Jason and his team are the absolute best for Real Estate services, and for home improvement, remodel, and all contracting needs. They are very responsive, provide the finest quality service, and are very courteous, and more than fair and reasonable. It is a pleasure to know this marvelous gentleman and do business with his company! Highly recommend this business. Not enough stars to describe this superstar! read more

Horrible experience. The owner was fighting in the office with an employee no caring that who was around. Asking for over the top insurance policy, had to cancel twice a renters insurance, wasted my time, gas just because I said that they were asking for more than usual renters insurance policy. ​ read more

This leasing company is incredibly unprofessional. They refused to fulfill maintenance requests, did not provide a move in checklist, handed over the property in poor condition (unkept yard, damage to the structure, walls, paint, missing doors and cabinets, minimally working appliances) and the home was very dirty (stains on walls and baseboards). They returned the deposit five days late and took the entirety of it for things that were preexisting like: non-working smoke detectors, light bulbs out, wall damages, overgrown weeds. Water heater broke and it took them three days to repair it, leaving us to shower in ice cold water or at the gym. They are unresponsive and lack professionalism. Highly recommend you go with someone else. read more

Un-freakin-believable! This is hands down the most unprofessional company. You decide I had a plumbing problem. The shower had exploded from the sewer line. They got a plumber there pretty quickly, and he cleared it up and told me that we know how to biohazard situation that needed to be taken care of. so I called Nobel and ask that they find somebody that can come out and clean up this biohazard. The young lady that took the call, put me on hold and I guess text somebody what she should do. next thing I know I'm on the phone with a woman name Liz. Liz informed me that it was my responsibility and I told her again it's a biohazard. I'm not equipped to handle a biohazard. she got angry with me, raised her voice and said that stuff came out of your body You can clean it up. And really didn't know what to say except it's a biohazard now I realize I'm on speakerphone and she is scanning back from the phone and yelling at me "you clean it up that crap came out of your body. You hear what I'm telling you, it came out of your body you clean it up". The Plumber was on the other line and when asked what he found he said toilet paper little bit hair nothing remarkable and Liz informed me that I should no longer put toilet paper down the toilet. I should put it in a trashcan. I didn't even know what to say. I just hung up the phone so I don't be hanging that Plumber came back to my house all hazmatted out and cleaned up the biohazard. I wish I knew his name because I could really use him He is a good plumber. A humiliating experience one that I will never allow happen again. I called my landlord and told her what had happened and I told her I'm sorry, but I can't do business with them. I won't do business with them. My first beef with these guys was what I learned. There was no way to avoid paying a fee unless it were cash and you went to the office. So that's what I did for a long time and that one has been changed now as well. There's no way to pay these guys that they're not going to charge you some fee. second beef I had with them was I had noticed some weird behavior going on by our pest control attendant so I reviewed my security footage and watched him as he walked around my house swinging his wand back-and-forth and nothing was coming out. When I told Nobel it was obvious that they thought I was exaggerating or making it up. so I sent him the video. No Pest Control attendant has ever came back to the house I rent. The only saving grace of that company is Jason. He is very efficient, no-nonsense, respectful man. read more

Submitted a service request, and promptly received a text indicating what days and times I would like the technician to conduct the repairs. Gilberto, the technician, showed up the following day, on time, and I was text that he was on his way. Gilberto exemplifies excellent customer service, very knowledgable, takes pride of his work and respects the values of cleaning up after the repairs. His dedication to do it right the first time, is his ultimate goal. He is an asset to the company especially when repairs are the utmost concern. read more

This is the only rental company that was so horrible that I want to go out of my way to give a bad review for. I'm so glad I don't have to deal with them anymore, but also never dealt with them anyways because they don't do anything to help you when anything goes wrong with the property. Good luck with anything that's not in their self interest to fix because they do not care about you. read more

BEWARE ----- BEWARE ----BEWARE---BEWARE (YOU DO NOT GET BACK YOUR DEPOSIT) Not at all eligible for 1 star. This is fraudsters own this real estate, we were renting a property at 1282,13 th Street, Imperial Beach. We had an issue with a neighbor and we were informed by mail with evidence, that Noble Real Estate Services did not do anything, we were on a month-to-month Lease, and we were forced to end staying over there and informed 15 days before. No doubt at all, Noble Real Estate Services Owners and staff are fraudsters. These fraudsters made up an estimate, they charged 18 days rent $1365. (we vacated on December 1st, usually Rent made 1st day of every month )we were staying there and looking at property as our own property, but these fraudsters charged $1948.15, and again they charged Late fee $68.25.with additional payment. this is our first experience from a leasing agency holding deposits and asking more money with made up estimates,No doubt at all : Noble Real Estate Services are money diggers. Look at the estimate of these frauds made purposely for gainful profit. which is attached here . we Gave a security deposit $2395.00 and they took all the money and asking more money with a made-up estimate. Do not put your head to these fraudsters. We will post these reviews everywhere until they stop this unethical/professional misconduct. These fraudsters keep 5-star on their site, and they delete all negative reviews and show up only positive reviews in their site (you can check it ,there is no negative or neutral review in their site ; that foolishness? ,try to understand successful business. BEWARE AND DO NOT GO WITH ANY BUSINESS WITH THESE FRAUDSTERS. Note for owner: If you guys(owner)come with Lie i will post the lease agreement publically, (my friend posted before this and owner said "it is Lie") read more

Noble Real Estate Services - Fraudsters made Mae up estimates - Property Management Near Me - Spring Valley, California

I tried to rent an apartment with this agency, it was a three-room apartment in Spring Valley where the price had already been reduced twice, and now I understand why. I spent 2 weeks sending emails and something was always missing, so I asked if I could bring everything to the office and I was told yes, when I arrived at the office the girl at the door told me that I was missing the 2023 taxes. as I was explaining to her that I had an appointment for 2023 taxes for next month at her office a "Gentleman" shouted at me "I DON'T CARE. IF YOU DON'T HAVE TAXES FOR 2023 I WILL NOT RENT THE HOUSE TO YOU". I understand your frustration at being stuck in an office all day, but if you don't like your job you better change it. don't waste time, you have your customers... I don't know if that individual was the owner or an employee but I advise him to change jobs read more

If you're looking for an agency to make you feel small and insignificant this is the agency. I would never recommend working with this company ever again. All I was trying to do was see a property with a property manager and agent on site asked questions which provided honest answers which I was not legally required to do. That is the purpose of an application. If you were not interested then you should not have agreed to schedule a tour. Be careful of dealing with this company and remember you're not required to provide information that is the purpose of a legally binding application submission. read more

This company is the absolute worst I have ever dealt with. They do not care about your health or quality of life. The Owner is disrespectful and unprofessional! I have documentation of all of my issues and am happy to share with anyone interested. Hallak823@gmail.com read more

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We moved out of their rental in Rancho Bernardo almost 2 months ago, still have not received our deposit back. After many phone calls and emails, we finally made contact with Jolanda. I can't remember the last time I was treated so disrespectfully. She lied and said they did mail our deposit within the required 21 days. Even left voicemails with the owner .....no response. We will be seeking legal advice tomorrow from an attorney. These folks are crooks and liars. read more

WOW is all I have to say. My son was going to rent a small house that was managed by this place. We went in to do the paperwork and were met by the most unprofessional personnel ever. The following BIG RED FLAGS stood out to me: 1. They would not give me a copy (even a boilerplate copy) of the rental contract for my attorneys to review 2. When I questioned them about specific topics in the contract - 'we have inspected the property For mold.....' they said we can provide you with the inspection paperwork. However, when I asked for it they said where does it say that in the contract? 3. Contract says 'property is in good condition...' however there were several small repairs that needed to be done, such as 5 handles missing off the kitchen cabinets, vinyl floor tiles missing in bath room. To my request for repair before move in they said no. 4. Lease terms were 6 months then month-to-month. I asked if the owner would be open to a Year lease with $50 off monthly. They said no and that they would not even ask owner. 5. I also asked if they would write down the rent aNd deposit required for me and they refused. About half way thru this wonderful experience I asked to speak to the manager...a lady came out who was actually worse. Speaking over me, not letting me get a word in edgewise, calling me names, etc It was as if they were a actually trying to not rent this place out. Anyway, I'm sure you'll be glad to hear we ran the other way and will not be dealing with these people. What a nightmare that would be!! read more

fraudistic company never get rental from them. the listing will be damaged property and they will not pay advance back

I lived in one of the units that Noble real estate managed for 7 months. Air conditioning unit broke down during the first heat wave of the summer. Took over a week to get anyone out to look at it and then wasn't repaired right and kept leaking. During that time they gave me a rent increase. Then I moved out. I had $4800 in security deposit down. I was given back $3200 without any receipts. Was charged for carpet cleaning when I had already had Stanley steamer come in & I have pictures. When I first moved in and after moving out. Was charged for painting, lightbulbs, batteries...full cleaning...all without showing receipts... the guy that works for them was rude and nasty. I will never recommend a property run by these people. read more

Noble Real Estate Services has been managing my property for a couple years now, exactly November of 2014. When they took over, the tenant that i had placed was behind about six months in rent and they were able to collect all of that rent and put the tenant to pay on time. Since then the tenant has moved out and I wanted to give a little rehab to the property and again Noble Real Estate Services helped me with contractor work and gave me great prices and a fast turnaround. I now have a new tenant that's paying rent on time. Thank you Jason Gire and all the Noble Real Estate Services team read more

Noble Real Estate Services - Great company. Thank you for all your work! - Property Management Near Me - Spring Valley, California

If you are good tenant Noble company will be great to you. If you are a naughty tenant they will be appropriate strict with you. I never ever had an issue with my tenant until he started breaking rules. They gave them chances, handled him according to the rules, all in writing, allowed to self correct and get back on track. I'm glad to have a company that was a reasonable voice in conflict resolution to find a middle ground for both the tenant and landlord to get back to normalcy. Noble team also filtered and handled many small requests that as a private landlord I had no time for. My experience was great and I recommend them to all landlords looking for no-headache rental experience!!!! read more

If I could give this "business" zero stars I would. Do not under any circumstances do business with them. They are completely unprofessional, unethical and rude. Joseth has NO idea what he is talking about nor does he care. Lizbeth is just beyond rude and unprofessional. We were to rent a property and we did EVERYTHING in a supremely timely manner. We saw the listing, booked a showing, paid application fees, submitted requested documents and were set to make a security deposit. Mind you in all of this within a week I hadnt seen any lease terms/agreements or documents. I emailed and requested it and never received a response. I called first thing Monday morning and spoke to Lizbeth who agreed to send me a mock lease agreement that I could view. Not MY lease agreement mind you just a generalized one. I said I will look it over and send the security deposit within the hour. 15 minutes later I go to make the deposit and I receive an error message. I call and got Joseth or Joseph idk what his name was. Everytime I got him on the phone it sounded like his mouth was full of crackers. I ask to speak with Lizbeth. He transfers me. Im on hold for 5 minutes, then 10, then 20....then THIRTY minutes. Im about to hang up and try calling back when I get an email from Lizbeth telling me that the property has been rented because another party has paid their security deposit. WHAT?! I hang up and call back and get Lizbeth on the phone and she tells me that its been rented yes. I said did we not just have a conversation and a verbal agreement that I would pay the security deposit within the hour? Its been 40 minutes and THIRTY of that was spent trying to get ahold of YOU to make the payment because all I was getting was an error message. She blithely responds with well its first come first serve. Again WHAT?! I JUST talked to you. It hasnt even been an hour since you agreed to receive my $2595 deposit. Absolutely ridiculous and beyond unprofessional. Not once did she apologize. Not once did she say she was wrong. Not once did she agree that this was handled very poorly. So now I have SIX days to find another place to live. Me, my husband and my two small children since we already broke our lease and gave notice of us leaving. Absolutely dumbfounded right now. Horrible HORRIBLE service and I hope NOBODY rents from them or uses their services. And when I asked if my application fee of $100 (which was to be applied towards the rent) would be refunded she said its non refundable. Of course it is. How many other people did you suck that out of?! Rude ass employees and an unethical ass company. Whatever. What goes around comes around. Look below. Called her at 10:10 and received the email at 10:43. read more

Noble Real Estate Services - Property Management Near Me - Spring Valley, California

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Noble Real Estate is run by a bunch of clowns. We rented a property from them in El Cajon. It was a condo upstairs. The downstairs neighbors had serious domestic issues and were aggressive towards us. Speaking to other residents in the complex we found out this was a recurring issue but was never brought to our attention. They made baseless accusations against us and what did Noble do? BLAME US! Josef is the most condescending a**hole you'll ever talk to on the phone. Their entire staff thinks they're better than you and there is a reason this company has an F from the BBB. I strongly suggest going elsewhere for your renting or property management needs. It's also amazing how the owner of the company will come on here and shit on the people who tell the truth about their bad experiences. read more

I had scheduled showings for two different properties under their management the same morning. The first one I showed up to there were already 10+ people waiting out front for someone to show them the place. We continued to wait in the rain for another 10 minutes with them while more people showed up and still no agent. Finally I called the company and was told that it was actually a group showing (despite me picking a time slot) and that there would be no agent but that the current tenant would be letting us in shortly. A few minutes later someone knocked on the door to the surprise of the tenant and her small children, who had no idea why 20+ people were waiting outside to see her house. She was not made aware of the open house showing. We left without seeing the house. Upon showing up to the next property there was also a small group arriving. Clearly another group showing despite my appointment. This tenant was aware that he needed to make his place available that morning, but was surprised that again there was no agent to meet us. He reluctantly showed our group around his place while his roommate took the next couple of interested parties that arrived after us. Overall seems like a fairly disorganized property management company lacking sufficient communication with their tenants. It doesn't provide much confidence in how a future rental relationship would go with them. And judging by the response by the company owner to the other Yelper's 1 Star review and his excessive use of the improper "u" instead of "you," it is not a very professionally run company. Good day. read more

This is a terrible management company. When we moved in there were dead roaches in all the cabinets and live ones everywhere. They had pest control come 5 times in 4 months. Each time a notice was given usually only a couple days in advance. Once no notice was given and they wanted a $50 failure to comply charge. Each time pest control came we were instructed to remove EVERYTHING from kitchen and bathrooms. Then pest control soaked (Leaving puddles of chemicals) inside cabinets and floor. Then proceeded to tell us we were not allowed to wipe it up for 2 weeks.... well two weeks later here they come again. it got to the point where all the neighbors agreed just to lie about the roach & termite infestation just to avoid the extreme inconvenience. Building has mold and mushrooms growing out of the walls. Management (Jason) has this workers come by after doing (jobs at other locations) and dump all the left over "stuff" in our trash cans. broken screen doors, blinds, carpet, ect. Even when they are already full! and I know its Jason because boxes had his name and address on them. Around Christmas time "management" came by and added in some sloppy Christmas decorations along the fence and stair cases.... guess what... if February and its still there. and while they were there putting them up the large guy had the audacity to comment how the tenants were so messy and should clean up after themselves while looking at me. extremely unprofessional, slapping lipstick on a pig. read more

I've been a tenant of Nobel Real Estate Services for the past few months and I've had nothing less than a great experience utilizing their friendly services! read more

Noble Real Estate Services - Enjoying the holidays with Nobel Real Estate Services! - Property Management Near Me - Spring Valley, California

From start to end was a bad experience renting from this property management. When my family and I moved in to this place the house was running through some renovations so we had to deal with maintenance workers for the first month not to mention unable to shower the first 3 days due to clogged bathtub this was really unpleasant. We ran into death mice in the garage, mold on bathroom window non working heater and so on. Our stay in this neighborhood was ok until the owner of the property stoped showing up at any time to check on the unit. Maintenance people showed up couple of times to "fix" some items like the doorbell and heater this was never fixed throughout our entire stay 2 years and half. Heater had to be fixed on our own we had to clean up the yard bunch of trash left out by previous tenants. Cabinets peeling off, door screens with holes. Front patio had this green mold from plants we also power washed this horrible looking floors. Let me just put it this way new paint and new carpet was all this place got done before our move in. Now Time for move out they ask that we take all trash from outside which is understandable and they also wanted a cleaning business to handle the cleaning which I did, but regardless all that was done they charged me with "cleaning fees" now I get my deposit mailed in and my check was payed to the order of two names my partner and mine, so I asked to have a check issued to just one person bank won't accept this unless there was combined accounts. We go back to their office and guess what we get charged $25 dlls for check reissued. Will not ever recommend any one to rent from this non noble place, we had plumbers showed up couple of times at the beginning of our move in because we kept having clogged toilet and bathtub the last time they showed up we got charged $85 dlls supposedly we were flushing wipes to the toilet. They be trying to charge you even for a repair. people stay away from this place better off to rent and apartment or directly with a landlord. read more

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Getting them to communicate is like pulling teeth. Do not recommend renting from this company.

Noble real estate has been managing my property for a few years everything seemed to be on the up and up. I live in Hawaii and due to Covid the tenants went able to pay rent so we had to get them out to replace with new tenants. There was a leak that was never reported which caused some water damage. I left it up to noble real estate to repair property. This process has been going on since September. I felt like nothing was happening on the property so I came into San Diego to check progress. I returned to find my house tore apart. All my appliances were gone refrigerator, washer dryer which I had warranties on. I asked what happened he sad they all broke. I asked why I never received a call notifying me of broken appliances and he didn't have an answer. I told him I still had warranties on these and he had no right to get rid of them without my authorization. No answer. I have an email stating there working furiously on repairing my condo, new paint blinds and a few screens would come out of tenants deposit. I returned on December 18th to find none of this had taken place. His reasoning for not painting the bedrooms and cleaning the house was that there was work in the kitchen that had to be to be taken care of first. I spoke with the contractor doing the repairs on the kitchen and he said they had a containment screen set up and the whole house is available to paint and clean, so another lie. I told noble real estate that I was not happy and wanted to end our property management agreement. He told me I had to pay $1920 for reapairs to property in order to end our contract and to get key's, gate cards, pools keys, etc. I asked him what happened to the deposit from previous tenants to paint and clean he said he had to refund it to the tenants to get them out of my property. Funny the tenants left on august 31st and I received a email on November 10th stating he was working on painting my property and repairing with the tenants deposit. It's December 23rd nothing has been done and now I owe him money for work not completed and the deposit doesn't exist anymore. read more

My family and I were interested in renting a property under Noble property management. Spoke to Yolanda expressing interest in property multiple times and told me to wait until existing tenants moved out to apply.We waited 3 weeks for the home to be available to view so that we could Follow the rules set in place to apply and become qualified, we were told by multiple people at Noble that it's first come first served gets the property. My family and I were more than qualified with great credit! We were approved to purchase but decided to wait 1 or 2 years to buy!! Finally appointments were loaded to walk property and we were told by Yolanda we were the 1st appointment and congratulated us because she knew it was a big deal for us! The next morning when it was time to walk property at 3pm with 1st showing I received a cancellation email and text that the property was rented! We were told that they pride themselves on giving everyone a fair chance and they didn't do that. It was obvious they were misleading and untrustworthy/untruthful and multiple people were in on it! I would stay away from Noble... there's more details to this story besides the rude customer service we received by a male receptionist that failed to identity himself... horrible representation and must come from the top!! read more

If I could give this "professional" property management zero stars I would! I would not recommend this place to my worst enemy! Where do I start?!?! My husband, two children, and I only lived in a condo managed by this so called "professional" property management, for only a year! It was a year of hell!!! Save yourself the stress and DO NOT rent through this property management. They are not in favor of the renter by all means. We paid our rent on time and never complained about anything.... well that came to bite us in the ass, when it was time for us to move out. We definitely paid for it from our $1995 deposit. Mistake number one: We moved into a dirty house and never said anything to them, so when it was time for us to leave we left the house much cleaner than when we moved in! (Night and day) BUT still got charged $210 for cleaning services. Mistake number two: When we moved in the carpets were infested with cat hair and had stains, but it was "cleaned" and they felt no need to replace the old carpet BUT all of a sudden when we move out we caused too much damage it needed to be replaced... there goes $450 "due to our damages" well I guess if you have kids they are bound to make some messes. The list goes on and on!!!! My advice to anyone who wants to live peacefully in a rental unit, STAY FAR AWAY FROM NOBLE PROPERTIES!!!!! They are a scam and will take your money to upkeep the rentals they manage. read more

WARNING!!!!!!!!!!!!!! Do not do bussines with these people, they are unprofessional at the very least. As a home owner you should know they are misrepresenting you horribly, and as a tenant they will treat you like garbage. Be very careful. read more

This Property Management company has the WORST customer service imaginable. They use an off-site phone center to answer calls and they will not connect you to property managers. They want you to make all requests via email from their website. read more

I had the pleasure of working with Olimpia and her team over at Noble Properties this pst week for their 1st annual tenant holiday appreciation party. J have to say, these guys sure did lay put some nice, free goodies for their tenants, including beverages, snacks, a real live Santa Claus, professional holiday music and a free holiday family photo with Santa provided by me and my team! It's so nice to work with professionals that know how to treat their clients well! read more

Noble Real Estate Services has been managing our property for over 8 years now and we have been very happy with their services. They found us a wonderful tenant and they have never been late with the rent. I highly recommend Noble Services. J Bailey 9/7/2018 read more

I scheduled an appointment to see a home, which was confirmed. It was later canceled (electronically). I went online and re-booked it for the next day, and was texted a confirmation along with a lockbox code. My husband and I drove there, and the code did not work. The time on the lockbox said 6:00 AM, and we had a 4:00 PM appointment, so that's probably why the lockbox did not work. I called the company, only to get voicemail. I searched and searched for different numbers online for the company, dialed many numbers, and finally got a real person, who sounded like she was just an answering service (not a company employee). After her repeated attempts to help, while I held "forever," she basically said she couldn't do anything or even put me in touch with someone representing the company. All in all, this WASTED about two hours of our time, and time is valuable. We never get it back once it's gone. Imagine being a tenant of this company... in an emergency, would anyone be able to help? I feel terribly sorry for the OWNER, who probably wonders why his/her property isn't rented. It seems impossible!! read more

I am a tenant renting a Nobel property and have enjoyed renting from them. They have been very responsive to all of my request and the office staff is great. I actually was shown the property by the former tenant and really like the fact that I was able to get his prospective on the neighborhood and the property. All the way around it has been a very positive experience. read more

I am disappointed in myself for trying to do business with this company today. I only wanted to view a property that was listed on Trulia. First, they put you through an overly detailed application just to see the property and then ask you to schedule an appointment online. To schedule the appointment, I had to send them my driver's license in an email (I'm so pissed at myself for doing that) to get a confirmation. Then, I waited for someone to get back to me to see if I was good to go to view the place. I had to do this three times! During my waiting, I called their leasing department to try and get help. No one would help me. I got disconnected and then when I did speak to someone (Kirby, I think his name was), I was told to send an email and they would respond to it! LOL!! Finally, on my last attempt to get an appointment, I was told it was cancelled 15 minutes before the scheduled time. I still tried again with another email and FINALLY got a response from Liz saying the property was already rented out! WTH? Take the ad down then!! And then...I receive an email from them asking if I'm still interested in the property... Unbelievable!! This place is a joke and I can't believe I wasted half my day trying to deal with them. Don't waste your time with these people. read more

Stay away from this is so-called "Professional" services. Never apply for rent online and cost almost $50.00 for nothing. They are crooked and scam you into the rent application online for a very nice property so that they can have your $50 credit check fee. They try to collect the fee from as many people as they can. Call me (408) 669-7225 and I will tell you more about this Noble Properties. read more

RUN AWAY from Noble real estate services and anyone they represent. Absolutely the most dishonest and untrustworthy real estate company. Told my wife and I that they only do 6 months leases when we wanted a year lease. They sold us saying that was the way that they do their initial leases but definitely wanted good long term tenant for the property. I have an excellent credit score and wanted this to be a long term home. At 6 months we were given our 30 day notice because the landlord wanted to sell. We were told upfront landlord wanted long term tenants. Also company tries to nickel and dime. They charged $5 convenience fee for taking the rent via ACH...ACH!! WTF!!! Then find out from our neighbor as we were moving out that the landlord had the house on the market the year prior and couldn't sell it and that Noble Real Estate Services knew this. Lastly, on our move out, the house was cleaned better than how we received it 6 months prior and Noble tried to charge us a $200 cleaning fee b/c the oven had a smudge mark. We fought it and won stating the property was legally cleaned and they had no right to withhold our deposit. RUN AWAY from Noble Real Estate Service!!! read more

I have been a customer of Noble Real Estate Services since 2013. They did an excellent job managing my rental which was in the higher end rental market. They found an excellent tenant who remained in the property for years and eventually purchased the property. I retained Jason, Olympia and team to manage yet another rental and to date they have found excellent tenants for me. When I have need to call their office for anything my requests are always handled in a timely, professional and courteous manner by their staff. I know they value my business and they make sure that my rental property is well maintained. I have recommended NRES to friends who have rentals and they have retained them with complete satisfaction. I highly recommend them for your rental management needs. read more