothing but the home in which he lives is spending money to maintain living -- not a good investment.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320434">\
	 <div id="dsq-comment-header-21320434" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320434" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320434">troy</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320434" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320434" class="dsq-comment-message">Flexter.<br><br>No distinguishing necessary.  Your argument assumes you have choice a or b.  Make money or spend money on a property.  But you don\'t have either or.  Everyone MUST live somewhere.<br><br>The choice is do you rent from yourself (OWN) or rent from someone else (RENT)<br><br>By your retort, you infer that landlords that own rental property should then in turn rent their own primary residence and invest the difference (if there is a difference) in the stock market.  Run that past a few big landlords and see how long it takes them to stop laughing.<br><br>If that is the case, which it is not, who do they rent from?  should they rent from someone else or themselves?  If they own rentals, and rentals are profitable, and their primary residence should also be a rental, then why not rent one of their own rentals from themselves.  Then they are both the renter and the rentee.  According to your logic they are then kicking the systems you know what.<br><br>Real Estate is always an investment, becasue there is always an asset.  Whether you as the owner decide to make it into a non owner occupied, or an owner occupied, does not change the assets value or rate of return.  It does affect the cash flow, but only to the extent that you are tranfering cash outflow from that property to another that must provide you with shelter.<br><br>You can\'t preditc the appreciation return on the asset (home value) although historically it is a bit above inflation, but you can guarantee the fixed cost of the payment, shich is a hedge agains inflation.  A mortgage combines your renting and tips bonds theory into one handy dandy investment.  In fact, that is essentially what a fixed rate home loan is.  and has been for decades.<br><br>In the short term, for temporary purposes renting does make sense, but only to the point it offsets the aquisition costs.  All property has carring costs, both rentals and owned.  All property has taxes, insurance, maintenence, etc.  Rent has those costs factored into the monthly rent.  As I said before, landlords are not dumb.  They factor in all the costs of owning a home into rent,<br><br>So the difference between renting and owning is 1)acuisition cost 2)expense stability 3)asset appreciation.  That is it.  Renting wins in the short term because it takes some time, usually 3-5 years to offset the acquisition costs.  After that, Owning wins.  Always.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320437">\
	 <div id="dsq-comment-header-21320437" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320437" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320437" href="http://consumerismcommentary.com/" target="_blank" rel="nofollow">Flexo</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320437" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320437" class="dsq-comment-message">Let\'s forget about renting for a second. Real estate, on average, appreciates just slightly more than inflation over long periods of time. The stock market, on average if well diversified, appreciates 5 to 8 percentage points higher than inflation over long periods of time. There is a myth that when buying a house to live in, making money is a sure thing and it\'s a good way to grow your net worth, but thanks to all the <a href="http://www.consumerismcommentary.com/2007/03/15/the-cost-of-buying-a-home-over-30-years/" rel="nofollow">real costs of owning a house</a>, your real return is never your sale price minus your purchase price, leaving you much worse off than inflation. <br><br>In other words, you would have done better financially by leaving your money in cash! (But at least you had a roof over your head, the real purpose of a home whether rented or owned.)<br><br>You don\'t make much money with real estate at all, if any, unless it creates income, and your residence usually doesn\'t create income.<br><br>Now, about renting. I\'m not saying it always makes financial sense to rent rather than buy your primary residence. That depends entirely on your situation. But the chances are the crossover point -- the amount of time you\'ve owned your house before you come out financially ahead of renting a similar residence -- comes much later than you think.  Many families do not live in the same house long enough to experience the crossover point. You can play around with the figures yourself at the New York Times\' <a href="http://www.nytimes.com/2007/04/10/business/2007_BUYRENT_GRAPHIC.html" rel="nofollow">rent vs. buy calculator</a>.<br><br>The decision to buy a house (to live in) is based more on family need and preference. Though some financial consideration is necessary as well, viewing your own home as an investment that can compete with investing in stocks or companies is a losing bet. Investment decisions are not made the same way you decide to buy a house; investment decisions are based on anticipated return and potential income generation.<br><br>It\'s quite possible you buy into a hot market at the right time and are able to experience some great returns, but that doesn\'t happen very often and should not be a given due to real estate\'s poor track record of appreciation. Just like stocks, timing the real estate market usually results in poorer than average performance.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320440">\
	 <div id="dsq-comment-header-21320440" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320440" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320440">troy</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320440" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320440" class="dsq-comment-message">Both the stock market and real estate are good long term investments (but hardly sure things).  Real estate is historically more stable, but does typically yeild less return.  However, that absolute return only matters if the asset is not leveraged.  <br><br>Since most homes are leveraged with a mortgage, the leverage compounded with the tax benefits typically equals the average stock market return, with much less risk over the long term (say 10+ years).  Yes, in the last 2 years home prices have fallen, for the first time in 80 years, but so did the "stock market".  In fact, the market lost roughly twice as much in the same time period.<br><br>And although a primary residence does not create income, it does eliminate inflation on the expense (payment), while allowing inflation (appreciation) on the asset growth.  That is a double win, something rent can never compete with.<br><br>A primary residence is diversification of assets.  An inflation hedge.  <br><br>Not all investment decisions are based on return or income generation.  Some are based on preservation of capital. Or risk avoidance.  Or inflation hedges.  An investment that rather than providing a direct income stream instead offsets inflation essentially accomplishes the same thing.  My payment not going up 4% annually due to inflation effectively replicates a T bond or TIPS that returns 4% annually.   And the boring 4% fixed income market, including MBS, is the largest market in the world.<br><br>And regarding rental properties, the benefit of rentals is not the income stream.  It is the tax deductions (especially the 29 year depreciation schedule) and the appreciation of the home.  The monthly positive cash flow is minor if the property is leveraged.<br><br>And the average aquisition cost of a home is 3% for real-estate commissions (one side) plus average 2% closing costs.  So roughly 5-6% of the purchase price.<br><br>If home prices generally average a bit above inflation, say 3-5% appreciation, the payback is roughly 2-3 years.  4 being conservative.  So I agree, if you plan on moving within 4 years or so renting is likely less risky and easier.  After that, however, the ownership benefits, not including the psycological perks of "it is mine" and stability become exponentially clearer.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320421">\
	 <div id="dsq-comment-header-21320421" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320421" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320421" href="http://www.fiscalfizzle.com/" target="_blank" rel="nofollow">Wojciech Kulicki</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320421" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320421" class="dsq-comment-message">A lot of hoopla has surrounded buying a home as "the" thing to do to get ahead financially. But as many people have proved in detailed analysis lately, particularly with the eye-opening real estate downturn, buying homes is not only not an investment, but it may not be the wisest financial choice.<br><br>Particularly if you plan to move often...<br><br>The best thing to do is decide on your own level of flexibility (you may be stuck), and payoff time (how long until buying makes sense). Ultimately, all things in life come down to personal choice. :)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320423">\
	 <div id="dsq-comment-header-21320423" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320423" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320423">Jessica</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320423" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320423" class="dsq-comment-message">I wanted to weigh in with my thoughts as well.  I am twenty-three years old.  I purchased my first home out right four years ago. (For those of you doing the math, I was nineteen.)  I am not from a wealthy family, I didn\'t win the lottery, etc.  Rather, I chose to buy a home with a lengthy commute (40 minutes from my workplace and in a cheap area) and that needed a healthy amount of work.  Both of these things drove the cost of the residence down significantly, as well as the taxes.  I worked hard, saved the money to purchase as I was renting and found a starter home.  No, it isn\'t 3,000 square foot.  It doesn\'t have a pool, sun room, "spa bathroom", gourmet kitchen, or any other highly desired features.  It is a simple 1,200 square foot, 3 bedroom, 1 bath home.  I have spent many hours rehabbing the place.  I have only had to hire out twice in my time I have been here.  I had to replace my roof the year I purchased the home and then early this spring I had to have a tree removed.  As the repairs I have made have been modest in both design and price, I have only had to spend around $10,000 (including the roof). <br><br>I fully feel that this was an investment well worth it as I will be able to sell it, not only for more than I purchased it for, but also more than I have put into it.  I have lived here for "free" for the last four years, paying only taxes and insurance (and the repairs mentioned above).  <br><br>I feel so strongly about the value of purchasing homes, I have purchased another home three blocks away from my current residence to renovate as well.  I purchased the home last summer.  I currently have just a small mortgage balance of around $6500 (yes, six thousand five hundred) remaining on this new home.  <br>I DO NOT feel sorry for those who purchased outside their means and have now found themselves in a position underwater or unable to meet their obligations.  Much of our current housing value issues originate from these people. Those who purchased and drove the prices up above the true value of the home and who could not truly afford the home.  (And I don\'t believe for on moment that you "didn\'t understand the mortgage"-you signed the papers, who cares if you understood or not). However, I do feel for those who have found themselves in that position due to lay-offs or other unforeseeable events.  <br><br>I apologize if I have stepped on anyone\'s toes; however, I feel that homeownership, if taken as part of a well balanced, portfolio can be a good investment.  It should not be your only investment.  And for gods sake it is not a savings account so don\'t take that equity!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320425">\
	 <div id="dsq-comment-header-21320425" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320425" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320425">TJJ</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320425" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320425" class="dsq-comment-message">Read my comments from above.  In order for a home to be a good investment, it has to put money in your pocket before you die.  If you sale your house today, and use 100% of that money to buy another house.  That is not money in your pocket.  Yes, your net worth might be higher.  If you never put that money in your pocket before you are dead; then, all you have done is made a great investment for your heirs<br><br>Therefore, I still believe the house you live in is not a investment; it is your home.<br><br>I bought a detached home because I like the life style of individual home ownership.  If I wanted an investment, I would room with someone for a couple hundred dollars and invest the difference.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320426">\
	 <div id="dsq-comment-header-21320426" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320426" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320426" href="http://www.thestrump.com/" target="_blank" rel="nofollow">TStrump</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320426" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320426" class="dsq-comment-message">Good point! I was actually talking with a colleague the other day and he blurted out that he was living in his retirement fund.  The value has gone up quite a bit but the problem is, he has to sell the place and then find somewhere else to live.<br><br>Many people are \'paper rich\' because of their homes - in the meantime, they still have to pay all the monthly expenses.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320427">\
	 <div id="dsq-comment-header-21320427" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320427" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320427" href="http://chris.hasenpflug.us/" target="_blank" rel="nofollow">Chris</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320427" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320427" class="dsq-comment-message">Another thing you also have to look at though is the money that was lost in paying rent if you didn\'t own.  Rent is a guaranteed 100% loss.  Yes, there are things in home ownership that are 100% loss too, but how much rent does it take to break even?  Everyone\'s situation varies, but it\'s a piece of the puzzle that has to be considered as well.  While I understand the concept that compared to investing in the stock market it might not pay off, that\'s not the choice.  The choice is rent or buy.  You must compare those two situations and the opportunity costs lost to decide what makes sense of you.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320428">\
	 <div id="dsq-comment-header-21320428" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320428" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320428" href="http://consumerismcommentary.com/" target="_blank" rel="nofollow">Flexo</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320428" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320428" class="dsq-comment-message">The choice is to rent and invest the saved difference or buy and invest nothing.  Renting and investing in stocks outperforms buying a house by leaps and bounds over long periods of time. But then you have to ask the question of whether you\'d actually invest the difference. Buying should be a personal decision, with some finances thrown in, but it\'s dangerous to speculate on the purchase of the house you plan to live in.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320430">\
	 <div id="dsq-comment-header-21320430" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320430" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320430" href="http://chris.hasenpflug.us/" target="_blank" rel="nofollow">Chris</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320430" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320430" class="dsq-comment-message">You can\'t really say that with absolute certainty for all situations.  For instance, my P&amp;I mortgage payment isn\'t much more than my previous rent.  Assuming my house maintains value at inflation, the only -100% return I have is on the interest and other expenses related to the purchase and sale.  If you were to take the rent payment @ -100% return for perpetuity and invest any difference the rate of return would have to be significant to overcome the portion of my mortgage payment that is keeping pace with inflation.<br><br>And this doesn\'t even touch on the tax benefits of home ownership (Interest and Tax deductions, $8000 FTHB tax credit), which also need to be taken into consideration when comparing the rent vs. buy situation. Nor are you considering the fact that rent will go up while my P&amp;I is locked.  And of course there is the speculative part of this in that Real Estate tends to perform well during times of hyper inflation, which some are expecting in our future.<br><br>Suffice to say, there\'s a lot that needs to be considered in the rent vs. buy equation, and blanket statements such as "stocks outperform buying a house by leaps and bounds over long periods of time" can not be made.  Yes, stocks will outperform buying a house if that was the simple choice, alas, I still need a roof over my head!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320432">\
	 <div id="dsq-comment-header-21320432" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320432" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320432" href="http://www.mapgirl.net/mfc" target="_blank" rel="nofollow">mapgirl</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320432" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320432" class="dsq-comment-message">Most people have a hard time quantifying the intangibles of living in a home vs rent. Personally, I don\'t think a condo is a good investment, but a home is better, but still not best. This is one of those times where Kiyosaki might be right. It is buying a liability if you decide to hold it long term.<br><br>Sure, if you\'re a bad saver, buying a place is a good savings vehicle, but like any investment, there is no guaranteed rate of return. In 30 years you\'d like to hope you have recovered the cost of the place, but really, all you got out of it was the utility of living there.<br><br>Currently I struggle with a condo that is underwater and down 20% from its purchase price and 40% from its peak value. Since I cannot sell it for a profit, I am turning it into a rental, but even that has a cost associated with it and I will have to sell my condo later for at least 10% above its original purchase price to feel that I recouped any cost, despite having lived there for 5 years as my primary residence.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320433">\
	 <div id="dsq-comment-header-21320433" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320433" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320433" href="http://www.corporatebarbarian.com/" target="_blank" rel="nofollow">Enrique S</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320433" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320433" class="dsq-comment-message">Some people demonize renting, and I can\'t see why.  Even as a homeowner, I can see the benefits of renting.  You pay rent and utilities, and your landlord is on the hook if anything breaks.  No lawn mowing, either.  Many people tout the forced-savings aspect of home ownership,  but they neglect the added expenses that come with it.  The housing bubble led many to walk away from mortgages, and people lost all equity that they had built up.  If they had invested in stocks instead of buying a house, they could have ridden out this dip without having their credit ratings trashed.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320435">\
	 <div id="dsq-comment-header-21320435" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320435" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320435" href="http://freeby50.blogspot.com/" target="_blank" rel="nofollow">Jim</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320435" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320435" class="dsq-comment-message">Your home should be your home first and foremost.<br><br> Whether or not a home will be a good investment will depend on the local market.   Seattle is not Detroit and New York City is not Austin Texas.     The most important thing about real estate:   Location, location, location.       Some markets appreciate much better than others.   Some markets the rents are much higher and some places the mortgages are much higher.    If you look at two equivalent homes one for rent and the other for purchase and the rent is much less than the mortgage then renting might make more sense, but if the rent is close to or lower than the mortgage then I\'d buy.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320436">\
	 <div id="dsq-comment-header-21320436" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320436" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320436">Bud</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320436" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320436" class="dsq-comment-message">I think this is an important message because it exposes one of the myths I have heard my whole life - that a home is a good investment.  If I add up what I paid for my house, what I\'ve spent on maintenance and improvements, and the time I\'ve spent performing maintenance and repairs, it has been a terrible investment.  While there have been benefits of home ownership, return on investment has not been one of them for me.  Thanks for telling it straight.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320438">\
	 <div id="dsq-comment-header-21320438" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320438" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320438">Ryan P Smith</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320438" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320438" class="dsq-comment-message">There is a lot of good conversation here.  <br><br>First, these comparisons completely depend on what and when you buy and sell.  There plenty of people that have made tons of money investing in Real Estate (even on one house that they lived in for a limited amount of time). <br><br>For the average person, owning a home and eventually paying it off provides a great deal of security and lowers their cost of living as they approach and live through retirement.  While it may not have made as much as a good stock portfolio at a specific point in time it keeps them warm and dry.....<br><br>What a great post!</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320439">\
	 <div id="dsq-comment-header-21320439" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320439" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320439">York</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320439" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320439" class="dsq-comment-message">I love all the negative sentiment towards housing.  As a contrarian, this means we\'re probably close to a bottom.  Three years ago people couldn\'t stop talking about real estate and that it will "go up forever".  Now no one wants to buy a house.  Always go against the masses.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320441">\
	 <div id="dsq-comment-header-21320441" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320441" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320441">troy</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320441" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320441" class="dsq-comment-message">I agree with going against the masses, but I am afraid we are along way off from the bottom.<br><br>We have major problems coming.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320442">\
	 <div id="dsq-comment-header-21320442" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320442" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320442">Chris Leow</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320442" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320442" class="dsq-comment-message">Well, we in Malaysia seem to be doing well we have high growth and high inflation.  An example of inflation would be the local desert "cendol" bought about a month ago at the price of $1.20 in local currency would now sell for $ 1.80 in local currency.  Job growth is also strong as we have 2 jobs for every worker and Malaysia imports in foreign labour to do jobs that local workers do not want to do.  Hence our problem in Malaysia is now high inflation and good news, high growth.. We do not understand why the Western Media keeps on saying we are in a Recession.  Yes our economy slowed down in March 2009 but after that period our economy is now experiencing high growth and high inflation thanks to China\'s strong buying of Malaysian goods and services, thank you China !  So please do not say Malaysia is in a Recession when it is not, only the US is in a Recession, the rest of the World is booming thanks to China !</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320443">\
	 <div id="dsq-comment-header-21320443" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320443" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320443" href="http://www.howtomanagemoneytips.com/" target="_blank" rel="nofollow">Brandon Schmid</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320443" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320443" class="dsq-comment-message">I think where you can really get ahead is if you are able to turn your principal residence into an asset. My wife and I just bought a duplex in Canada. Our mortgage is $1050 a month and the downstairs rent is $950. Not bad, our mortgage is only $100 a month. <br><br>Another advantage to renting where you live is the tax savings. Because we rent the downstairs and our house is a "legal duplex" we now will have 50% of house expenses as a tax write off. <br><br>Is it more work? Yes! But it all depends on how you look at it. Because we are willing to put in the extra work, we are getting a house almost for no mortgage cost. <br>Brandon</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320446">\
	 <div id="dsq-comment-header-21320446" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320446" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320446">TJJ</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320446" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320446" class="dsq-comment-message">I agree that in this case, your house is an investment.  You have more cash in your pocket each month to spend due to your investment.  Plus, you are seeing the investment return in your pocket before you die.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320444">\
	 <div id="dsq-comment-header-21320444" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320444" class="dsq-comment-cite">\
	 <a id="dsq-author-user-21320444" href="http://www.vilkri.com/" target="_blank" rel="nofollow">ctreit</a>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320444" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320444" class="dsq-comment-message">Generally I would agree with you, but I would also argue that we should go back to housing basics and look at our house as a "home". As such it has also been a source of wealth for previous generations who have done just that. Our parents owned a home and not an ATM into whose value you can tap if you need cash. The did not do refinancings and cash out mortgages. They paid the mortgage off dutifully and, thus, accumulated some wealth.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320447">\
	 <div id="dsq-comment-header-21320447" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320447" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320447">TJJ</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320447" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320447" class="dsq-comment-message">So what did they do with this extra wealth?  When they sold the house, did they use it to pay nursing home bills?  Did they cash it out and go on wild vacations and rent a place their last ten years or so?  Or were their house an investment to accumulate wealth for you when they die?</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320445">\
	 <div id="dsq-comment-header-21320445" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320445" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320445">Bender</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320445" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320445" class="dsq-comment-message">@flexo - care to lay odds on "Renting and investing in stocks outperforms buying a house by leaps and bounds over long periods of time"? <br><br>There are some good points in that article.  Unfortunately, the author has both sensationalized it and not provided a very thorough analysis.   That being said - counting on the appreciation of your home\'s market value to create wealth is extremely suspect.  In my opnion you when considering whether to purchase a home (or stay in a home for that matter) you really should be doing a analysis that is focused on imputed rent, utility and risk.  Renting v. owning is a very complex analysis (NYT has one of the best rent v. buy calculators, but you still need to tweak the analysis a bit).<br><br>And PLEASE if you are considering a rent and invest the difference strategy carefully consider the asset allocation of your alternative investment (e.g. you\'re trying to hedge perpetual rental payments with stocks and the risk of ruin is . . .)</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320448">\
	 <div id="dsq-comment-header-21320448" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320448" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320448">TJJ</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320448" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320448" class="dsq-comment-message">Both sides of the argument has been overly sensationalized.  I think the biggest sensationalist around is Kiyosaki.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320449">\
	 <div id="dsq-comment-header-21320449" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320449" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320449">JmQ</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320449" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320449" class="dsq-comment-message">hello i have some ?... is it a good Idea to Buy a house rite now in new york queens??? with the economic situation we in ppls say taking advantage of it by buying a house now that it cost less would be good idea if you have a good credit.. ??? if anyone out there knows please help…<br>~~~god bless~~~</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320450">\
	 <div id="dsq-comment-header-21320450" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320450" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320450">Carisa</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320450" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320450" class="dsq-comment-message">The amount of closed minds commenting on this article is mind-blowing. Has the concept of Individual Situations completely disappeared? Everyone has gone through their own battles in life, and each have come out with a different opinion on how they want to live. In our situation, we bought a house a few years ago because of the unforgettable and often unavoidable idea that when you\'re married and starting a family, you have to own a home to be worth anything. Currently, our financial situation has changed (after some pregnancy complications I can only work part-time now), and we can no longer afford our house. We pay mortgage, one car payment, and numerous other bills each month, and that\'s it. No savings. No "treats" like going out to eat or catching a movie on the weekends. We work and live for our house. And we don\'t like it one bit.  So we\'ve decided to start taking steps to downsizing our life. We\'re selling our house and moving into an apartment. <br>I completley understand the argument that renting is not profitable from a general point of view. But at the same time, I beg to differ. Because it\'s not always about money, it\'s about living. Right now we are trapped by our house. We\'re paying mortgage, utilities, insurance, and upkeep each month, and have no other means to do anything else with our life. We can\'t even afford for one of us to take come college courses in hopes of bettering our future. By renting, we cut out most of our utilities bills (as gas and water are included in rent in this city) and lower the rest, we don\'t pay for insurance, and the rent is cheaper (by far) than the mortgage. This will allow us to save money, treat ourselves to dinner and/or a movie every once in a while, and may even allow us to attend college and provided a better career future for ourselves. <br>The American Dream of homeownership is an empty one. For us, anyways. But we were foolish enough to follow that dream, so we\'re working hard on our own to win back our life. Renting is the way to go for us. And we\'re sticking to it.</div>\
	 </div>\
	 </li>\
	 <li id="dsq-comment-21320451">\
	 <div id="dsq-comment-header-21320451" class="dsq-comment-header">\
	 <cite id="dsq-cite-21320451" class="dsq-comment-cite">\
	 <span id="dsq-author-user-21320451">Ron</span>\
	 </cite>\
	 </div>\
	 <div id="dsq-comment-body-21320451" class="dsq-comment-body">\
	 <div id="dsq-comment-message-21320451" class="dsq-comment-message">I am inclined to favor the renting option. We own a home which is for sale and valued at about $400,000, moderately expensive by Alabama standards. We have no mortgage and have chosen not to carry homeowners insurance as we are prepared to assume the risk rather than pay an insurance company for doing it.  We do not itemize deductions on our tax returns .Of course we pay property taxes and maintenance. The home has not appreciated since we built it six years ago. If we can successfully sell the house, we can invest the net proceeds, which I estimate will be approximately $350,000, in a tax exempt mutual fund and expect a 4.5% tax free annual total return of  $15,750 annually, or $1300 a month. We can rent a house, nice but smaller and on a zero lot line, for that amount here and avoid the expense of property taxes, maintenance and, of course, home ownership. We are empty nesters and can essentially put a roof over our heads for nothing. Our principal remains intact and we avoid the encumbrance of home ownership and dealing with real estate agents. Unless we have overlooked something the advantages of renting, at least for us, trumps owning. I agree with Carisa, home ownership has proven to be an empty dream.</div>\
	 </div>\
	 </li>\
	 </ul>\
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		Dsq.container.innerHTML = Dsq.Templates.header() + Dsq.container.innerHTML + Dsq.Templates.footer();
	}
	Dsq.$(Dsq.curPageId).innerHTML = Dsq.$(Dsq.curPageId).innerHTML.replace(Dsq.COMMENTS_RE, Dsq.CommentsHandler);
}); // Dsq.Debug.Profile

// HACK: Resetting cache because we're done with.
Dsq.Utils.gebiFromElementCollectionCache = null;


	
	
	var dsq_styleEl = document.getElementById(disqus_container_id);
	var dsq_anchorEl = document.getElementsByTagName('a')[0];
	
	Dsq.Thread.fc = Dsq.Utils.getStyle(dsq_styleEl, 'color');
	if(dsq_anchorEl) { Dsq.Thread.ac = Dsq.Utils.getStyle(dsq_anchorEl, 'color'); }
	Dsq.Thread.ff = Dsq.Utils.getStyle(dsq_styleEl, (Dsq.Utils.ie || window.opera ? 'fontFamily' : 'font-family'));
	// For Safari / Opera: strip quotes.
	Dsq.Thread.ff = Dsq.Thread.ff.replace(/['"]/g, '');
	Dsq.Thread.fc = encodeURIComponent(Dsq.Thread.fc);
	Dsq.Thread.ac = encodeURIComponent(Dsq.Thread.ac);
	Dsq.Thread.ff = encodeURIComponent(Dsq.Thread.ff);

	
	
	
	if(Dsq.$(Dsq.Templates.addPostContainer)) {
		// TODO: Check to see if theme uses postmessage.
		if (window.disqus_use_postmessage) {
			Dsq.frames['reply_0'] = new Dsq.ReplyFrame(Dsq.$(Dsq.Templates.textareaContainer));
			Dsq.frames['reply_0'].init(function() {
				// Use fallback iframe
				Dsq.$(Dsq.Templates.addPostContainer).innerHTML = '';
				var theme = (typeof disqus_frame_theme == 'undefined') ? 'default' : disqus_frame_theme;
				Dsq.Iframes.showReplyIframeInContainer(Dsq.$(Dsq.Templates.addPostContainer), null, {theme: theme});
				// if(Dsq.Utils.ie) { Dsq.Utils.fixIframesIE(); }
			});
		} else {
			// DEPRECATED
			Dsq.Iframes.showReplyIframeInContainer(Dsq.$('dsq-post-add'));
		}
	}

	
	

	
	if(document.location.hash != '') {
		document.location.hash = document.location.hash.substring(1);
	}

	Dsq.Popup.showCookieMsgs();

	
	if(document.location.search != '' && location.hash != '#disqus_thread') {
		var reply_id = Dsq.Utils.getRequestParams().dsq;
		if(reply_id) { document.location.hash = 'comment-' + reply_id; }
	}

	
	if((typeof OB_Script != 'undefined') && (typeof OB_versionNum != 'undefined')) {
		if(navigator.userAgent.indexOf("Firefox") != -1) {
			if(window.frames['dsq-reply-frame']) {
				window.frames['dsq-reply-frame'].location = Dsq.Urls.REPLY + (new Date()).getTime() + '&f=consumerismcommentary&t=your_house_is_not_a_good_investment&to_redirect=' + encodeURIComponent(window.location) + '&ifrs=' + encodeURIComponent(disqus_iframe_css);
			}
		}
	}

	if (Dsq.jsonData.integration.theme == 4) {
		if (Dsq.jsonData.realtime_enabled) {
			Dsq.Realtime.initialize();
		}
	}

	



	window.ExecuteWhen = (function () {
	var obj = {}
	
	// Private
	var running = false;
	var timer = null;
	var pending = [];
	var startTimer = function() {
		running = true;
		timer = setInterval(obj.heartBeat, 100);
	};
	var stopTimer = function() {
		running = false;
		clearInterval(timer);
	};
	
	// Public
	obj.add = function (condition, code) {
		pending.push([condition,code]);
		this.heartBeat(); //!
		if (!running) {
			startTimer();
		}
	};
	obj.heartBeat = function() {
		if (!pending.length) {
			stopTimer();
		}
		var newPending = [];
		for (var i=0; i<pending.length; i++) {
			var cond = pending[i][0];
			var code = pending[i][1];
			// FIXME: if cond or code throw an error, they never get removed from pending
			if (cond()){
				code();
			}
			else {
				newPending.push([cond, code]);
			}
		}
		pending = newPending;
	};
	return obj;
})();

// also used in embed_thread.js:
window.fbIsReady = function () {return window.FB && FB.init;};
// NOTE: This script gets executed again without threadEl
//       set when we are loaded again as the fbc_receiver.
//       In this case, we don't need the hidden container.

if(!window.FB || !FB.init) {
	if(window.Dsq && Dsq.container) {
		// container is not present when init.js is loaded from an xd-receiver iframe; in this case,
		// we don't need the FB_HiddenContainer anyway.
		var fbDiv = document.createElement('div');
		fbDiv.id = "FB_HiddenContainer";	// Required or else FeatureLoader will execute a document.write.
		fbDiv.style.position = 'absolute';	// This is intentionally not setting display to none as this breaks
		fbDiv.style.top = '-10000px';		// Flash in Safari.
		fbDiv.style.left = '-10000px';
		fbDiv.style.width = '0px';
		fbDiv.style.height = '0px';
		Dsq.container.appendChild(fbDiv);
	}
	var fbJS = document.createElement('script');
	fbJS.type = "text/javascript";
	fbJS.src = "http://static.ak.connect.facebook.com/js/api_lib/v0.4/FeatureLoader.js.php";
	document.getElementsByTagName('head')[0].appendChild(fbJS);

	ExecuteWhen.add(window.fbIsReady,
		function () {
			// HACK: This is a workaround FBC's single domain limitation by
			//		 allowing sites to create multiple forums with different
			//		 Facebook API keys.  This must be used in conjunction with
			//		 disqus_facebook_forum (see authenticateFacebook).
			var facebook_api_key = 'a754e38c7443c66a17fb4f842187453e';
			if (typeof disqus_facebook_api_key != 'undefined') {
				facebook_api_key = disqus_facebook_api_key;
			}

			FB.init(facebook_api_key, window.facebookXdReceiverPath || null,
				{fetchSignedPublicSessionData: true});
		});
}


	


if(typeof(disqus_callback) == 'function') {
	var callback_params = Dsq.Utils.getRequestParams()['dsq_cbp'] || null;

	// We don't care about any errors in third-party code
	try {
		disqus_callback(callback_params);
	} catch (x) {
		if (typeof(console) != 'undefined' && typeof(console.log) == 'function') {
			// But it would be nice to let developers know about them
			console.log(x);
		}
		// pass
	}

	// HACK: We don't know if the callback wraps our container, which may
	// possibly result in a new DOM element.
	Dsq.container = document.getElementById('dsq-content');
}

})();




