NRI Property Due Diligence: Complete Guide to Remote Verification [2026]

Buying property in India as a Non-Resident Indian (NRI) comes with unique challenges that resident buyers never face. Distance, time zones, limited physical access, reliance on intermediaries, and complex foreign exchange regulations create vulnerabilities that fraudsters actively exploit. Over 40% of NRI property disputes involve title fraud, Power of Attorney misuse, or undisclosed encumbrances.

This comprehensive guide walks you through the complete property verification process from abroad, covering FEMA regulations, POA risks, remote document verification, and digital tools that eliminate the need for multiple India trips.

Who This Guide Is For

This guide is essential for:

• NRIs purchasing residential or commercial property in India for investment or retirement
• Overseas Indians inheriting ancestral property and verifying legal ownership
• Foreign nationals of Indian origin navigating property purchase regulations
• NRIs with existing properties conducting periodic verification or resolving disputes
• NRI investors acquiring multiple properties through developers or agents

Whether you're buying an under-construction apartment in Bangalore, inheriting agricultural land in Punjab, or investing in commercial real estate in Mumbai, remote due diligence is non-negotiable.

Specific Risks NRIs Face in Property Transactions

1. Power of Attorney (POA) Fraud and Misuse

NRIs typically grant General Power of Attorney (GPA) to relatives, friends, or agents to handle property transactions. This creates massive risk exposure:

• Unauthorized sales: POA holders selling property without consent and pocketing proceeds
• Duplicate POAs: The same property sold to multiple buyers through forged documents
• Mortgaging without disclosure: POA holders pledging the property as loan collateral
• Rental income diversion: POA holders collecting rent but never remitting it
• Illegal construction: POA holders adding unauthorized structures that violate local laws

According to Delhi High Court records, over 30% of NRI property disputes involve POA misuse. The most notorious cases involve siblings or distant relatives granted POA for "maintenance" who then execute sale deeds.

Red flags: POA holders who avoid video calls, delay sending documents, provide vague property updates, or resist third-party verification.

2. Title Fraud and Forged Documents

Distance makes NRIs prime targets for title fraud:

• Fake sale deeds: Forged documents showing property ownership transferred to seller
• Benami transactions: Property registered in a third party's name to circumvent FEMA restrictions
• Defective title chains: Missing links in ownership history that surface only during registration
• Disputed inheritance claims: Multiple legal heirs appearing after purchase, claiming ownership

One common scheme: fraudsters target NRIs looking for ancestral village property, create fake mutation records showing themselves as legal heirs, and sell to unsuspecting buyers.

3. Encroachment and Illegal Possession

Physical distance prevents NRIs from detecting on-ground realities:

• Unauthorized occupants: Tenants, squatters, or family members occupying the property
• Boundary encroachment: Neighbors extending their structures onto the property
• Government acquisition notices: Property marked for road widening or public projects
• Litigation-induced possession: Court orders granting temporary possession to claimants

In Karnataka and Tamil Nadu, encroachment disputes account for 25% of all NRI property litigation.

4. Undisclosed Encumbrances and Liens

Sellers often conceal financial liabilities tied to the property:

• Mortgage liens: Existing home loans or business loans secured against the property
• Tax arrears: Unpaid property taxes creating municipal liens
• Court-ordered attachments: Property frozen due to owner's debt or criminal proceedings
• SARFAESI notices: Bank notices under loan recovery proceedings

Buyers discover these only after registration, when banks refuse to release No Objection Certificates (NOCs) or property tax portals show outstanding dues.

5. FEMA and RBI Compliance Violations

NRIs must navigate specific regulations that don't apply to residents:

• Prohibited property types: NRIs cannot purchase agricultural land, plantation property, or farmhouses (except through inheritance)
• Repatriation restrictions: Sale proceeds from inherited agricultural land cannot be repatriated abroad
• Foreign exchange violations: Payments made outside approved banking channels void the transaction
• Documentation gaps: Missing FEMA declaration forms, tax clearance certificates, or RBI approvals

Violations can result in property seizure, penalties up to three times the transaction value, and criminal prosecution.

Step-by-Step Remote Property Verification Process

Step 1: Initial Document Collection

Before transferring any token money, collect and verify:

From the Seller:

• Original sale deed (registered document)
• Encumbrance Certificate (EC) for the last 30 years
• Property tax receipts for the last 5 years
• Mutation certificate (patta/khata) showing current ownership
• Approved building plan and occupancy certificate
• Society/apartment NOC (if applicable)
• Identity proof and address proof of all co-owners

For New Construction Projects:

• RERA registration certificate
• Approved layout plan and building sanctions
• Completion certificate (if construction finished)
• Commencement certificate
• Developer's financial track record

Request digital copies via email or WhatsApp initially. Insist on viewing original documents via video call before finalizing.

Step 2: Title Chain Verification

Title verification confirms unbroken ownership history from the original grant/allocation to the current seller. For NRIs, this is critical because you cannot personally inspect physical documents at sub-registrar offices.

30-Year Title Chain Search:

• Trace ownership through Encumbrance Certificates covering 13-30 years
• Identify all sale deeds, gift deeds, partition deeds, and inheritance transfers
• Verify each link: Does Seller B appear as the buyer in Seller A's sale deed? Are document numbers consistent?
• Flag gaps, unexplained transfers, or sudden ownership changes

Legal Heir Verification: If the property was inherited, verify:

• Death certificate of the deceased owner
• Legal heir certificates or succession certificates
• Consent from all legal heirs (to avoid future claims)
• Partition deeds if joint family property was divided

Many NRIs skip this step due to distance, only to face legal heir disputes years later when a distant relative surfaces with a competing claim.

For a detailed breakdown of 13-year vs 30-year verification, see our guide on title chain verification.

Step 3: Encumbrance Certificate (EC) Analysis

The EC lists all financial transactions—sales, mortgages, liens—registered against the property. This is your primary tool to detect hidden debts.

What to Look For:

• Mortgage entries: "Loan from XYZ Bank, Rs 50 lakhs, dated..." indicates an active home loan
• Foreclosure notices: "SARFAESI notice published" signals loan default and seizure risk
• Court attachments: "Order from District Court..." means ongoing litigation
• Multiple sales: If the property appears in multiple sale deeds during the EC period, investigate why

Red Flags:

• EC shows mortgage, but seller claims "loan closed" without providing NOC
• Multiple sale deeds within 12-24 months (possible resale fraud)
• Property tax dues mentioned in EC but seller hasn't disclosed them

How to Obtain EC Remotely: Most states offer online EC services:

• Karnataka: Kaveri Online
• Tamil Nadu: TNREGINET
• Maharashtra: IGR Maharashtra
• Andhra Pradesh: MeeBhoomi
• Telangana: Dharani Portal

You can apply, pay online, and receive EC via email within 3-7 days. For states without digital systems, hire a local lawyer or document verification service. See our Andhra Pradesh EC guide for step-by-step instructions.

Step 4: Court Case and Litigation Search

Properties under litigation cannot be legally sold until disputes are resolved. NRIs rarely check court records, leading to post-purchase nightmares.

Search Requirements:

• eCourts portal: Search by property address, survey number, or seller's name across district courts
• High Court searches: For appeals or writ petitions
• Arbitration tribunals: For society disputes or builder-buyer conflicts

Common Litigation Types:

• Title disputes between co-owners or family members
• Tenant eviction cases (property may have protected tenants)
• Builder delays and refund petitions
• Encroachment or boundary disputes with neighbors

Check pending cases on property using our eCourts litigation guide.

Step 5: Revenue Record Verification

Revenue records (7/12 extracts, pahani, RoR) maintained by state revenue departments show:

• Land survey number
• Owner's name
• Land area and boundaries
• Agricultural vs non-agricultural classification
• Encumbrances or government claims

FEMA-Critical Check for NRIs: If the record shows "agricultural land" or "plantation property," NRIs cannot purchase it under Section 6(5) of FEMA, 1999. Attempting to do so results in:

• Transaction declared void
• Property seized by Enforcement Directorate
• Penalties up to ₹3 times property value

Exception: NRIs can inherit and hold agricultural land but cannot purchase it. If selling inherited agricultural land, sale proceeds cannot be repatriated outside India.

State-by-state revenue record portals:

• Karnataka: Bhoomi
• Maharashtra: MahaBhumi
• Tamil Nadu: TNSRD
• Telangana: Dharani

See our complete guide to revenue records across India for portal links and interpretation tips.

Step 6: Property Tax and Municipal Compliance

Verify property tax status to detect:

• Arrears: Unpaid taxes creating municipal liens
• Ownership mismatch: Tax records showing a different owner than the sale deed
• Illegal construction: Property tax assessment noting unauthorized floors or extensions
• Usage violations: Residential property being used commercially without conversion approval

How to Check Remotely: Most municipal corporations offer online tax payment portals where you can view payment history:

• Bangalore: BBMP Property Tax Portal
• Mumbai: MCGM Property Tax
• Hyderabad: GHMC Property Tax
• Delhi: South/North/East/West MCD portals

Download tax receipts for the last 5 years. If the seller hasn't paid, demand clearance before registration or deduct arrears from sale consideration.

For a state-wise guide, see property tax payment online.

Step 7: Physical Property Inspection (Virtual + Local Agent)

Since you cannot visit the property, arrange:

Virtual Walkthrough:

• Schedule live video call with seller or agent
• Request walkthroughs of all rooms, balconies, common areas
• Check for visible defects: cracks, seepage, structural damage
• Verify amenities shown in brochure: parking slot, gym, pool access

Trusted Local Representative: Hire an independent verification agent (not the seller's broker) to conduct:

• Boundary verification: Match physical boundaries with sale deed measurements
• Encroachment check: Confirm no unauthorized occupants or neighbor disputes
• Construction quality: For under-construction projects, verify stage of completion
• Neighborhood reconnaissance: Check for nearby slums, garbage dumps, planned infrastructure

Many NRIs use services like property inspection companies, which provide detailed reports with photos and videos within 48 hours.

Step 8: FEMA Compliance Documentation

To ensure the transaction complies with Foreign Exchange Management Act (FEMA):

For NRI Buyers:

• Purchase payment must be made through NRE/NRO account or foreign inward remittance
• Obtain foreign inward remittance certificate (FIRC) from bank
• Submit Form 15CA/15CB (if selling later) for repatriation of sale proceeds
• File declaration with RBI within 90 days of purchase (if amount > $250,000)

Prohibited Acquisitions:

• Agricultural land, plantation, farmhouse (purchase only; inheritance allowed)
• Properties acquired through POA if the POA was executed outside India (requires court validation)

Repatriation Restrictions: If you inherit agricultural land and later sell it, sale proceeds cannot be repatriated abroad. Funds must remain in an NRO account in India.

Taxation:

• Capital gains tax applies if selling within 2 years (short-term) or after (long-term)
• TDS @ 20% + surcharge deducted at source on sale proceeds (for sellers)

For official guidelines, visit RBI FEMA Regulations on Immovable Property.

Step 9: Legal Opinion from Independent Lawyer

Hire an independent property lawyer (not referred by the seller or broker) to review all documents and provide a written legal opinion covering:

• Title chain integrity and ownership clarity
• Encumbrances, liens, or mortgages
• Pending litigation or court attachments
• FEMA compliance
• Stamp duty and registration requirements
• Recommendations to proceed, negotiate, or reject

Cost: ₹10,000 to ₹50,000 depending on property value and complexity.

For more on traditional legal opinions, see legal opinion for property: format, cost, and guide.

Modern Alternative: LegiScore's AI-powered verification provides instant legal property scores (LPS ratings) covering title, encumbrance, litigation, compliance, and revenue records—delivered in 24 hours at a fraction of traditional costs.

Step 10: Power of Attorney Safeguards

If you must grant POA for registration or property management:

Use Specific Power of Attorney (SPA):

• Limit authority to specific transactions: "to register sale deed No. XYZ only"
• Include property details: address, survey number, sale consideration
• Set expiry date: POA valid for 6 months or until registration, whichever is earlier
• Require counter-signature: POA holder must obtain your consent before executing documents

Avoid General Power of Attorney (GPA): GPA grants sweeping authority—selling, mortgaging, leasing, demolishing—without your ongoing consent. Courts have held that GPA-based sales are voidable if the principal (you) did not intend the transaction.

Revocation Clause: Include: "This POA can be revoked by the principal via registered email/WhatsApp message, effective immediately upon receipt by the POA holder."

Digital Monitoring:

• Request monthly video updates from POA holder
• Set up Google Alerts for property address + "sale" or "litigation"
• Retain independent local contact who can physically verify property status

For more on POA risks, read Power of Attorney in property: GPA vs SPA.

Complete NRI Property Due Diligence Checklist

Use this checklist to ensure nothing falls through the cracks:

Document Verification

• Original sale deed in seller's name (certified copy obtained)
• Encumbrance Certificate for last 30 years (obtained online or via lawyer)

Legal and Compliance Checks

• eCourts search completed (no pending litigation)
• Revenue records verified (land classification, ownership)
• Property not in prohibited property list or government acquisition zone
• No SARFAESI or bank foreclosure notices
• FEMA compliance verified (permitted property type for NRIs)
• Independent legal opinion obtained from qualified lawyer

Financial Verification

• Property valuation completed (market rate vs asking price)
• Stamp duty and registration charges calculated
• Payment routed through NRE/NRO account or foreign remittance
• Foreign inward remittance certificate (FIRC) obtained from bank
• No undisclosed mortgages or liens on property

Physical Inspection

• Virtual walkthrough conducted via video call
• Independent local agent inspection report received
• Boundaries match sale deed measurements
• No encroachment or unauthorized construction
• Utilities functional (water, electricity, gas connections)

Power of Attorney (if applicable)

• Specific Power of Attorney drafted (not GPA)
• POA includes expiry date and limited scope
• POA holder identity verified and background checked
• Revocation clause included
• Independent local contact established for monitoring

Pre-Registration

• All original documents verified at sub-registrar office (via local agent)
• Seller's identity confirmed through Aadhaar/PAN
• Witnesses arranged for registration (2 required)
• Registration appointment scheduled
• Sale consideration payment plan agreed (avoid cash; use RTGS/NEFT)

Post-Registration

• Registered sale deed collected and stored securely
• Property mutation applied for (transfer ownership in revenue records)
• Property tax account transferred to buyer's name
• Utility connections transferred (electricity, water, gas)
• RBI declaration filed (if transaction > $250,000)

How LegiScore Helps NRIs Verify Property from Anywhere

LegiScore is India's first AI-powered property verification platform designed specifically to solve the remote due diligence challenges NRIs face.

Instant LPS Rating from Abroad

Our Legal Property Score (LPS) rating system provides a comprehensive property health check across 5 critical risk dimensions:

1. Title Chain: Unbroken ownership history and legal heir verification
2. Encumbrance: Detection of mortgages, liens, and financial claims
3. Litigation: Court case searches across district and high courts
4. Compliance: FEMA regulations, municipal approvals, RERA status
5. Revenue Records: Land classification, ownership confirmation, prohibited property checks

Properties receive a rating from AAA (safest) to C (high risk), similar to credit ratings. For NRIs, this eliminates weeks of phone calls, document chasing, and uncertainty.

24-Hour Turnaround Time

Unlike traditional legal opinions that take 2-4 weeks, LegiScore delivers:

• LPS rating and detailed risk report within 24 hours
• Automated searches across 15+ government databases
• Title chain analysis with visual ownership tree
• Court case summaries and litigation risk assessment
• FEMA compliance validation for NRI buyers

First Rating Free

Your first property verification is completely free. Check your property's legal health without any upfront cost. Get your free LPS rating today.

Built for Remote Buyers

Our platform is designed for NRIs:

• No India trip required: Everything done online from anywhere in the world
• Video call support: Discuss your report with property experts via Zoom/Google Meet
• WhatsApp updates: Real-time notifications on verification progress
• Secure document storage: All reports and documents stored in your encrypted account

Comprehensive Reports

Each LPS report includes:

• Executive summary with go/no-go recommendation
• Detailed findings for each risk dimension
• Copies of all verified documents (EC, title deeds, court orders)
• Action items and remediation steps
• Lawyer contact details (if further consultation needed)

Comparison with Traditional Methods

For more on how we compare to traditional methods, see LegiScore vs traditional legal opinion and AI property verification vs manual due diligence.

Success Story: Preventing NRI POA Fraud

Case: Rajesh, an NRI in Dubai, inherited a 2-acre plot in Pune from his late father. He granted GPA to his cousin to "maintain" the property. Three years later, when Rajesh wanted to sell, he discovered his cousin had:

• Executed a sale deed to a third party without his consent
• Collected ₹80 lakhs in sale proceeds
• Forged Rajesh's signature on the sale deed

Rajesh approached us after the buyer (who had no idea about the fraud) applied for an LPS rating before registration. Our title chain analysis flagged:

• Ownership mismatch: Revenue records still showed Rajesh's father as owner (mutation never done)
• POA irregularities: GPA was notarized locally, but registration was missing
• Forged signature: Sale deed signature did not match Rajesh's Aadhaar-linked signature

Outcome: The buyer cancelled the deal. Rajesh filed a police complaint for fraud and forgery. He recovered the property through court order within 18 months. The buyer avoided losing ₹80 lakhs and years of litigation.

Lesson: Even if you trust your POA holder, independent third-party verification protects everyone—buyer, seller, and property's legal integrity. Check your property's legal health — get your free LPS rating today.

FEMA and RBI Regulations for NRI Property Purchase

Understanding FEMA (Foreign Exchange Management Act) is critical for NRIs to avoid legal violations.

What NRIs Can Purchase

Permitted Property Types:

• Residential apartments and houses
• Commercial properties (offices, shops, warehouses)
• Plots in urban residential zones (with approved building plans)

Payment Methods:

• Funds remitted from abroad through normal banking channels (SWIFT transfer)
• Funds from NRE (Non-Resident External) or FCNR (Foreign Currency Non-Resident) accounts
• Funds from NRO (Non-Resident Ordinary) accounts (with repatriation limits)

What NRIs Cannot Purchase

Prohibited Property Types (Section 6(5) of FEMA):

• Agricultural land
• Plantation property (coffee, tea, rubber estates)
• Farmhouses

Exception: NRIs can inherit agricultural land from family but cannot purchase it. If you sell inherited agricultural land, proceeds cannot be repatriated abroad—they must stay in your NRO account in India.

Repatriation of Sale Proceeds

When selling property in India, NRIs can repatriate funds abroad subject to:

Limits:

• Up to USD 1 million per financial year
• Maximum 2 properties per financial year

Conditions:

• Property must have been purchased using foreign remittance or NRE/FCNR funds
• Property held for at least 2 years (to avoid short-term capital gains restrictions)
• Tax clearance certificate obtained from Income Tax Department (Form 15CA/15CB)

Not Repatriable:

• Sale proceeds from inherited agricultural land
• Sale proceeds from properties purchased using NRO funds (unless specifically approved)

Tax Implications for NRIs

Capital Gains Tax:

• Short-term (held < 2 years): Taxed at income tax slab rate (up to 30%)
• Long-term (held > 2 years): Taxed at 20% with indexation benefit

TDS (Tax Deducted at Source):

• Buyer must deduct TDS @ 20% + surcharge on sale consideration (for NRI sellers)
• TDS certificate (Form 16B) issued within 15 days of payment

Double Taxation Avoidance Agreement (DTAA): India has DTAA with 90+ countries. You can claim tax credit in your country of residence for taxes paid in India (consult a tax advisor).

For official guidelines, visit:

• RBI FEMA Regulations
• Income Tax for NRIs

Common Pitfalls NRIs Must Avoid

1. Skipping Physical Verification

Virtual walkthroughs and photos are not enough. Always hire an independent local agent to physically inspect the property, verify boundaries, and check for encroachment.

2. Trusting Seller-Referred Lawyers

Lawyers recommended by the seller or broker may have conflicts of interest. Hire your own independent lawyer or use a platform like LegiScore for unbiased verification.

3. Paying Before Document Verification

Never transfer token money or advance payments before completing full due diligence. Fraudsters disappear once they receive funds.

4. Accepting Photocopies

Insist on viewing original documents via video call. Photocopies and scanned PDFs can be easily forged.

5. Ignoring FEMA Compliance

Buying prohibited property (agricultural land) or making payments outside approved banking channels can result in property seizure and penalties. Always verify FEMA compliance before proceeding.

6. Granting Unrestricted GPA

General Power of Attorney gives your agent unlimited authority. Use Specific Power of Attorney (SPA) with clearly defined scope and expiry date.

7. Ignoring Court Case Searches

Properties under litigation cannot be sold. Always search eCourts before finalizing. See our guide on checking pending court cases on property.

Frequently Asked Questions

Can NRIs buy agricultural land in India?

No. Under Section 6(5) of FEMA, NRIs cannot purchase agricultural land, plantation property, or farmhouses in India. However, NRIs can inherit agricultural land from family members. If you sell inherited agricultural land, sale proceeds cannot be repatriated abroad—they must remain in an NRO account in India. For investment, NRIs should focus on residential or commercial properties in urban areas.

How can I verify property documents from abroad without visiting India?

You can verify property documents remotely by:

1. Obtaining Encumbrance Certificates (EC) online from state portals (Karnataka: Kaveri, Maharashtra: IGR Maharashtra)
2. Searching for court cases on eCourts portal using property address or survey number
3. Checking revenue records (7/12, pahani) on state revenue department websites
4. Hiring an independent local lawyer to physically verify original documents at sub-registrar office
5. Using AI-powered platforms like LegiScore that conduct comprehensive verification and deliver LPS ratings within 24 hours

Many NRIs successfully complete entire due diligence without visiting India using these digital tools.

What is the safest way to give Power of Attorney for property registration?

The safest approach is to use Specific Power of Attorney (SPA) instead of General Power of Attorney (GPA). Your SPA should:

• Specify the exact transaction (e.g., "to register sale deed No. XYZ dated [date]")
• Include property details (address, survey number, sale consideration)
• Set an expiry date (e.g., "valid for 6 months from execution date")
• Include a revocation clause allowing you to cancel via email/message
• Require counter-signature or your consent before executing documents

Avoid GPA, which grants unlimited authority. Always monitor your POA holder through regular video calls and independent local contacts. For detailed POA guidance, read our GPA vs SPA guide.

Are there any restrictions on repatriating money after selling property in India?

Yes. NRIs can repatriate sale proceeds abroad subject to:

• Limit: USD 1 million per financial year from sale of up to 2 properties
• Conditions: Property must have been purchased using foreign remittance or NRE/FCNR funds, held for at least 2 years, and tax clearance certificate (Form 15CA/15CB) obtained
• Not repatriable: Proceeds from inherited agricultural land or properties purchased using NRO funds

Capital gains tax (20% for long-term) and TDS will be deducted. Consult a tax advisor for DTAA benefits if you're subject to taxation in your country of residence. For official rules, visit RBI FEMA Guidelines.

How do I check if a property has pending court cases?

Search for pending litigation using:

1. eCourts portal (https://ecourts.gov.in): Search by property address, survey number, or owner's name across all district courts
2. High Court websites: For appeals or writ petitions
3. Property address Google search: "property address + court case" to find news articles or public records

Look for:

• Title disputes between co-owners or family members
• Tenant eviction cases (property may have protected tenants)
• Encroachment or boundary disputes
• Builder-buyer arbitration cases

Properties under litigation should be avoided unless disputes are resolved through court orders. For a detailed walkthrough, see our eCourts litigation guide. Alternatively, LegiScore's LPS rating automatically searches court records across India and flags litigation risks.

What documents do I need to show FEMA compliance when buying property as an NRI?

To prove FEMA compliance, maintain:

1. Payment proof: Bank statements showing funds remitted from abroad OR NRE/NRO account debit statements
2. FIRC (Foreign Inward Remittance Certificate): Issued by your bank for funds transferred from abroad
3. PAN card: Mandatory for property registration in India

Additionally, if selling the property later, you'll need Form 15CA/15CB (tax clearance certificate) for repatriation. Keep all documents for at least 7 years. For property type verification, LegiScore's compliance module automatically checks FEMA restrictions and provides clearance confirmation in your LPS report.

Conclusion: Take Control of Your NRI Property Purchase

Distance and physical absence should not leave you vulnerable to fraud, POA misuse, or costly legal disputes. With the right tools and processes, NRIs can conduct thorough property due diligence from anywhere in the world—often more systematically than resident buyers who rely solely on physical visits.

Key takeaways:

• Always verify title chain for at least 30 years using Encumbrance Certificates
• Search for pending litigation on eCourts before finalizing
• Confirm FEMA compliance—avoid agricultural land and use approved payment channels
• Use Specific Power of Attorney (SPA) with limited scope, not GPA
• Hire independent lawyers and inspectors, not seller-referred agents
• Leverage digital tools for remote verification and real-time monitoring

Property investment is often the largest financial decision of your life. Don't leave it to trust, assumptions, or intermediaries with conflicts of interest.

Check your property's legal health — get your free LPS rating today.