fred russo from the budget and legislative office. and we prepared a policy analysis report for supervisor yee, preventing and filling commercial vacancies that was issued last months and i'll provide a summary of it for you today. so, to start commercial vacancies, causes and effects, there's normal turnover, of course, which happens to all kinds of businesses and spaces are vacated and put on the market and occupied again. but there are other causes for commercial vacancies, including owners' lack of information about tools and ways of finding new tenants, speculation to obtain higher rents or sales prices in the future. sometimes buildings just stay vacant waiting for a tenant who will pay a higher rent. neighbourhood conditions sometimes make property unattractive to a new tenant. perhaps the owner is trying to lease it out. but as having difficultty atracting someone. city regular leighs and zoning can be a factor. disputes among owners. sometimes there are families, for example, that own businesses or a group of business people