Centre Manager page is loaded Centre Managerremote type: On-sitelocations: Birmingham, GBRtime type: Part timeposted on: Posted Todayjob requisition id: REQ468444 JLL empowers you to shape a brighter way .Our people at JLL and JLL Technologies are shaping the future of real estate for a better world by combining world class services, advisory and technology for our clients. We are committed to hiring the best, most talented people and empowering them to thrive, grow meaningful careers and to find a place where they belong. Whether you've got deep experience in commercial real estate, skilled trades or technology, or you're looking to apply your relevant experience to a new industry, join our team as we help shape a brighter way forward.JLL are currently recruitment for a part-time Centre Manager to join the team at Northfield Shopping Centre in Birmingham. Primary Purpose To advance and contribute to the development of the asset management strategy and business objectives, and to play the central role in delivery of high and efficient standards of onsite management and care, in maintaining the Centre's position in the locality as a best in class, desirable, safe and progressive environment for retailers to trade in and customers to shop, visit and work in. Key Responsibilities Continue to improve the quality of the retail environment at the Centre Lead, develop and inspire the Centre Management team Working closely with the Landlord's marketing consultant to optimise and ensure delivery of the marketing strategy To build and maintain effective relationships with all retailers in the scheme Work with the Centre Team on reporting and benchmarking of retailer performance and turnover within the Centre Undertake Annual Tenant/Occupier Surveys or more frequently as required Create an ambassadorial role in local industry business groups, Local Authority and community/civic stakeholder meetings including representing the Centre at local BIDs meetings and any other relevant association meetings To drive additional income generation via commercialisation activities in conjunction with appointed commercialisation team and optimisation of net operating car park income Assume responsibility for the development and continual refinement of business plans to ensure outstanding business results delivered over time Annual Business Planning and quarterly reporting on performance Review opportunities for cost control and efficiencies Management of contractor/supplier relationships and key staff Overall responsibility for Health & Safety and Environmental Management Key Skills Relevant Management experience gained within a high-profile shopping centre environment Have a strong retail background and understanding and the ability to appreciate different retailers and the challenges they face Be able to demonstrate a broad knowledge and approach to addressing the key business challenges facing both the retail market and the Centre faces in the current environment and potential future trends A proven track record in managing onsite / in-house management teams Experience of managing major CAPEX and service charge projects Demonstrate high degree of Technical competence (via degree or recognised diploma) Demonstrate ability to support change related initiatives and to determine what expertise and resources are required to resolve problems quickly and efficiently A detailed understanding of financial management, profit & loss, and IT skills Ability to communicate at board room level and contribute to identification and evaluation of potential solutions to the problems based on the facts, assessment of risk and awareness of desired business objectives Location: On-site -Birmingham, GBRIf this job description resonates with you, we encourage you to apply, even if you don't meet all the requirements. We're interested in getting to know you and what you bring to the table! If you require any changes to the application process, please email or call + 44 ( 0 ) to contact one of our team members to discuss how to best support you throughout the process. Please note, the contact details provided are to discuss or request for adjustments to be made to the hiring process. Please direct any other general recruiting inquiries to our page > I want to work for JLL. JLL Privacy Notice Jones Lang LaSalle (JLL), together with its subsidiaries and affiliates, is a leading global provider of real estate and investment management services. We take our responsibility to protect the personal information provided to us seriously. Generally the personal information we collect from you are for the purposes of processing in connection with JLL's recruitment process. We endeavour to keep your personal information secure with appropriate level of security and keep for as long as we need it for legitimate business or legal reasons. We will then delete it safely and securely.For more information about how JLL processes your personal data, please view our .For additional details please see our career site pages for each country.For candidates in the United States, please see a full copy of our Equal Employment Opportunity policy .At JLL, we give you the opportunity, knowledge and tools to own your success, because we value what makes each of us unique. We help our people thrive, grow meaningful careers and find a place where they belong. Together, we strive to be exceptional and shape a better world.For over 200 years, JLL (NYSE: JLL), a leading global commercial real estate and investment management company, has helped clients buy, build, occupy, manage and invest in a variety of commercial, industrial, hotel, residential and retail properties. A Fortune 500 company with operations in over 80 countries around the world, our employees bring the power of a global platform combined with local expertise. Driven by our purpose to shape the future of real estate for a better world, we help our clients, people and communities SEE A BRIGHTER WAYSM. JLL is the brand name, and a registered trademark, of Jones Lang LaSalle Incorporated. For further information, visit .
16/01/2026
Full time
Centre Manager page is loaded Centre Managerremote type: On-sitelocations: Birmingham, GBRtime type: Part timeposted on: Posted Todayjob requisition id: REQ468444 JLL empowers you to shape a brighter way .Our people at JLL and JLL Technologies are shaping the future of real estate for a better world by combining world class services, advisory and technology for our clients. We are committed to hiring the best, most talented people and empowering them to thrive, grow meaningful careers and to find a place where they belong. Whether you've got deep experience in commercial real estate, skilled trades or technology, or you're looking to apply your relevant experience to a new industry, join our team as we help shape a brighter way forward.JLL are currently recruitment for a part-time Centre Manager to join the team at Northfield Shopping Centre in Birmingham. Primary Purpose To advance and contribute to the development of the asset management strategy and business objectives, and to play the central role in delivery of high and efficient standards of onsite management and care, in maintaining the Centre's position in the locality as a best in class, desirable, safe and progressive environment for retailers to trade in and customers to shop, visit and work in. Key Responsibilities Continue to improve the quality of the retail environment at the Centre Lead, develop and inspire the Centre Management team Working closely with the Landlord's marketing consultant to optimise and ensure delivery of the marketing strategy To build and maintain effective relationships with all retailers in the scheme Work with the Centre Team on reporting and benchmarking of retailer performance and turnover within the Centre Undertake Annual Tenant/Occupier Surveys or more frequently as required Create an ambassadorial role in local industry business groups, Local Authority and community/civic stakeholder meetings including representing the Centre at local BIDs meetings and any other relevant association meetings To drive additional income generation via commercialisation activities in conjunction with appointed commercialisation team and optimisation of net operating car park income Assume responsibility for the development and continual refinement of business plans to ensure outstanding business results delivered over time Annual Business Planning and quarterly reporting on performance Review opportunities for cost control and efficiencies Management of contractor/supplier relationships and key staff Overall responsibility for Health & Safety and Environmental Management Key Skills Relevant Management experience gained within a high-profile shopping centre environment Have a strong retail background and understanding and the ability to appreciate different retailers and the challenges they face Be able to demonstrate a broad knowledge and approach to addressing the key business challenges facing both the retail market and the Centre faces in the current environment and potential future trends A proven track record in managing onsite / in-house management teams Experience of managing major CAPEX and service charge projects Demonstrate high degree of Technical competence (via degree or recognised diploma) Demonstrate ability to support change related initiatives and to determine what expertise and resources are required to resolve problems quickly and efficiently A detailed understanding of financial management, profit & loss, and IT skills Ability to communicate at board room level and contribute to identification and evaluation of potential solutions to the problems based on the facts, assessment of risk and awareness of desired business objectives Location: On-site -Birmingham, GBRIf this job description resonates with you, we encourage you to apply, even if you don't meet all the requirements. We're interested in getting to know you and what you bring to the table! If you require any changes to the application process, please email or call + 44 ( 0 ) to contact one of our team members to discuss how to best support you throughout the process. Please note, the contact details provided are to discuss or request for adjustments to be made to the hiring process. Please direct any other general recruiting inquiries to our page > I want to work for JLL. JLL Privacy Notice Jones Lang LaSalle (JLL), together with its subsidiaries and affiliates, is a leading global provider of real estate and investment management services. We take our responsibility to protect the personal information provided to us seriously. Generally the personal information we collect from you are for the purposes of processing in connection with JLL's recruitment process. We endeavour to keep your personal information secure with appropriate level of security and keep for as long as we need it for legitimate business or legal reasons. We will then delete it safely and securely.For more information about how JLL processes your personal data, please view our .For additional details please see our career site pages for each country.For candidates in the United States, please see a full copy of our Equal Employment Opportunity policy .At JLL, we give you the opportunity, knowledge and tools to own your success, because we value what makes each of us unique. We help our people thrive, grow meaningful careers and find a place where they belong. Together, we strive to be exceptional and shape a better world.For over 200 years, JLL (NYSE: JLL), a leading global commercial real estate and investment management company, has helped clients buy, build, occupy, manage and invest in a variety of commercial, industrial, hotel, residential and retail properties. A Fortune 500 company with operations in over 80 countries around the world, our employees bring the power of a global platform combined with local expertise. Driven by our purpose to shape the future of real estate for a better world, we help our clients, people and communities SEE A BRIGHTER WAYSM. JLL is the brand name, and a registered trademark, of Jones Lang LaSalle Incorporated. For further information, visit .
# Work With UsReal Estate Private Equity Senior Associate page is loaded Real Estate Private Equity Senior Associatelocations: Londontime type: Full timeposted on: Posted 5 Days Agojob requisition id: R008885The London Tishman Speyer Team is looking for a new Senior Associate. Company Profile Tishman Speyer creates vibrant destinations and dynamic environments that inspire innovation and connected communities. As a diversified developer, operator, and investment manager of top-tier real estate in 33 markets across the globe, our business choices are driven by the belief that real estate should unlock human potential. Tishman Speyer's diversified portfolio spans market rate and affordable residential communities, premier office properties and retail spaces, industrial facilities, and mixed-use campuses. We create state-of-the-art life science centers through our Breakthrough Properties joint venture, and foster innovation through our strategic proptech investments. By combining global perspective with local expertise, and a personalized approach, we are able to anticipate our customers' evolving needs. We were the first real estate company to introduce asset-wide amenity services through our ZO platform, and the first traditional real estate company to create its own flexible space and coworking brand, Studio.Since our founding in 1978, Tishman Speyer has acquired, developed, and operated 522 properties, totaling 218 million square feet, with a combined value of over $129 billion (U.S.). Tishman Speyer currently has approximately $68 billion in assets under management, including iconic properties such as Rockefeller Center in New York City, The Springs in Shanghai, TaunusTurm in Frankfurt, and Mission Rock in San Francisco. Responsibilities of the Role covering the United Kingdom We are looking for a Senior Associate to join our Acquisitions and Asset Management team. The Senior Associate will be involved with quantitative financial modeling, asset performance analysis, interaction with key stakeholders and managing asset leasing and repositioning. The role will also collaborate in a dynamic team environment and interact with senior management and departments across the company.The successful candidate will play a pivotal role in the hands-on asset management and repositioning of key London properties, including immediate focus on Tishman Speyer's latest flagship office acquisition in London, responsible for driving value through the following workstreams: Strategic Planning & Investor Relations: + Develop and execute asset-specific business plans and value-add initiatives. + Produce recommendations for senior management and investors on key strategic decisions. + Track, analyze, and report on asset performance against budget, underwriting, and market benchmarks. + Serve as a key interface for investors, preparing and presenting regular updates and responding to enquiries. Leasing & Marketing: + Develop and implement comprehensive leasing strategies to maximize occupancy and rental income. + Actively manage and direct leasing agents to drive results and engage with prospective tenants. + Oversee the creation and execution of innovative marketing, branding, and placemaking initiatives, including the delivery of marketing suites and activation of public spaces. Transaction & Legal Oversight: + Lead the negotiation of legal agreements with prospective tenants from initial enquiry through to completion. + Review all legal and technical documentation, including leases, contracts, and technical reports. + Assist in the execution of transactions, including dispositions and refinancings. Project & Capital Works Oversight: + Manage and oversee capital expenditure projects, including major repositioning works (e.g., Cat A or amenity refurbishments). + Coordinate with construction, design, and architectural consultants to ensure projects meet quality standards, are on schedule, and within budget. Operational & Financial Management: + Proactively manage the assets through regular site inspections to ensure operational excellence. + Work with internal teams (Property Management, Finance, Accounting) to prepare and manage annual budgets and financial forecasts. + Ensure a best-in-class hospitality and tenant experience is delivered across the portfolio. + Interact with financial institutions (e.g. lenders)Future involvement will include supporting future acquisitions efforts and associated asset management workstreams. Required Skills / Experience The candidate will interact with colleagues throughout the organisation and therefore should be articulate, with the ability to communicate effectively across all functions and levels, including senior management and team members.Required for the role is: An excellent understanding of Real Estate investment markets and metrics. A minimum of 5 years of relevant work experience in real estate investment or asset management, with demonstrable experience in asset repositioning and value-add initiatives. Proven track record of driving leasing performance and overseeing marketing campaigns. Experience in managing capital projects and coordinating with technical/construction teams is highly desirable. Demonstrated academic success, with a bachelor's degree in areas such as finance, accounting or other analytical / quantitative fields. Strong quantitative, analytical, and problem-solving skills. Excellent proficiency with Excel, PowerPoint, and Word. Demonstrable ability to think strategically and to present information in a clear and concise manner.Well-organised with exceptional attention to detail and sound judgment in managing multiple tasks is essential.Welcome to the original home of New York glamour and entertainment: The Rainbow RoomWe firmly believe that our team members are the key to our success at the Rainbow Room. Our goal is to deliver the best guest experience and create special memories for all our customers. For our staff, we strive to provide an environment that offers challenging, stimulating and rewarding opportunities.Join our team and discover a work experience where new ideas are met with enthusiasm and where you can grow to your full potential. We are seeking individuals committed to delivering the best service in the hospitality industry, and who enjoy working as a team to create magical moments in one of the most iconic locations in the world.
16/01/2026
Full time
# Work With UsReal Estate Private Equity Senior Associate page is loaded Real Estate Private Equity Senior Associatelocations: Londontime type: Full timeposted on: Posted 5 Days Agojob requisition id: R008885The London Tishman Speyer Team is looking for a new Senior Associate. Company Profile Tishman Speyer creates vibrant destinations and dynamic environments that inspire innovation and connected communities. As a diversified developer, operator, and investment manager of top-tier real estate in 33 markets across the globe, our business choices are driven by the belief that real estate should unlock human potential. Tishman Speyer's diversified portfolio spans market rate and affordable residential communities, premier office properties and retail spaces, industrial facilities, and mixed-use campuses. We create state-of-the-art life science centers through our Breakthrough Properties joint venture, and foster innovation through our strategic proptech investments. By combining global perspective with local expertise, and a personalized approach, we are able to anticipate our customers' evolving needs. We were the first real estate company to introduce asset-wide amenity services through our ZO platform, and the first traditional real estate company to create its own flexible space and coworking brand, Studio.Since our founding in 1978, Tishman Speyer has acquired, developed, and operated 522 properties, totaling 218 million square feet, with a combined value of over $129 billion (U.S.). Tishman Speyer currently has approximately $68 billion in assets under management, including iconic properties such as Rockefeller Center in New York City, The Springs in Shanghai, TaunusTurm in Frankfurt, and Mission Rock in San Francisco. Responsibilities of the Role covering the United Kingdom We are looking for a Senior Associate to join our Acquisitions and Asset Management team. The Senior Associate will be involved with quantitative financial modeling, asset performance analysis, interaction with key stakeholders and managing asset leasing and repositioning. The role will also collaborate in a dynamic team environment and interact with senior management and departments across the company.The successful candidate will play a pivotal role in the hands-on asset management and repositioning of key London properties, including immediate focus on Tishman Speyer's latest flagship office acquisition in London, responsible for driving value through the following workstreams: Strategic Planning & Investor Relations: + Develop and execute asset-specific business plans and value-add initiatives. + Produce recommendations for senior management and investors on key strategic decisions. + Track, analyze, and report on asset performance against budget, underwriting, and market benchmarks. + Serve as a key interface for investors, preparing and presenting regular updates and responding to enquiries. Leasing & Marketing: + Develop and implement comprehensive leasing strategies to maximize occupancy and rental income. + Actively manage and direct leasing agents to drive results and engage with prospective tenants. + Oversee the creation and execution of innovative marketing, branding, and placemaking initiatives, including the delivery of marketing suites and activation of public spaces. Transaction & Legal Oversight: + Lead the negotiation of legal agreements with prospective tenants from initial enquiry through to completion. + Review all legal and technical documentation, including leases, contracts, and technical reports. + Assist in the execution of transactions, including dispositions and refinancings. Project & Capital Works Oversight: + Manage and oversee capital expenditure projects, including major repositioning works (e.g., Cat A or amenity refurbishments). + Coordinate with construction, design, and architectural consultants to ensure projects meet quality standards, are on schedule, and within budget. Operational & Financial Management: + Proactively manage the assets through regular site inspections to ensure operational excellence. + Work with internal teams (Property Management, Finance, Accounting) to prepare and manage annual budgets and financial forecasts. + Ensure a best-in-class hospitality and tenant experience is delivered across the portfolio. + Interact with financial institutions (e.g. lenders)Future involvement will include supporting future acquisitions efforts and associated asset management workstreams. Required Skills / Experience The candidate will interact with colleagues throughout the organisation and therefore should be articulate, with the ability to communicate effectively across all functions and levels, including senior management and team members.Required for the role is: An excellent understanding of Real Estate investment markets and metrics. A minimum of 5 years of relevant work experience in real estate investment or asset management, with demonstrable experience in asset repositioning and value-add initiatives. Proven track record of driving leasing performance and overseeing marketing campaigns. Experience in managing capital projects and coordinating with technical/construction teams is highly desirable. Demonstrated academic success, with a bachelor's degree in areas such as finance, accounting or other analytical / quantitative fields. Strong quantitative, analytical, and problem-solving skills. Excellent proficiency with Excel, PowerPoint, and Word. Demonstrable ability to think strategically and to present information in a clear and concise manner.Well-organised with exceptional attention to detail and sound judgment in managing multiple tasks is essential.Welcome to the original home of New York glamour and entertainment: The Rainbow RoomWe firmly believe that our team members are the key to our success at the Rainbow Room. Our goal is to deliver the best guest experience and create special memories for all our customers. For our staff, we strive to provide an environment that offers challenging, stimulating and rewarding opportunities.Join our team and discover a work experience where new ideas are met with enthusiasm and where you can grow to your full potential. We are seeking individuals committed to delivering the best service in the hospitality industry, and who enjoy working as a team to create magical moments in one of the most iconic locations in the world.
My Client is a leading specialist in high-quality interior fit-out prpjects, delivering innovative spaces for clients across commercial, workplace, retail, and leisure. They are looking for an experienced Technical Services Manager to join their team and provide technical leadership across their projects. The Role As Technical Services Manager, you will be responsible for overseeing all building services (MEP) elements within our fit-out projects, from design coordination through to installation, commissioning, and handover. Acting as the key technical lead, you will work closely with project managers, site teams, subcontractors, and clients to ensure compliance, quality, and successful delivery. Key Responsibilities Manage and coordinate MEP/technical services throughout the full project lifecycle. Review and approve design drawings, technical submissions, and subcontractor proposals. Provide technical guidance to project and site teams, ensuring compliance with specifications, building regulations, and client requirements. Oversee subcontractor works on-site, ensuring safety, quality, and programme adherence. Liaise with clients, consultants, and stakeholders to resolve technical challenges. Conduct inspections, testing, and sign-offs during commissioning and handover. Support value engineering, innovation, and sustainable design solutions. About You To succeed in this role, you will bring strong technical knowledge, excellent communication skills, and proven experience working on fast-paced interior fit-out projects for a Main Contractor . Essential skills & experience: Previous experience working for a Main Contractor on interior fit-out projects (commercial, retail, leisure, or workplace). Strong background in building services (mechanical & electrical). Proven track record of managing MEP services through design, installation, and commissioning. Thorough knowledge of UK building regulations, industry standards, and compliance requirements. Ability to lead technical discussions and build strong relationships with clients and subcontractors. Excellent organisational and problem-solving skills, with the ability to work under pressure. Desirable: Relevant qualifications in Building Services, Mechanical/Electrical Engineering, or related discipline (HNC/HND/Degree). Professional membership (e.g. CIBSE, IET). Experience implementing sustainable and energy-efficient solutions. Why Join? Opportunity to work on prestigious, design-led interior projects. Join a growing company with a strong reputation in the fit-out sector. Supportive, collaborative environment with career progression opportunities. Competitive salary and benefits package.
09/01/2026
Full time
My Client is a leading specialist in high-quality interior fit-out prpjects, delivering innovative spaces for clients across commercial, workplace, retail, and leisure. They are looking for an experienced Technical Services Manager to join their team and provide technical leadership across their projects. The Role As Technical Services Manager, you will be responsible for overseeing all building services (MEP) elements within our fit-out projects, from design coordination through to installation, commissioning, and handover. Acting as the key technical lead, you will work closely with project managers, site teams, subcontractors, and clients to ensure compliance, quality, and successful delivery. Key Responsibilities Manage and coordinate MEP/technical services throughout the full project lifecycle. Review and approve design drawings, technical submissions, and subcontractor proposals. Provide technical guidance to project and site teams, ensuring compliance with specifications, building regulations, and client requirements. Oversee subcontractor works on-site, ensuring safety, quality, and programme adherence. Liaise with clients, consultants, and stakeholders to resolve technical challenges. Conduct inspections, testing, and sign-offs during commissioning and handover. Support value engineering, innovation, and sustainable design solutions. About You To succeed in this role, you will bring strong technical knowledge, excellent communication skills, and proven experience working on fast-paced interior fit-out projects for a Main Contractor . Essential skills & experience: Previous experience working for a Main Contractor on interior fit-out projects (commercial, retail, leisure, or workplace). Strong background in building services (mechanical & electrical). Proven track record of managing MEP services through design, installation, and commissioning. Thorough knowledge of UK building regulations, industry standards, and compliance requirements. Ability to lead technical discussions and build strong relationships with clients and subcontractors. Excellent organisational and problem-solving skills, with the ability to work under pressure. Desirable: Relevant qualifications in Building Services, Mechanical/Electrical Engineering, or related discipline (HNC/HND/Degree). Professional membership (e.g. CIBSE, IET). Experience implementing sustainable and energy-efficient solutions. Why Join? Opportunity to work on prestigious, design-led interior projects. Join a growing company with a strong reputation in the fit-out sector. Supportive, collaborative environment with career progression opportunities. Competitive salary and benefits package.
Our client is an award winning Building Services and Energy Consultancy providing a full range of technical design and decarbonisation services for clients across the defence, retail, commercial, leisure, residential and education sectors amongst others. At a time of exciting expansion the company is seeking an experienced HVAC bias Project/Operations Manager to lead the delivery of mechanical, electrical, and public health (MEP) projects within their retail team. This role includes managing both new and existing retail projects, ensuring the effective planning, coordination, and execution of planned and preventative maintenance (PPM) strategies for a very well-known major national retail chain. The ideal candidate will be client-focused, highly organised, and experienced in the fast-paced retail environment, with strong technical knowledge across building services and MEP systems. Working closely alongside the customers internal estates division, the Lead Consultant will hold ultimate responsibility for reacting to both planned and scheduled reactive maintenance issues, but with a view to long term capital expenditure and not quick fix measures. This work will involve detailed technical surveys, scoping documents and in-depth cost analysis, ensuring upgrades and replacements are fit for purpose and align with ongoing decarbonisation strategies. Once individual projects have been signed off and an M&E Contractor has been appointed to design and install new services, further responsibility include the review of all design documentation, inspection of completed works and the preparation of snagging lists to insure the building now performs inline with expectation and investment. Applications are invited from mechanical building services bias retail experienced Design Engineers, Project or Operations Management specialists who can provide a first class client facing service whilst juggling ultimate responsibility for multiple live schemes of mixed size and complexity at any one time.
01/01/2026
Full time
Our client is an award winning Building Services and Energy Consultancy providing a full range of technical design and decarbonisation services for clients across the defence, retail, commercial, leisure, residential and education sectors amongst others. At a time of exciting expansion the company is seeking an experienced HVAC bias Project/Operations Manager to lead the delivery of mechanical, electrical, and public health (MEP) projects within their retail team. This role includes managing both new and existing retail projects, ensuring the effective planning, coordination, and execution of planned and preventative maintenance (PPM) strategies for a very well-known major national retail chain. The ideal candidate will be client-focused, highly organised, and experienced in the fast-paced retail environment, with strong technical knowledge across building services and MEP systems. Working closely alongside the customers internal estates division, the Lead Consultant will hold ultimate responsibility for reacting to both planned and scheduled reactive maintenance issues, but with a view to long term capital expenditure and not quick fix measures. This work will involve detailed technical surveys, scoping documents and in-depth cost analysis, ensuring upgrades and replacements are fit for purpose and align with ongoing decarbonisation strategies. Once individual projects have been signed off and an M&E Contractor has been appointed to design and install new services, further responsibility include the review of all design documentation, inspection of completed works and the preparation of snagging lists to insure the building now performs inline with expectation and investment. Applications are invited from mechanical building services bias retail experienced Design Engineers, Project or Operations Management specialists who can provide a first class client facing service whilst juggling ultimate responsibility for multiple live schemes of mixed size and complexity at any one time.
