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Old 03-27-2023, 06:03 PM   #1
CTR0022
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Default Removing paint from brick

Looking at a house that is tied up in bankruptcy. Owners painted the entire exterior brick white which was a big no no with the HOA. Going to get some quotes this week. But wanted to know: A) if anyone here does this work, and if they wanted to come provide a quote in the Carrollton area. B) whats the best route of removing the paint, sand blasting, paint removing chemicals? C) Is one process better than the other? Does one cause any damage to the brick? D) What can I expect the quotes to come in at for a 2 story 3000 foot house?

Anything else I need to know about this process?

TIA
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Old 03-27-2023, 06:19 PM   #2
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Probably be cheaper to remove existing white painted brick and replace with brick of your choice.

I can’t think of any way to remove paint not damage the brick and it look good
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Old 03-27-2023, 06:19 PM   #3
Bill
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It will cost a lot to remove the paint and bring the brick back to the original color. I've never done it, just my opinion. I'd approach the HOA and ask would they rather have a vacant house with white bricks, or a sold occupied house with the bricks a better color.
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Old 03-27-2023, 06:39 PM   #4
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I removed some paint from bricks before. This house I bought had some paint on the soffit where it met the aluminum siding, so it wasn’t the entire brick. To remove it, I put a round wire brush on my cordless dewalt while keeping the area irrigated with a water hose. If I didn’t use the water, it would gray-up the brick. On your scale, I’d look for a different method.
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Old 03-27-2023, 07:04 PM   #5
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Would muratic acid not do it?
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Old 03-27-2023, 07:32 PM   #6
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Quote:
Originally Posted by eliteweldingco View Post
Would muratic acid not do it?
No, sir, it works on cement not paint

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Old 03-27-2023, 07:34 PM   #7
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I would hire a painter to repaint it to look like brick

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Old 03-27-2023, 07:35 PM   #8
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Maybe sponge paint. Hell, that is all I have

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Old 03-27-2023, 07:36 PM   #9
Dale Moser
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Default Removing paint from brick

Chemicals are going to be the fastest way to startÖbut Iím afraid you have more of a paint question than a brick question. Whatever you do is not likely to leave you with a very desirable product without more attention. The chemicals are going to be hard on windows, landscaping, etc, and will require a lot of pressure, or contact, to achieve any sort of desirable affect.

You are in a tough spot until you can do some real world tests. You could easily damage the brick, or more likely the mortar, or it could be some good old fashioned stuff thatís like steel. No way to know until you get to work on it.

Are you looking for a beauty queen, or is this a rental?


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Old 03-27-2023, 07:41 PM   #10
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Default Removing paint from brick

Iíll tell you what I would be looking for, and that is a partial removal that leaves you with a ďfrostedĒ, or ďsmearedĒ, look.

I think your best shot at that is gonna be a crew with grinders and wire cups who can concentrate on the brick itself, and avoid the mortar joints. There is no way to know how well it will work until you try it, and anyone who tells you different is a liar.


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Old 03-27-2023, 07:44 PM   #11
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Pressure washer should take the paint off. I have cleaned paint off of brick and concrete with a pressure washer. If the paint is very good, you might have to try blowing sand with the pressure washer, that might take a layer off of the brick. Buddy used his pressure washer, and sand to strip the frame on his truck, worked very well. I have had gotten good results just using a pressure washer.
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Old 03-27-2023, 07:52 PM   #12
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What does the HOA propose the owner do? There is no easy way to put the toothpaste back in the tube!
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Old 03-27-2023, 07:53 PM   #13
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Something else to think about, if somehow you get the paint off the brick, the brick might be in bad shape. That's one of the reasons why people paint brick.

If the brick used to be in decent shape, the paint removal process may damage it.

Many moons ago, I owned a small painting business. I wouldn't even attempt a job like that.
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Old 03-27-2023, 08:25 PM   #14
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House down the street had a bad German Smear done that was not approved by the HOA. The owner had to sand blast the entire house to get it off. Not sure of the cost but they sandblasted for a solid week on a roughly 3500 sq ft house.
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Old 03-27-2023, 08:53 PM   #15
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What's the HOA's take on a stucco look?
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Old 03-27-2023, 09:06 PM   #16
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Iím guessing the brick color was ugly as to why the previous owner painted it.

I would get with the HOA and asked what they would want a person to do.


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Old 03-27-2023, 09:24 PM   #17
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I’d work with the hoa to make it look like frosted brick as mentioned above.
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Old 03-27-2023, 09:33 PM   #18
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I once removed white paint from a brick fireplace & wall using paint stripper. It took a few applications, but it looked great when I was done. Would have been MUCH easier outside: apply paint stripper then pressure wash. Repeat a couple of times. You could test this in a small area pretty easily to see if it works for you. It will take some work, but that's true of everything worth doing.

I also considered dry ice blasting, but didn't seem practical for an inside project. Look this up, lots of YouTube videos showing paint removal from brick with dry ice blasting.
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Old 03-27-2023, 09:35 PM   #19
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Years ago, I was chairman of a committee that oversaw the maintenance and upkeep of a historic house in the university area. At some point, previous members of this committee decided to paint this all brick house, much to the detriment of the house as well
As the neighborhood.

I did some research into having the paint removed and was told that sandblasting the house would the only way to completely remove the paint from the brick. HOWEVER, if we decided to go this route, we would likely end up degrading the mortar so badly that the integrity of the brick would be severely compromised. Further, we were told that the lengths the sandblasting contractor would have to go to “drape” the house in order to avoid damaging neighboring houses, as well as cars and other structures, would factor significantly into the cost which, as I recall, was incredibly prohibitive.

This was probably 35 years ago when I was involved in this and, to this day, I get calls from new members of this committee who would like to restore the brick to its original “exposed” finish. The house is still painted so I expect there have been no newer or better methodologies to address this issue.

People who paint over brick (or rock) are a special kind of evil.
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Old 03-27-2023, 09:36 PM   #20
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Quote:
Originally Posted by mmurphey View Post
I once removed white paint from a brick fireplace & wall using paint stripper. It took a few applications, but it looked great when I was done. Would have been MUCH easier outside: apply paint stripper then pressure wash. Repeat a couple of times. You could test this in a small area pretty easily to see if it works for you. It will take some work, but that's true of everything worth doing.

I also considered dry ice blasting, but didn't seem practical for an inside project. Look this up, lots of YouTube videos showing paint removal from brick with dry ice blasting.

2 story, 3000sq ft home.


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Old 03-27-2023, 09:40 PM   #21
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2 recommendations from me. 6-9" angle grinder with a coarse grit will be my recommendation. Leave the paint covering the mortar. It will look wicked cool! Not sure if you'll need to reseal the brick after paint removal. Could also apply paint stripper with small hand sprayer and then pressure wash after application.
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Old 03-27-2023, 09:54 PM   #22
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Also keep in mind that any chemical stripper you use is going to run down the wall with removed paint.

If you end up buying this house, shoot me a PM, and I will reach out to some folks who have more experience with this than I do.


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Old 03-27-2023, 10:27 PM   #23
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Looking back at your original post, I see you are still just looking. So Iíll try to offer a little better advice, but please keep in mind that there are inumerable variables.

Everything is a guess, not knowing the brick, the paint, the age, and how much of the house is brick.

I would plan for repairs to start at $15k, and I would think that would be the minimum, unless repainting a different color is an option. It could easily get to $30k, depending what is required.

Anything capable of taking paint off of brick, will warrant sealing the brick afterward. It may not be necessary, but I would not do otherwise. Sealing is not terribly difficult or expensive, but itís a factor. I would spray on a breathable siloxane sealer like diedrich 303s.

HOAs are a huge X factor, they are mostly run by idiots and busybodies. Iíd try to pin them down on a process, an expectation of appearance, or expense cap, ahead of time. Any may prove difficult to get done, but the process of trying may glean you some knowledge if nothing else.

A consult with a real estate attorney may also be worthwhile in determining what is/is not required, in pursuit of satisfying the HOA, and what powers they really have.

Consider that changing the overall color of the brick may also require repainting the trim/siding, to satisfy the HOA, or the Mrs.


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Old 03-27-2023, 11:21 PM   #24
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The best and maybe the cheapest route is going to be stucco over the brick, if the Deed Restrictions are ok with "Stucco".

If you or your wife "Love" the house, i'd factor in an offer with the cost of completely re-bricking the house. Hell, the bank that owns the house may find a sucker, but it doesn't have to be you.
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Old 03-27-2023, 11:59 PM   #25
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Iím not a ďstuccoĒ expert, but i doubt they can/will apply it to painted brick due to adhesion issues. I donít know that to be fact, but real stucco requires a certain amount of absorption that Iím not sure you can get over paint. There could be a synthetic option that will adhere, but as mentioned, youíll have to get that by the HOA nazis as well.


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Old 03-28-2023, 01:31 AM   #26
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I would not even attempt that project.. It will be a major PITA at best and it will only get worse from there..
That sounds like a fun HOA.. I'd find another house.
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Old 03-28-2023, 05:51 AM   #27
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Maybe Sand blast ...But might be costly
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Old 03-28-2023, 07:44 AM   #28
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Quote:
Originally Posted by Dale Moser View Post
Iím not a ďstuccoĒ expert, but i doubt they can/will apply it to painted brick due to adhesion issues. I donít know that to be fact, but real stucco requires a certain amount of absorption that Iím not sure you can get over paint. There could be a synthetic option that will adhere, but as mentioned, youíll have to get that by the HOA nazis as well.


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They would most likely attach a lathe to the brick and then apply stucco, will not be a cheap fix.
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Old 03-28-2023, 08:02 AM   #29
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I'm no expert, but getting all the paint off will be extremely difficult and labor intensive, and will likely only expose some crappy ugly brick beneath.

Stucco over is probably the best cheapest option, if allowable. They could probably do a chemical strip on the paint first to improve adhesion without worrying about how it looks.

Honestly might be a better option just to replace the brick, assuming it is a typical veneer and not structural. You know what you are getting with this route, and can even pick what you want.
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Old 03-28-2023, 09:37 AM   #30
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Thanks for all the info. Still gathering info, but it looks like the HOA approved lime washing, and the owners just decided to paint it..... so I guess an option is to remove paint and then lime wash over to cover up any damage caused from removing the paint.

The house was built in early 2000s and per Google Street images the brick looks in good shape, and based on the year built shouldn't have to many issues as long as significant damage isn't caused by removing the paint.

Pretty much the entire house is brick, so yes it will be a significant job and money to replace. The house already has other problems that will need to be fixed.

We don't mind the problems if we can get the house at a price that reflects the problems that will need to be corrected.
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Old 03-28-2023, 09:47 AM   #31
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Quote:
Originally Posted by PondPopper View Post
I would not even attempt that project.. It will be a major PITA at best and it will only get worse from there..
That sounds like a fun HOA.. I'd find another house.
Agree ^
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Old 03-28-2023, 09:49 AM   #32
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Parents painted their brick 20 something years ago, still holding up great. It's becoming popular to paint brick white with black trim.
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Old 03-28-2023, 09:54 AM   #33
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I’m wondering if using baking soda in a sandblaster would work? Companies do it inside of chemical plants all the time to remove paint. BUT nothing you do is going to be cheap. Good luck with that.
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Old 03-28-2023, 09:56 AM   #34
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You could try a propane torch. Maybe heat it up until it bubbles and then pressure wash it off.?.?

Have not tried this, just thinking in key strokes.



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Old 03-28-2023, 10:04 AM   #35
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I think I had a thread on here a while back about me trying to remove paint from an interior fireplace. I tried chemicals, and the best thing that worked for me was a wire wheel on a grinder. Keep in mind, I was and still am living in the house. Literally dust of every kind everywhere, cleanup was a pain.
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Old 03-28-2023, 10:08 AM   #36
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Most painted brick houses seem to be done so to cover up the cracks from settling and poor tuck pointing. Prepare for a leveling bid. Then prepare for a plumbing bid for cracked sewer lines and broken yard line. Then prepare for a tuck pointing bid. Then prepare for a drywall bid. Then a painting bid. Etc.

Power spraying will work just fine. It wont be perfectly clean. God, Texas heat and Texas sun will finish off the small stuff over time.

Rubbing Alcohol will dissolve water based paints. Im not sure how to scale that up for your application.

Id walk the deal if there wasnt a mnimum 60k margin.

Good luck MrCTR
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Old 03-28-2023, 10:19 AM   #37
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Pear burner!
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Old 03-28-2023, 11:42 AM   #38
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I’d move on.
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Old 03-28-2023, 11:55 AM   #39
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Quote:
Originally Posted by Briar Friar View Post
Most painted brick houses seem to be done so to cover up the cracks from settling and poor tuck pointing. Prepare for a leveling bid. Then prepare for a plumbing bid for cracked sewer lines and broken yard line. Then prepare for a tuck pointing bid. Then prepare for a drywall bid. Then a painting bid. Etc.

Power spraying will work just fine. It wont be perfectly clean. God, Texas heat and Texas sun will finish off the small stuff over time.

All false


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Old 03-28-2023, 01:41 PM   #40
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Quote:
Originally Posted by Briar Friar View Post
Most painted brick houses seem to be done so to cover up the cracks from settling and poor tuck pointing. Prepare for a leveling bid. Then prepare for a plumbing bid for cracked sewer lines and broken yard line. Then prepare for a tuck pointing bid. Then prepare for a drywall bid. Then a painting bid. Etc.

Power spraying will work just fine. It wont be perfectly clean. God, Texas heat and Texas sun will finish off the small stuff over time.

Rubbing Alcohol will dissolve water based paints. Im not sure how to scale that up for your application.

Id walk the deal if there wasnt a mnimum 60k margin.

Good luck MrCTR
Where did you dream this up. Sorry Sir paint is not going to cover up every thing you posted. OMG. That's why they have inspections on a house before it's sold.
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Old 03-28-2023, 02:08 PM   #41
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Pear Burner followed by a 4000 PSI pressure washer, may have a few spots to hit twice.
Probably will want to reseal with the correct masonry sealer. Masonry has to breathe, never paint brick.
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Old 03-28-2023, 02:19 PM   #42
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Quote:
Originally Posted by Briar Friar View Post
Most painted brick houses seem to be done so to cover up the cracks from settling and poor tuck pointing. Prepare for a leveling bid. Then prepare for a plumbing bid for cracked sewer lines and broken yard line. Then prepare for a tuck pointing bid. Then prepare for a drywall bid. Then a painting bid. Etc.
Good luck MrCTR
This is not accurate


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Old 03-28-2023, 03:02 PM   #43
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Quote:
Originally Posted by Hollywood View Post
Pear Burner followed by a 4000 PSI pressure washer, may have a few spots to hit twice.
Probably will want to reseal with the correct masonry sealer. Masonry has to breathe, never paint brick.
Lots of home improvement shows paint brick all the time.
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Old 03-28-2023, 07:57 PM   #44
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Dry ice blasting will remove it with no damage to other things. Not the cheapest route but a very good option.
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Old 03-28-2023, 08:27 PM   #45
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Dozer

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Old 03-28-2023, 09:00 PM   #46
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Dozer

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LMAO!!!
After I spent 200 hours on just one wall, on the short side that is, l could easily see this happening...
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Old 03-28-2023, 09:10 PM   #47
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If you canít get the HOA to agree to painting it a color your wife likes- find another house. Thereís better things to spend your tine and money doing than satisfying some HOA telling you what your house, that you paid for will look like.

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Old 03-28-2023, 09:19 PM   #48
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I’d recommend Tannerite with 25 gallons of diesel, no house on planet earth is worth that much trouble and I’d suggest tossing the HOA president inside prior to ignition to save the next guy the trouble.
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