James Browne
Wexford · Fianna Fáil · Ireland
“I cannot accept amendments Nos. 10 and 11. The interpretation of "lawfully resident" and "habitually resident" is construed in accordance with section 20A, which sets out the new residency requirements for social housing applicants.”
“The safety net provision is to be provided by the local authority on a night-to-night basis, and this is to allow local authorities to reassess the circumstances each day to determine whether the safety net should still be provided.”
“I cannot accept amendment No. 21. This amendment proposes the introduction of a social housing passport allowing households to transfer between local authority areas while retaining their original waiting list or transfer list position. The amendment as it stands is well-intentioned.”
“No one factor is intended to be decisive and it is not necessary for a person to score strongly on all five factors outlined in section 20A(7) in order to get a positive decision. However, the local authority decision-maker must be confident that there is strong evidence that it is the applicant's main centre of interest.”
“In relation to Senator McCarthy’s amendment, while it was a very well intentioned and constructed amendment, it has been disallowed. It was not my decision on those matters. I am satisfied the safeguards and safety net are there for those who are not entitled by way of legal or habitual residence.”
“In practical terms, if an Irish citizen has severed ties abroad and has decided to return home, the process of establishing habitual residency could be determined from day one.”
The complete record
Every one of 1,384 lines we hold for James Browne, in date order, each linked to its source. Free to read, in full, without an account. Page 3 of 28.
“As a complement to this measure, a definition of child is being introduced to the Housing Act 1988. As Deputies will already be aware, a Committee Stage amendment to the Housing (Miscellaneous Provisions) Act 2009 would make the Child and Family Agency a mandatory member of each joint homelessness consultative forum across the country.”
“The circumstances in which local authorities can withdraw the provision of emergency accommodation will be expanded to include refusal of a reasonable offer of social housing made by a local authority and circumstances where a person engages in behaviour causing or intending to cause serious harm or death to another user or staff member of the emergency accommodation. A further amendment will introduce a mechanism of appeal against decisions made by local authorities in relation to the withdrawal of the provision of emergency accommodation. I am also introducing an obligation on local authorities to have regard to the best interests of children when making decisions on the available accommodation to be provided to a family with children who have been assessed as homeless.”
“The amendments are proposed in the context of the considerable changes in the nature of homelessness that have occurred since the Housing Act 1988 was enacted. In line with amendments to eligibility for social housing support, lawful residency and habitual residency as the eligibility criteria for accessing homeless supports are being put on a statutory footing. This will ensure the State is operating a harmonised and consistent approach to the provision of social entitlements in general. To guard against rough sleeping, a safety net service is being introduced to allow local authorities to provide emergency accommodation to a person deemed ineligible for homeless supports and services. This service will be provided in strictly limited circumstances on a night-to-night basis.”
“I move amendment No. 1: In page 5, line 10, to delete “Housing (Miscellaneous Provisions) Act 2009” and substitute the following: “Housing (Miscellaneous Provisions) Act 2009; to provide for additional eligibility criteria for access to certain services provided to homeless persons under section 10 of the Housing Act 1988; to provide for withdrawal of such services in certain cases; to provide for an appeal in respect of such withdrawal; for those purposes to amend the Housing Act 1988”. On Second Stage of the Housing and Residential Tenancies (Miscellaneous Provisions) Bill 2026, I indicated that I would bring forward a number of homelessness-related amendments to the Housing Act 1988. I am now putting these amendments before the House.”
“I agree that direct access to local democracy is absolutely essential and that is what the Minister of State, Deputy Cummins, and I will be ensuring through the local democracy task force and our input. That connection will be reconnected through empowering our local councillors to hold the local officials to account. It will also mean that where representations are being made by local people, they can effect those changes and also be able to communicate those changes to people when they are happening. We are fully in alignment in terms of re-empowering our local democracy by giving direct access to local democracies, local people and local councillors. Myself and the Minister of State, Deputy Cummins, will achieve this through the local democracy task force and the implementation plan that will follow.”
“We have given this considerable consideration on the local democracy task force. The Deputy is right that my town lost its council and it diminished the representation at the time. The local government task force was established to build on the considerable body of work previously undertaken by the AILG - which represents councillors - the Congress of Local and Regional Authorities and Seanad Éireann. The local democracy task force presented its final report to me on 4 March 2026 and the Minister of State, Deputy Cummins, and I will be bringing this to Government over the coming weeks. This will strengthen our local democracy and the powers of our local councillors.”
“Nonetheless, the Deputy will be aware of my view and that of the Minister of State, Deputy Cummins, that councillors have seen a reduction in their powers. We want to see a rebalancing of powers towards them to ensure they can hold the officials in our local authorities to account and can ensure their towns and cities are being delivered for in a fair and equitable manner. That is why the Minister of State, Deputy Cummins, and I established the local democracy task force, which was a key commitment in the programme for Government, in July 2025.”
“Instead, the Act saw the introduction of 95 municipal districts representing 100% of the population in 25 of the 31 local authorities at sub-county level, while area committees would operate in the three city authorities of Cork, Dublin and Galway, and the three Dublin county authorities. These local areas, of course, are not councils. Each municipal district can include several towns and villages and their hinterlands, with local matters dealt with at a municipal district level and wider strategic issues decided at the county level. The result is an integrated administrative structure in each county that maximises operational efficiency while ensuring devolved decision-making throughout the county.”
“I thank Deputy McGuinness for raising the very important issue of strengthening local democracy and also seeking the reconstitution of boroughs or corporations similar to the structures that existed previously. The Local Government Reform Act 2014 dissolved 80 town councils, which represented about 14% of the population, including Kilkenny Borough Council. A lot of these were their own separate legal entities and this gave significant strength and control to local authorities and also allowed people to have a very strong say in what was happening in their towns and cities. The previous town council system, it is alleged, also led to duplication in administration and electoral terms, something I think is questionable.”
“We want Kerry County Council to provide more affordable purchase homes. The Department and Government would support it. Those homes are essential. I want everybody, across the spectrum, to be able to get the homes they need in their own local community, whether through private purchase, affordable homes or social housing. It is essential that everybody can access a home. Affordable purchase is essential for people who are on lower incomes but incomes that are above the social housing thresholds to be able to get that permanent home. I want the local authority in County Kerry to provide more affordable purchase. The Government is, as I say, providing record funding. We have built record numbers of social homes. We have also built a record number of cost-rental homes. All of this is about driving supply to address the crisis.”
“I am conscious that people are struggling to find properties to rent and that is why the Government is providing record funding to address the housing crisis not just on the east coast but in every county across this country.”
“I thank the Deputy. We are making significant funding available to increase the numbers of social and affordable housing. I encourage the Kerry local authority to maximise the use of the available funding to deliver social homes and affordable purchase homes across County Kerry. The Department will not be found wanting in supporting an increase in the supply of homes. The key to challenging high rents is, as I say, supply. That is not just the supply of private homes. We must also ensure that more social homes are built. As I say, that moves people who are availing of the housing assistance payment, HAP, for example, into social homes and frees up properties in the private rental market. That will help to address availability and affordability. All of these measures are interconnecting. I am conscious that rents are too high.”
“Affordability is central to the Government's housing policy under Delivering Homes, Building Communities, which targets the delivery of 300,000 new homes by 2030, including 72,000 social homes and 90,000 affordable homes. The Government is committed to tackling high rents and ensuring an increase in the supply, as I say, of affordable, high-quality rental accommodation through continued significant capital investment, including cost-rental, affordable purchase and social homes, in a manner that respects the security of tenure for renters by ensuring equity and fairness for tenants and landlords. On the topic of the delivery of more social homes, last year we built the highest number in the history of the State. That also frees up properties in the rental market to help control prices.”
“The Lohercannon distributor road, L6715 Ashgrove Road and link road directly unlock lands for 450 residential units and indirectly unlock a further 788 homes, with an indicative cost of under €10 million. The Killarney strategic links and new transport link between the N22 Killarney and bypass and the R876 Park Road directly unlock lands for 500 residential units and indirectly unlock a further 581 residential units, at an indicative cost band of €10 million to €20 million. This shows our commitment to Kerry and to delivering additional houses in the county, not just through funding housing delivery but also ensuring the infrastructure is put in place, working with the ESB and Uisce Éireann, to ensure that the other capacity measures go through with it.”
“I thank the Deputy for his question about addressing rent increases in Kerry. As he will know, the key to solving the housing crisis, which includes homelessness and high rents, is through increased supply. That is why the Government is providing record funding towards the supply of homes. It is also why we are taking emergency measures to address the delivery of homes. We are also taking other measures. As the Deputy will be aware, under the housing infrastructure investment fund, we announced significant funding for County Kerry only last week for additional housing. My understanding is that those projects are shovel ready and will be ready to move quickly.”
“That is where we have taken the view and approach we have taken, setting the rent based on the market rather than the cost inputs.”
“Again, I thank the Deputy for his question. If you have a pure cost model, you will have very significant variations in what the cost-rental rent will actually be. We have taken the approach of trying to ensure consistency below market rent values. A 30% discount below market rent value is a significant deduction, albeit in circumstances where rent is high, which I acknowledge. However, if we decouple and go purely with a cost model, based on the cost of providing the apartments, we could have apartments beside each other that could have very different rents based on very different costings. In some cases, there could be a reduction in the discount. That would provide a level of inconsistency and a lack of equity in the approach.”
“As a result, cost-rental homes can be provided at rents that are significantly more affordable and considerably lower than comparable rents in the private market. Cost-rental homes provide a significant saving for the tenant, and I am aware that tenants who benefit are very appreciative of both the rents and the security of tenure the homes provide.”
“I thank the Deputy again for his question on cost rental. As I have already pointed out, approximately €2.25 billion in departmental funding has been approved for cost-rental projects since 2021. In addition, significant loan financing is being made available through the State's Housing Finance Agency. Also, the reduction of VAT on new apartments to 9% under budget 2026 is playing an important role in reducing costs. All of these supports lower the net cost of delivery, enabling more cost-rental homes to be delivered and ensuring more affordable rents for tenants. My Department's funding comprises non-repayable grants, equity investments and long-term loans at very low interest rates, which enable rents to be set below full cost recovery levels.”
“We have more work to do to ensure that units are made available at rental levels that remain affordable and sustainable. This remains a key challenge and one that is a priority for me and my Department. While this is a real success story, I am not resting on my laurels. The homes that have already been delivered at heavy discounts to equivalent private rental market rates are meeting real demand, are incredibly popular and are providing much-needed secure and affordable homes in the rental sector. I am providing substantial funding to local authorities, the Land Development Agency and approved housing bodies to support cost-rental delivery. Since the introduction of the tenure in 2021, approximately €2.25 billion in departmental funding has been approved for cost-rental projects.”
“Cost-rental housing did not exist in this country five years ago. From a standing start in 2021, and because of the actions of this Government and the unprecedented level of funding provided in successive budgets, almost 6,000 new cost-rental homes had been delivered up to the end of last year and a substantial pipeline is currently in place. This is supporting people on moderate incomes who would otherwise struggle to afford rent to move into good quality homes at rents they can afford. It provides long-term security of tenure, provides a home and gives people who avail of the schemes a chance to plan for their future. We are only getting started. I am not for one moment suggesting that we have done enough. We must do more. Clearly, we are not yet at the stage of supplying enough cost-rental homes to meet the demand.”
“I thank Deputy Sheehan for raising what is an important issue, namely, measures to reduce cost-rental rents. The cost-rental model was first introduced under the plan Housing for All and it has been continued and significantly expanded under the new plan, Delivering Homes, Building Communities. It is designed to provide secure, long-term homes for households on moderate incomes at rents that are significantly below private market levels. The cost-rental support schemes in the new housing plan are key measures in seeking to address affordability challenges in the rental sector. This is why, under the new housing plan, the Government has committed to growing the provision of affordable cost-rental properties across the country. What has been achieved in this area in the past number of years is significant.”
“Again, I thank Deputy Neville for raising important issues in County Kildare, particularly north Kildare, with which he is most familiar. The key infrastructure projects announced under the housing infrastructure fund are critical. It is also about working with ESB Networks and Uisce Éireann to ensure all the required additional capacity is put in place so the community facilities raised by the Deputy, be they crèches, sports facilities, schools or healthcare facilities, can also be put in place. We must have a co-ordinated approach. We are very much doing that through the Housing Activation Office. That is very important.”
“In approving these types of funding under the housing infrastructure investment fund, we are using the housing activation office where we have Uisce Éireann and the ESB. We are ensuring coherence such that where roads funding has been made available, we also have the electricity supply, water supply and wastewater treatment capacity to ensure housing is delivered in these key areas.”
“I agree with the Deputy. I thank him and all his Government colleagues for ensuring that County Kildare got a substantial amount of funding under the housing infrastructure investment fund that will, critically from the perspective of my Department and that of the Government, unlock housing. It will also, no doubt, help to unlock key community services as well. As the Deputy will be aware six projects in Kildare were approved. These include part of the Newbridge southern outer orbital relief road, the Naas northwest quadrant and canal quarter in Naas, the Naas inner relief road, the Captain's Hill upgrade in Confey, Leixlip, the Celbridge-Hazelhatch mobility corridor, and phase 1 of the MOOR at Crewhill in Maynooth. The Deputy is also right, however, in relation to water infrastructure.”
“My Department continues to systematically monitor investment, planning and commencement activity in apartments to examine the pipeline for new apartments and inform ongoing policy consideration in this area. The programme for Government commitments relating to housing are well reflected in the new plan and, combined with the unprecedented level of investment the Government has committed, will bring about a very significant scale-up in the delivery of housing over the coming years, address the needs of the most vulnerable in our communities, make buying and renting homes more affordable and support the development of villages, towns and cities across the country.”
“Budget 2026 introduced a suite of taxation measures aimed at stimulating the supply of new apartments, such as reducing the VAT rate on the sale of new apartments to 9%, and introducing an enhanced corporation tax deduction for apartment construction costs. My Department is also progressing the preparation of a draft national planning statement for the Government’s consideration to replace the current apartment guidelines. The overall purpose is to strike an effective regulatory balance, ensuring that apartment development meets the needs of society in terms of standards and quality, while promoting an increased level of overall output. Sectoral feedback and preliminary data on planning permissions and commencements suggests that the sector is responding positively to the renewed environment for apartment delivery.”
“Additionally, the Planning and Development (Amendment Act) 2025 is essential legislation to deal with expiring planning permissions and to encourage activation of housing. An enhanced Land Development Authority, LDA, is working to deliver more private housing, as well as social, affordable and cost-rental houses. Increasing the number of new apartments being constructed is an essential component of the Government's housing ambitions, given the compact growth priority in the national planning framework. The new plan has taken decisive action to reduce the overall cost of apartment construction while increasing delivery in our urban areas.”
“Under call 1 of the fund, I approved 82 projects last week. These projects have the potential to unlock land to deliver 86,000 new homes, with capacity for a further 113,000 homes over time. These projects range from local activation measures in towns and cities to larger strategic investments capable of supporting housing delivery at scale. The announcement I made last week represents the first step in building a pipeline of housing enabling infrastructure to support communities and housing delivery for many years to come. Looking ahead, the housing activation office is actively developing future calls under the HIIF, building on the success of call 1 and strengthening the focus on strategic land banks and new communities aligned with public transport, along with broadening the range of delivery partners.”
“The recently revised national planning framework is a major step forward in this regard and will help to increase capacity and accelerate homebuilding across the country, while the new housing activation office, HAO, will work to address infrastructure barriers to housing delivery as a matter of priority. The HAO is taking a proactive and targeted approach to increasing housing commencements by focusing on the early identification and resolution of infrastructure constraints that can delay development and by co-ordinating investment across key delivery partners. As part of this work, the Government launched the €1 billion housing infrastructure investment fund, HIIF, in January 2026, which is managed by the HAO and designed to ensure that essential enabling infrastructure is in place to unlock housing land.”
“In this regard, supply has increased significantly over recent years. Over the last five years, to the end of quarter 1 of 2026, almost 153,000 new homes have been delivered. This compares with 85,262 in the previous five-year period and just 29,278 in the five years before that. Delivering Homes, Building Communities seeks to build on this, and significantly accelerate delivery of new homes by focusing on activating land and creating the optimal environment to encourage housing activity, including regulatory reform, tax incentives and the largest ever capital investment in the history of the State, with €275 billion invested in infrastructure over ten years through the national development plan. The Government is already implementing a host of actions to boost delivery.”
“In Dublin city, 1,047 commencement notices were lodged, on par with the corresponding period in 2025. In Kildare, 439 commencement notices were lodged from January to May this year, up 40% on the same period last year. While it is not possible to predict when developments with planning permission will commence on site, some 1,406 planning permissions for new homes have been granted in Kildare in the last 12 months, to the end of quarter 1 of 2026, conveying an increasingly stable pipeline. Increasing the supply of new homes is critical to alleviating pressures in the housing market, helping to moderate price growth and ease affordability challenges across the country, ensuring everyone has a range of housing options available to them, whether they want to buy a house, rent one, or are in need of social housing.”
“I propose to take Questions Nos. 83, 106 and 169 together. I thank Deputy Neville for raising an important question on housing projects currently under construction in Kildare North and those expected to commence before the end of 2026. My Department publishes data on residential commencement notices in each local authority every month. Commencement data shows commencement notices were lodged in respect of 2,099 new homes in May, more than double the 1,035 notices received in May last year. Commencement notices for 13,120 new homes were lodged from January to May this year, up 161% on the 5,033 notices received in the same period last year. This progress is being mirrored across the country. In Fingal, some 1,623 commencement notices were lodged from January to May this year, over 11 times more than the same period last year.”
“Deputy Stanley is right there is a reluctance in Uisce Éireann to take over legacy wastewater projects around the country, often because of the cost involved or legacy issues. These developer-led infrastructure projects have been worked out very carefully with the EPA and Uisce Éireann, which is why I believe there will be success and hand-holding at present to get the first few across the line.”
“In terms of developer-led infrastructure, in any new process it will always be about who is going to be the first mover. When the first couple are delivered, others will see the pathway and move an awful lot more quickly. What we have said to Uisce Éireann, and it is doing this, is to work with local authorities and developers to try to get those first movers across the line as quickly as possible. This will then give confidence to other developers to follow suit. To be clear, these are not pilots - they are first movers. Any developer can move forward to provide these in local villages at the moment. That is happening with Uisce Éireann engaging with local authorities and developers. I am confident a number of these will come through. They have the support of the EPA.”
“With regard to Borris-in-Ossory, as Deputy Stanley is aware, Uisce Éireann commenced works to upgrade the Borris-in-Ossory wastewater treatment plant to support future growth and development, with works beginning in March 2026. This is a €4.1 million investment that will benefit homes. The works are expected to be completed in autumn 2027.”
“Deputy Stanley makes an important point. We are asking local authorities to rezone a significant amount of land to deliver additional housing. I encourage local authorities to complete this process. I am not happy with the time that many local authorities are taking in what is a housing crisis. I do not believe many local authorities have been treating it as such with the delays in delivering additional zoned land, which is essential to deliver homes and solve the housing crisis in this country so the houses can get built. In relation to villages, we have introduced developer-led infrastructure to allow developers to be able to provide wastewater facilities in our villages, which is absolutely crucial. Deputy Stanley rightly points out using over the shop units. Using existing services and regeneration in our towns are also crucial.”
“Uisce Éireann has statutory responsibility for all aspects of water services planning, delivery and operation at national, regional and local levels. Therefore, the scope prioritisation and progression of individual projects are matters for Uisce Éireann, and are approved through its own internal governance structures. As Minister, I have no function in such matters. Uisce Éireann has established a dedicated team to deal with representations and queries from public representatives.”
“Under the national development plan, the Government is supporting Uisce Éireann with a record allocation of €11.7 billion in funding out to 2030. This funding will support the delivery of the wide range of projects in our cities, towns and regions required for housing delivery, safeguarding public health and the environment and, crucially, providing the capacity required to address the housing crisis in this country. This investment will deliver significant improvements in our public water and wastewater services and support improved water supplies right across Ireland, as well as a range of programmes delivering improved water quality in our rivers, lakes and marine areas, thereby making a significant contribution to addressing Ireland's needs.”
“I appreciate the Deputy’s question on water supply, wastewater systems and Uisce Éireann. Both our water and wastewater systems require substantial and sustained investment over a number of investment cycles to bring them up to the standard and quality required of a modern service to provide people with the necessary supports, ensure growth and build resilience in the face of climate change. My Department is delivering a sustainable funding path to further enhance the ongoing significant improvements in our public water and wastewater services. Since its inception, Uisce Éireann has ramped up capital delivery capability for water services and infrastructure from a mere €300 million in 2014 to €1.4 billion as part of budget 2026.”
“I think we are very much in agreement on the general direction of where we need to go in relation to social housing threshold limits. The way I look at this is that there is a spectrum. Everybody needs to be able to get a home in their local community based on their needs. Whether that is purely private or with supports, affordable purchase, cost rental or social housing, it is about ensuring on that spectrum that people have not only an entitlement but availability so they can benefit and get a home in their local community. That will be to the front of my mind in the coming weeks, and I look forward to hearing the views of the Oireachtas committee when we publish these changes.”
“I am finalising the proposals for it in order that we can get the limits increased and put a procedure in place, so it is not this constant position where we are depending on the Minister and the ability of the Department and of the workload to see whether or not increases will happen. It is not an appropriate way to deal with it.”
“I agree with the Deputy. The situation for a long time has been that as social welfare or other family support payments increase, average household incomes increase, and the Department of housing rightly faces calls to increase the limits. We go through this process and there is the opposite of a cliff edge where the numbers all go up. I want to not only increase the limits but bring an end to that kind of process, so people and local authorities have a better understanding of where we are going rather than the process there to date, which is not satisfactory for anybody. My intention is to have this in the near future.”
“My Department has been examining the existing income limits in the context of current market and household income conditions, including the suitability or otherwise of the current framework, having regard to the significantly changed landscape since the standardised income limits were introduced. This includes examining the findings of research commissioned by my Department and this work is ongoing. I envisage that the analysis will be concluded shortly to facilitate a final determination on next steps. I am also keen to put in place a more structured and frequent process for the review of these limits going forward.”
“These thresholds are net income, which is gross household income less income tax, PRSI, universal social charge and additional superannuation contribution. Income is defined and assessed according to a standard household means policy, HMP. The policy provides for a range of income disregards and local authorities have discretion to disregard income that is once-off, temporary or short-term in nature, and which is outside the regular pattern of a person's annual income. The income bands are expressed in terms of a maximum net income threshold for a single-person household, with an allowance of 5% for each additional adult household member, subject to a maximum allowance under this category of 10%, and separately a 2.5% allowance for each child.”
“I thank the Deputy for this question about income eligibility thresholds for social housing support. Applications for social housing support are assessed by the relevant local authority in accordance with the eligibility and needs criteria set down in section 20 of the Housing (Miscellaneous Provisions) Act 2009 and the associated Social Housing Assessment Regulations 2011, as amended. The 2011 regulations prescribe maximum net income limits for each local authority in different bands according to the area concerned, with income being defined and assessed according to a standard household means policy. The baseline income thresholds are €40,000, €35,000 and €30,000 for bands 1, 2 and 3, respectively.”
“Nobody is ignoring it. We are putting record funding into solving the housing crisis. Almost one third of all the capital being spent by the State is going to be spent on solving the housing crisis. It is reflected in the decisions we are making. We are treating this as an emergency and putting those measures in place. Instead of constantly coming in here using emotive language and pretending he has a monopoly on compassion, the Deputy should focus on policy solutions. It would serve everybody better to solve the housing crisis.”
“When I am looking at delivering housing it is to help those people who are renting but also to ensure that we have the supply for those people who are living at home who need somewhere to rent so that they can get out of their homes and have somewhere. We have a shortage of homes in this country. That is what is driving the housing crisis, the homelessness crisis and the high rents in this country. When we get higher supply, those issues will be addressed but you cannot address them without it. That is certain.”
“I am not going to speak to an individual case but I am happy to look into the details of the case if the Deputy wants to provide me with them. We had an eviction ban in this country before and supply just dropped off a cliff. An eviction ban sounds very favourable to those who are currently renting but it creates a cliff edge. What is the Deputy going to do in two or three years’ time when he brings an end to his eviction ban? Supply will only go down in the meantime, as we have seen that in the past. Who will invest in delivering houses in this country when they know there are eviction bans in place? Nobody. The evidence is there that it is not going to happen. As Minister for housing, I have to look at everything in terms of how I maximise supply.”
“There will be much stronger tenant protections as well. For those who are in tenancies at the moment, both tenant and landlord entered into an agreement under what was the law at the time. They understood the law on both sides and they entered into a contract on that basis. That is the reason we are not making those changes. The Deputy tries to have it both ways when he comes in here. He criticises the changes that were made and then he criticises that they not being applied to the past. As I said, we have brought in the strongest tenancy protection measures in the history of the State. They do apply to new tenancies. While notices to quit did peak, we saw a drop in March and I have no doubt that the drop will continue significantly.”