"
Terri found us our dream home!
Terri is a one of a kind realtor. She goes the extra mile! She knows the area like the back of her hand. But more than that she cares about the individuals she is working for. She spent time with us and got to know us so she knew what our needs were and what we were looking for in a home. Knowledgeable, professional and experienced describe Terri.
Thank you Terri for all of your support and for helping to make the purchase of our home go seamlessly.
We both highly recommend you decide to let Terri take care of your real estate needs. I
"
- Art and Darleen Rash
"
Terri and her husband John worked with me on building a custom home. Terri’s husband was my builder, and Terri let me know that she would be glad to help me pick interior finishes. It is hard to find someone who takes pride in their work these days, and Terri and JOHN both do. I am incredibly satisfied with their final product and would recommend them both.
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- Justin Inman
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Terri is knowledgeable and understands her market well. We are coming in from another state, and trying to understand the area and what is available for choices.
Terri helped us make a selection on a lot to build, and those other professionals needed to make our future home complete. Many thanks for listening and understanding our needs.
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- Diane & Mark Sarver
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We are so pleased with Terri's expertise in selling our home. Listed it at a very fair price and we received a full offer in 3 days. I highly recommend Terri and her staff. If you are in the market for a realtor, she would be my first choice.
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- Billie Mills (Home owner)
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Terri did an amazing job. She worked tirelessly informing us of the benefits pitfalls and issues with building vs buying. She actively worked to keep us informed and her staff gave very acurate assessments of the properties we were interested in. Her connections in the area expedited the closing process, permits, and appraisals. Her husband a builder was a positive source of information, that kept us informed on our decision to buy land.
I would recomend her to family.
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- Dennis Freeman
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My husband and I were looking for a home to start a family in. We were wanting a few acres and a house where we could grow. Terri found the perfect piece of heaven for us and we were able to build our dream home!
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- Rebecca Earnest
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Terri is positive and professional. I find her to be an important calming influence over the stress of buying and building. She is direct with me, understanding my goals, but also understanding that I need my expectations set. I believe Terri has an innate ability to understand her clients and is able to tailor her services to what they need most. Highly recommended.
"
- Lisa Hayes (Site Director, Lexington Site, Michelin NA)
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Terri is exceptional in her knowledge and caring for her clients. She helped with selling my house and the purchase of a new property and was always on top of the information needed and quick to respond to any questions I had. You will not find a better real estate agent!!
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- Bob Price (Professor)
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Working with Terri Scheper and her team was incredible! She is extremely knowledgeable, courteous and professional. She and Melinda were always available whenever I had a question. In today’s market, houses on Lake Murray don’t stay on the market very long. Like one day!
It’s because of Terri’s knowledge of the local market and her professional guidance that I was fortunate to have the sellers accept my offer. We were up against a lot of competition.
If you’re in the market to either buy, sell or both, I would highly recommend you call Terri. She’s fantastic!
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- Shawn Kenney
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Terri did an amazing job from start to finish in the selling of our home. She knew the market well and helped us get our home ready for sell. We felt like she was our advocate through the entire process. We highly recommend her!
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- Neal and Terry
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I have worked with Terri for 30 years on hundreds of projects and have never seen anyone more passionate about helping her clients. She is absolutely the best
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- Bill Greene
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Terri and her team have the knowledge and experience needed to guide you through every step in a real estate transaction. From start to finish, they are full service professionals!
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- Melinda Krell
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Terri not only helped us buy our new home, she also sold our old home, in a day! Her no-nonsense recommendations and her years of experience helped make a stressful process easier. She knew what to look for when buying a home and what updates to make on our existing home to maximize the price and quickly sell it. Great knowledge base and really responsive!
wholeheartedly recommend Terri!
Wes Lyles, President
Studio 2LR Architecture and Interior Design
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- Wes Lyles (President, Studio 2LR)
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We relocated from Ohio to South Carolina. The realtor we originally contacted cancelled on us the day before we were scheduled to arrive to preview homes. So we set out on our own...We contacted Terri to show us a home that she had listed. She arrived within 20 minutes, met our family, listened to what we were searching for in a home and lifestyle. She showed us several suggestions as she dialed in on exactly what we wanted. It was clear that she has her finger on the pulse of the real estate market. We are so grateful and fortunate that Terri helped us with our transition to SC. Terri negotiated a great purchase price on our house. She, and her team, guided us through the entire process. She even provided us with referrals for services after the sale. I highly recommend Terri and her team at NextHome
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- Terry Turner (Entrepreneur)
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Terri is someone you want on your team! She thinks outside of the box and is honest, helpful, hard working and creative. She knows Chapin and the surrounding area better than anyone. She is a solid asset to the community! Terri sold me my home in Chapin and now helped me to sell it. (in a week) She is a pleasure to work with. Highly recommended!
"
- Patricia Conrad (Home owner)
"
Terri and Melinda were amazing! They were always there to help with any question and were extremely knowledgeable and helped us find the perfect house!! They will take great care of you and would recommend them to anyone looking to buy or sell!! They have also been awesome about being there after the sale to help us with any question we had!!
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- Kate Floyd
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Great job helping us find our home a while ago. Very knowledgeable about the local market.
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- Wilson Elgin
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I have bought a one house from Terri and she has sold two houses and a lot for me over the last 15 years. She has been on the correct each time as to what my properties would actually sell for. Terri and Melinda have always be responsive in any question I may have had and have graciously put up with my impatience. You cannot beat this team if you are looking to buy or sell. They are great!
"
- Karen Jackson
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Terri went above and beyond each time we visited from out of state. She truly wanted our family to be comfortable and confident with our decision in Chapin. Our kids were apprehensive about moving and she made sure the children experienced the lake first hand. It was great working with you, Terri!
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- Natalie (Bordner)
"
Terri Scheper is an excellent realtor. Terri has recently helped my family sell two single family homes. The listing, showing, and sales process was so professional. I highly recommend Terri Scheper for all your real estate needs. Terri has excellent market knowledge.
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- Joy Bland
"
Terri is one of the most knowledgeable realtors I have ever met. She not only considers the immediate future for you and your family, but is always trying to help you set up for your future too. She is AMAZING with kids and is able to really show you the vision of something, even if you can’t see it yourself at first. Since her husband is a commercial home builder, she can give very accurate quotes for getting work done or making changes, and she suggests many different options and variables. She remembers exactly what you tell her you are looking for, and she curates the image of the perfect space for you even in the most generic of places. She boosted my confidence in home searching, improved my knowledge, and truly went above and beyond everything I ever could have asked for. 10/10 RECOMMEND!! USE HER OR BE SQUARE!
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- Mackenzie Currie
"
Terri and Melinda are the best! Terri helped us find our perfect house and we could tell she has tons of experience in real estate. Melinda has been a pleasure to work with after we had placed our bid up until closing. I highly recommend NextHome if you are looking to buy a house in the Columbia area.
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- Tomas Brouwers
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Terri is the best! She was exceptional during our negotiation process and helped ensure we paid a fair price for our home. She always returns calls and text in a timely manner. She is also very fun to be around. I highly recommend her.
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- Judy Blahut
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Terri is a very hard worker. Had my house listed with another agent for six months with no offers. Gave listing to Terri and she sold within two months. Would highly recommend her to buy or sell your house.
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- Mary Ann Beasley
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A wonderful experience working with Terri. She is thorough, professional and delightful. She took all the stress away. Absolutely the BEST!!!
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- Helen
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I was a new to Chapin SC resident from the northeast US. Terri helped me with both the initial purchase of my house when I originally moved to Chapin in 2016, and was expeditious in the selling process when my job unexpectedly forced me to move back out of South Carolina only 18 months later. As a first time home owner, I was very lucky and grateful for Terri to help me navigate the homeowner purchase and selling process.
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- Anonymous
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I have had Terri as my agent when buying and selling. I call her “Tornado Terri”! I have never seen an agent work so hard and provide the level of support that she and her staff does.
When I bought my new home, Terri was not just looking for a sale, she wanted to get to know me...where I am in my life and what I want the future to look like. She checks out houses before showing them and looks for properties that will be a good investment. She is not just selling you a house, she is providing a lifestyle and a home.
As a selling agent, Terri is very aware of the market...who is looking for what kind of home in your neighborhood. The day I listed my house, Terri had several people lined up to see it as soon as it listed. I got an offer on day two. She is proactive and effective at problem solving. She is there with you through the process.
If you want an agent that cares about you, is proactive and supports you through the process then Terri should be your choice.
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- Jayne Gimber
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If you want integrity, EXTENSIVE knowledge of the area, professionalism, experience and transparency, do yourself a big favor and use Terri Scheper. We've bought and sold many homes (personal and investment) over the span of> 30 years in states other than SC. Our experience with Terri through our entire process, through closing, was exceptional and unmatched. I can't say enough how refreshing it was that she had so much intimate knowledge with every listing she showed us. She didn't just show up with the MLS info sheet and tell us she'd have to look up and get back to us with answers to our questions, as we've experienced SO many times before with others realtors. With little to no idea of Lake Murray in particular and SC in general was like, her knowledge made us feel very comfortable that we made the right decision for our forever retirement home. Her #1 goal is to match the right home with the right buyer, no matter how long it takes. The home we purchased wasn't listed. She went out and found it for us. We couldn't be more pleased!
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- Dawn Wade
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Terri is an amazing real estate professional! She had a unique situation in dealing with me and not only was she helpful and assertive in selling my house, she was also kind and compassionate to me. I would highly recommend Terri if you are buying OR selling a house. You won't be disappointed!!
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- Mary Kallenbach
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My wife and I are eminently satisfied with Terri Scheper’s efforts on our behalf. She sold a lot that we had been trying to sell — through several different agents — for four or five years. Terri got it done quite promptly to include hosting the closing. We are happy campers. Bill Calhoun
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- Bill Calhoun (Mr.)
"
Terri and her team have sold a second house for me.
The first house they sold at a price that was $40,000 over another offer a previous realtor who had listed my home brought.
On my recent second house she sold, I had a cash offer, in hand, less than 24 hours after the listing, with no sign in the yard and not lock box on the door. WOW she is good!!
The photographer she uses is superb. The pictures were fantastic.
There is no other realtor I recommend other than Terri Scheper, and team!!
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- Erik Ebersole (Plant and General Manager)
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Terri was wonderful to work with. She's very knowledgeable and truly passionate about the area she serves. We relocated from Florida, and our transaction was relatively complex but she handled it with ease and we are very pleased to be in our new home. Definitely would recommend Terri.
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- Ann Dosen
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Terri was able to find a buyer for my moms home and made this sale work for our needs. Done in a timely manner and with assistance along the way. we thank her for her help and her positive outlook during this time.
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- K.Joyce
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Terri did an amazing job of working through our deal of buying our new house and selling our old. Outstanding work ethic and negotiation skills. Highly recommended and experienced sales team.
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- Todd Brunink (Buyer/Seller)
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Teri did an awesome job helping me purchase my first home! This whole experience was one I was a little afraid about but it all went smoothly! Thank you and John for all of your help!
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- Beverly Hawkins Boulware
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Teri and Melinda were wonderful to work with. As first time buyers, we were somewhat overwhelmed, but these ladies made buying a great experience!
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- Katelon Smith (Nurse Practitioner )
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Terri did a phenomenal job of assisting me in selling my house. This was the first house I had ever sold and I had a ton of questions and really didn’t know where to start. Terri answered all my questions, eased my mind, and made the whole process seamless. I trusted that Terri could sell my house faster and more efficiently than anyone else and she did just that. My house was on the market for two days before it was in contract. I could not be happier!
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- Matthew Fields (Seller)
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Terri worked extensively with us in selling our unique home & land on Lake Murray. She never said she was too busy to listen to our doubts or fears as we went through the difficult processes.
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- Anonymous
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Terri and her team did an amazing job helping us sell our home. Quick to respond, answered all my questions, and sold fast!
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- James Thomason
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Terri was a great agent for us. She is not only amazing at what she does but she is a great person. She is awesome to work with and she will get the job done.
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- Olivia Davis and Ryan Reynolds
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Terri exceeded our expectations on the sale of our home. She attended to every detail in a professional manner. From marketing, gorgeous photographs of our home, through the closing Terri did an outstanding job. It’s no wonder it was a very quick sale! I would definitely recommend Terri to handle any real estate needs. Thank you so very much Terri.
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- Mary Ellen Carpeta
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Terri is both a amazing agent and person. She assessed our needs and knew exactly what we were looking for. She was invaluable is helping us find and navigate the purchase of our new home. She was on top of the smallest detail and kept us well informed. She gave us the advice and attention that we needed. I would absolutely recommended calling Terri when looking to buy or sell your home!!!
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- Lori Summerson (Sr. Oncology Account Manager )
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Terri was an absolute pleasure to work with. She is extremely professional and very accommodating, especially with our busy work schedules. She not only got us a contract on the sale of our house in less than thirty days, she also helped us find the perfect house. She knows the area very well and took her time to research and find us exactly what we were looking for. Should we need to, we would definitely use her again.
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- Stephanie and Dwayne Brown
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Terri and her husband John went above and beyond to help us find a new home. We came from out of state so they helped us find a place to stay during our visits. After visiting several houses Terri had a very good idea on what we were looking for. Once we found the home we wanted to buy John was helpful in looking over the inspection report and provided feedback to help us feel secure with our home purchase. I would definitely recommend Terri to anyone looking to buy a home in the Chapin, SC area.
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- Paul Bordner
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Terri did a wonderful job selling my house. She came up with a plan and knew the market and within 8hrs house was sold. No fuss and a great contract. Worth every penny. If you are in her market area she can and will get you a really good price for your home.
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- Dennis M Freeman
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We feel so blessed that we found Terri Scheper! Being new to the state, Terri's knowledge of South Carolina was amazing. She worked hard to understand our needs and wants and found the perfect spot for our family. We appreciate Terri's communications skills, her attention to detail and her wonderful personality! Thank you Terri for going above and beyond!
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- Marcie Knight
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Told me what I needed to do to sell my house, got me in contact with with who I needed then had my house sold in about 9 days. Easiest sell ever went so smooth. Will always use Terri. Will recommend her to everyone.
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- Jimi Culpepper (Seller)
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Having moved a few times while spending 25 years with military going back and forth from the states and overseas, Terri stands heads and shoulders above any of the agents I have used over the years. Always professional yet personable. Readily available to answer questions and solve problems. Always did her best to make a stressful process turn out well in the end. Figured out what we needed and wanted, did her best to achieve that for us. Quite successfully. Highly recommend.
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- Samuel Unangst
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It's too bad that I could only give 5 stars for my rating... Terri is a 10! My family is relocating to Chapin from California. Terri worked with me and my wife over the phone for a week before arriving, trying to balance our differing opinions on what we wanted. Upon arriving, Terri steered us towards the best schools and gave us tips and pointers that only someone as connected to the community as she is could know. Terri was with us every step of the way before, during, and after the sale -- even inviting us to stay at her home while we were living in a temporary rental. She even brought temporary furniture for us before our house sells in California. Above and beyond the call of duty! Additionally, she plays matchmaker in the community - bringing people with similar interests, families, and situations together for dinner. Again, beyond what is required... She wants you to feel at home in her community -- I can't recommend her enough!
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- Ken Murphy (New South Carolinian)
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Terri was wonderful to work with! She made the entire process enjoyable and so easy! I highly recommend Terri to anyone who plans on buying or selling a home!
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- Dominique Thomason (LMT)
"
Thank you so much to NextHome, especially Terri and Melinda for their assistance in selling my house and helping me to find another home I can be just as happy in!! They were there to answer any questions I had and go above and beyond when I got nervous or didn't now what to do!! Thank you so much ladies!! I highly recommend them to anyone looking to sell or purchase! They are top notch!!
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- Robin Harper
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I was looking for a condo in a specific area. Terri connected with her friends and contacts to give us a head start on any units before they were listed. She found the perfect one, I looked at it and made an offer on the spot. Our offer was accepted within 24 hours and I am thrilled. Once the unit was posted, the owners realtors phones were inundated. Without Terri, I know I would not have gotten the unit. She and her staff were very helpful during the whole time leading up to the closing. And now she’s going to sell my current house. She's the hardest working gal in the real estate business and she really takes care of her clients.
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- Linda Fillmore
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Terri is very knowledgeable and very professional. She definitely goes the extra mile for her customers. I recommend her to all of my clients, family and friends.
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- Kedron Kirkland
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My wife and I are moving to Columbia, SC from Atlanta, GA. We had a quick turn around to find a home. Terri and her team did a remarkable job of educating us on the local real estate market. She helped us through every step of the process so we could be assured we received the best value in our new home. I would highly recommend Terri and her team at NextHome.
"
- Craig Beach (EVP/COO)
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My experience with Terri started on a professional level, as we have many clients in common. So it was very easy to make the decision to utilize her as my realtor when the time came to sell my home. Moving can be stressful - we all know that. Terri's confidence and straight-forward approach really helps put that at ease. Terri always answers her phone (or calls/texts you back right away) and never makes you feel like you are one of many customers.
I've already recommended many people I know, and will continue to recommend anyone who is in need of assistance buying or selling a home.
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- Eric Witteborg
"
Terri was great to work with and is very knowledgeable. It is a very competitive market right now and Terri was able to help me successfully navigate it to make sure that I was able to get the perfect house at the right price. After making an offer there was a ton of paperwork and inspections to be scheduled - Melinda coordinated all of it and everything went smoothly. Being a first time homebuyer, I had many questions and Terri and Melinda had all of the answers and were quick to respond. If you are looking to buy a house in the Columbia area, I definitely recommend you reach out to Terri!
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- James Muncy
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Terri is a professional, did an excellent job of listing our home and networking to get it sold. Kept us informed throughout the process. Extremely satisfied and will recommend her to others.
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- Debra Lee (Banking associate)
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All around, we had a great house buying experience with Terri! She is so knowledgeable about the Chapin area, and we really appreciated her expertise (since we moved to SC from PA!). From the offer, to the inspections, and finally the settlement, everything was laid out in an easy-to-understand process. We would highly recommend Terri as your next realtor!
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- Andrea Davidson
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Terri is the best real estate professional I have had the pleasure to work with. With over three RE transactions completed, all went smoothly, and during the whole time we felt Terri represented our interests, as buyer or seller, professionally, with full consideration for us and the other party.
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- Bill Hess (Chapin Homeowner)
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Terri exceeded all of our expectations! Her attention to detail and marketing led to a very quick sale. We couldn't have been happier. Thanks Terri for a job well done!
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- Mary Ellen Carpeta
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Terri and her team did an awesome job in keeping my husband and I informed throughout the whole process of buying our home! I would recommend buying and selling through Terri Scheper to anyone!!
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- Rachel Weatherford (Buyer )
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Terri was great to work with! Her life-long knowledge of the region allowed her to help us quickly figure out the right house for us. As buyers, she was a great advocate for us, giving us a thorough and honest opinion during the buying process. Her extensive network of professionals throughout the area built over the years is also a valuable asset. I recommend her without reservation!
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- Greg Blahut
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Very professional and easy to work with. Informative and knowledgeable about property being offered. Enjoyable experience with her and her team.
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- Bruce McDonald (Maintenance Electrician)
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When we relocated here from Chicago, we needed a home quite quickly. Terri helped our sales agent, Vickie Brooks, buy a home that Terri had advertised. Terri help us at closing when the water was shut off and a property tax lean was placed on the home because of the builder who was having a tough time in a very poor market back in 2009. All was resolved in 24 hours. Terri also help in getting us a standard mailbox that was part of owning a home in the Village at Hilton. All in all, the transition to living in South Carolina has gone very well. We have a lot of friends that we met to include Terri Scheper.
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- Dante Capriotti (Retired - DuPont Chemist)
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Selling my childhood home was a very emotional and especially difficult thing for me to do. Living 3,000 miles away complicated things even more. Thank goodness for Terri!! Her professionalism and calm demeanor in even the most challenging circumstances were a godsend. Add sensitivity, caring and patience to these great attributes and an insurmountable situation is solved and handled with love and respect. Terri priced, marketed and sold my parents' home in record time. She understands the neighborhoods and markets, and was able to guide and negotiate the sale price that we required. I highly recommend Terri for any real estate transaction. She is a one-in-a-million agent / person, and sets the bar for every other real estate agent. Without a doubt, the best.
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- Sarah Stinson (Biotechnology Research Analyst)
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We relocated from Ohio, met with Terri several months prior to our move. In this crazy market within days, she had us in contract! Terri and her team have been amazing to us and made our transition to SC so much better. We cannot say enough good things and recommend Terri for all of your real estate needs!
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- Missy Patterson
"
Terri is wonderful to work with! She is very knowledgeable about the market and has great advice. We would highly recommend Terri to anyone.
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- Michelle Florine
"
Terri did a fantastic job helping my family buy a home. She went out of her way to schedule times to view homes and gave great advice on what to do. She really worked hard to help us secure a home at a time when buying is not easy. She is a wonderful agent who has the experience and connections to make buying a home a smooth process. I highly recommend her as a realtor.
"
- Ron Josey
"
Terry found us our dream home and she goes the extra mile for her clients!
We had been looking for a home in the area for years. Within months of meeting Terri she found us the perfect home. She is knowledgeable, professional, experienced, and truly cares about the people she works for. We highly recommend you choose her to help you with your real estate needs.
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- Darleen Rash
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I can't recommend Terri highly enough. She jumped into our brains as soon as she met us, asked the right questions, and found us our perfect lake/retirement home. She also stayed within our budget; brokers often like to try to try to get you to expand your budget but Terri didn't do that at all. With limited availability on the market, she used her vast arsenal of skills and contacts to show us a home that was not on the market yet; and that one was the home that we chose.
In addition to all of that, when you spend a day with Terri, it is fun! She is a nice person, she is a wealth of knowledge, and even my mortgage broker told me, "she is good, she knows what she is doing".
"
- Nancy Zambarda
"
Terri did a fantastic job helping me buy a home. She is a wonderful agent who has the experience and connections to make buying a home a smooth process. I highly recommend her as a realtor.
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- Jonathan Harling
"
Terri did an outstanding job in finding me the property that I was looking for. She listened (and understood) what I was looking for and did not waste my time looking at things that I would not be interested in. The result was that we found the property that I was looking for in a very short time frame.
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- Jack La force
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Terri helped me with my first investment property. She holds great knowledge in helping young entrepreneurs invest in real estate.
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- Stephen Alexander
"
We hired Terri to sell our home in Chapin during the fall of 2018. She did an amazing job helping us through what was at times a difficult transaction. Her experience in and knowledge of the real estate industry and her ability to work with others got us through the closing process. We highly recommend Terri!
"
- Robert Livingston (Homeowner)
"
Terri recommended the latest paint and carpet color to spruce up our home. Subsequently our home sold in 25 days!
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- Dan Bach (Chief Financial Officer)
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Terri is INCREDIBLE! We found her by accident and immediately felt at ease and excited to start the process of finding our dream home. In a tough market, it took her no time at all to find exactly what we were looking for and we now wake up each morning with a smile on our faces thanks to Terri. Give her a call, you’ll be so thankful you did!! 10/10!
"
- Luke Wey
"
Terri was kind enough to sit us down, after viewing a house we really liked but would require extensive remodeling, for a heart to heart talk about finances. We appreciated her honesty with us. She helped us find a new house that was affordable for us. We love it.
Tommy and Linda Poole
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- Linda Poole
"
Terri and her staff are very thorough. They are very knowledgeable about the Chapin SC area. They are very accessable and helpful to their clients. I highly recommend them.
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- Billy Norton
"
Terri is awesome! She is very knowledgeable about not only the homes and land in area, but surrounding areas and every part of the home buying process. She was very attentive to all my needs and eager to answer questions whenever i had them, and trust me, i had a lot! She never made me feel like i was bothering her, and her and her realtor, Melinda, helped me get through the entire process. Will absolutely work with Terri again, and I will continue to recommend her and her team.
"
- Maxx Doss
"
I highly recommend Teri and her team (Melinda) was so much more than a realtor during a tough stretch to get things done
Teri is an absolutely one of the most determined minded individuals I have met on a professional level in many years
Her knowledge of every aspect of the industry was so key in making things happen
Bob Rozier
"
- Bob Rozier (Retired sales marketing )
"
It was a very pleasant experience working with Terri. I happened to get to know Terri and our house was sold less than a month after we signed the contract. Terri and her team are very professional, responsible, thoughtful and customer-oriented. I highly recommend Terri if you need to sell or buy a house.
"
- Shiqi Hao (Education Research Consultant )
"
Terri guided us smoothly on the search and purchased of our new home. Terri’s knowledge, professionalism and attention to details exceeded our expectations! Thanks for a job well done!
"
- Gaddiel Torres (Converting Superintendent )
"
Terri and her team did an amazing job. I had an offer in less than a week. They handled all the details. Have worked with them in the past and will again for future needs.
"
- Yvette Spees (Director of Nursing )
The data relating to real estate for sale on this web site comes in part from the South Carolina - CML Consolidated Multiple Listings. Real estate listings held by brokerage firms other than NextHome Specialists are marked with the IDX logo.
All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) nor NextHome Specialists shall be responsible for any typographical errors,
