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a tvm financial calculator
Ultimate Financial Calculator™

Time-value-of-money calculations with regular or irregular cash flows. Solve for:

  • Present Value (PV)
  • Future Value (FV)
  • Payment amount, rate or term
  • Exact loan payoff amount
  • 25 step-by-step tutorials

The Ultimate Financial Calculator (UFC) is the most sophisticated, most flexible calculator on and I think on the entire internet. It works extraordinarily well as both a time value of money calculator and as a loan or mortgage payoff calculator.

See the tutorials below for step-by-step instructions.

If you are someone who needs date accurate results with either regular or irregular cash flows (loans, payments, deposits, withdrawals, investments), this is the calculator you should study and use.


For best results, turn your device   
Idx No Series Date Amount # Periods Frequency End Date Series Options cmpFreq specialSeriesType SpecialSeriesStruct


  Original Size  

What is Time Value of Money?

Time Value of Money (TVM) is the concept that the value of money itself changes over time. Having a dollar today is worth more than a dollar tomorrow. Solving for present value, future value, amount, interest rate and term are some standard time value of money (Wikipedia) calculations. The free UFC is capable of performing any of these calculations with regular or irregular amounts as of any date for investment, savings or loan cash flow.

Time value of money example

As a free time value of money calculator, UFC can calculate unknown amounts for complex and irregular cash flows. The below example answers the question, "How much do I need to invest for 48 quarterly periods to have a total future value that will then let me withdrawal $1,000 monthly for 180 months?"

To answer this question, set the calculator up as shown:

time value of money calculation setup
Time value of money unknown cash flow setup
time value of money calculator result
TVM calculator showing unknown investment cash flow amount result

If you are someone who regularly needs to do TVM calculations, then it is worth your time to study the features this calculator offers. It can replace easily three-quarters of the calculators found on this site — and on other websites too!

Calculator's Features

Solve for any unknown

  • Payment or loan amount
  • Deposit or withdrawal
  • Yields: APR, APY or IRR
  • Balance as of a specific date
  • Date a specific balance is reached *
  • Present value (PV)
  • Future value (FV)
  • Balloon payment amount
  • Payment required to reach a specific balloon
  • Number of payments
  • Interest rates - nominal or effective *
  • Discounted values
  • Remaining balance
  • Deposit required

Any type of calculation method

  • Normal amortization or investment
  • Rule-of-78s
  • Canadian methods
  • US Rule — simple interest
  • Supports 360, 364 and 365 day years
  • Exact day or periodic interest calculations

Scheduled (but adjustable) Payment Frequencies

  • Daily
  • Weekly
  • Bi-weekly
  • Twice monthly (Half-month)
  • Every 4 weeks
  • Monthly
  • Bi-monthly (every two months)
  • Quarterly
  • Every 4 months
  • Semi-annual
  • Annual

 * Feature only available in C-Value! ™,
our cash flow calculator for Windows™

Flexible Reports & Schedules

  • Amortization & investment schedules
  • Schedules with details or totals only *
  • Custom headers and labels *
  • Change fonts, colors *
  • Select a fiscal year end *
  • Reg. Z APR disclosure report *

Handles any type of cash flow

  • Normal
  • Interest only
  • Enter your own payment amount
  • Negative amortization
  • Skipped payments or deposits
  • Fixed principal + interest
  • Percent step amounts
  • Dollar step amounts
  • Balloon payments
  • Extra payments — principal only
  • Payments to interest
  • Cash flow amounts set to any random date

Compounding Frequencies

  • Exact day simple
  • Daily compounding
  • Weekly
  • Bi-weekly
  • Twice monthly (Half-month)
  • Every 4 weeks
  • Monthly
  • Bi-monthly (every two months)
  • Quarterly
  • Every 4 months
  • Semi-annual
  • Annual
  • Continuous
  • Change the frequency of compounding during a cash flow
  • No compounding option when rate changes

Using UFC as a Mortgage or Loan Payoff Calculator

A well-designed loan payoff calculator will answer any of these questions:

  • How many payments do I have left?
  • When will my loan be paid off if I make extra payments?
  • What payment is required to pay a loan off by a given date?
  • The borrower missed payments, paid late and paid additional amounts and there were interest rate changes, what is the exact loan balance due as of today?
C-Value!, A TVM Calculator for Windows

An extremely flexible time-value-of-money calculator for Windows computers.

  • Loan or investment calculations.
  • Cash flows can be regular or irregular
  • Create and print schedules.
  • Save your data to disk for later use.

Suitable for auditors, accountants, lawyers and you!

Answering the first three questions is straightforward and takes but a second, but, as you may have guessed, calculating the payoff amount for the fourth scenario is more involved. For instructions on how to use the UFC as a tool for tracking a mortgage or loan balance with payment and interest rate changes, read my tutorial Calculate Loan Balance — Loan Payoff Calculation.

Mortgage or loan payoff examples

If you want to know how many payments are left or when the last payment is due, enter the current interest rate (4% for our example) and set compounding. Then in row one, enter the last known loan balance and the balance as of date ($250,000 and Sept. 1). In the 2nd row enter the due date of the next payment after the loan balance date in row one (this may also be the balance date), enter the scheduled payment amount, set "#Periods" to "Unknown" and set the payment frequency (monthly). Your screen will look like this:

loan payoff calculator setup
Loan payoff calculator setup

After clicking "Calculate," your screen should look like below. There are 143 remaining payments, and the last payment will be due on August 1.

loan payoff calculator result
Loan payoff result showing payments remaining and due date of the last payment.

Now, let's delve in a bit deeper. You plan to pay an extra $150 a month on your mortgage, and you want to know the payoff date. The UFC excels as an early payoff calculator. If we use the above example, all you need to do is change the payment amount to $2,350.00 and set "#Periods" to "Unknown" again.

mortgage payoff calculator setup
Example showing early loan or mortgage payoff calculator setup

Click "Calculate" once again. Your screen should look like below. Now only 132 payments are remaining, and the last payment will be due on September 1 a year earlier.

mortgage payoff calculator result
Early payoff result showing payments remaining and due date of the last payment.

Now, if you're lucky, the mortgage is paid off just as the first child is going off to college. :-)

Financial Calculations Step-by-Step Tutorials


The below tutorials walk you through the steps for setting up the indicated financial calculation. I recommend that you right click on a link and select "Open in New Window" so you can have the calculator handy in this window as you read.

  1. Calculate Payment
    • loan or mortgage periodic payment calculation
    • also an introduction to this calculator
  2. Investment Cash Flow
    • calculating final value
  3. Calculate Income From An Investment
    • How to calculate income you can expect from an investment
  4. Adjustable Rate Mortgage or Loan Calculator
    • ARM with interest rate changes on any date you desire
  5. Calculate a Loan's Term
    • How to solve for an unknown number of payments
  6. Calculate Loan Amount
    • How much can I borrow?
  7. Balloon Payment Calculation
    • Calculate the balloon amount
  8. Balloon Loan Calculation
    • Calculate the periodic payment required to result in a specified balloon
  9. Random Extra Principal Payment
    • How to prepay principal on any date
  10. Loan with Series of Extra Principal Payments
    • How to calculate loan or mortgage with extra payments
  11. Construction Loan Calculator
    • Generally a short term loan with multiple borrows
  12. Monthly Skipped Payments
    • Loan or mortgage with scheduled skipped payments
  13. Odd Length First Period
    • Interest payment options for initial period
  14. Interest Only Loan
    • Initial series of interest only payments
  15. Biweekly Mortgage Payments
    • Pay 1/2 the monthly payment every other week to reduce the total interest paid
  16. US Rule
    • No interest charged on interest — separate tracking of interest balance
  17. How much do I have to save or invest?
    • State your goal - calculate periodic investment amount needed to reach goal
  18. Paying for College
    • You may have longer than you think
    • Multiple investments with multiple, overlapping withdrawals
    • Demonstrates solving for unknown in complex cash flow
  19. Future Value Calculation
    • How to set up simple or complex cash flows to calculate FV
  20. Present Value Calculation
    • How to discount a simple or complex cash flow to find its PV
  21. Calculate PV of Fixed Principal + Interest Loan
    • Calculate PV of the declining payment amount
    • Demonstrates the cash flow analytics of this calculator
  22. Calculate Rate of Return (ROR) on an Annuity
    • How to set up an annualized ROR calculation
  23. Calculate Time It Takes to Reach Investment Goal
    • Set a goal and see how long it takes to reach it
  24. Calculate ROI for X Days
    • Exact day return on investment calculation
  25. Calculate Loan Balance — Loan Payoff Calculation
    • Enter payments for any amount on date made — audit balance due

Calculators the Ultimate Financial Calculator Replaces

With this calculator's flexibility, it will meet the needs of anyone searching for:

  • loan repayment calculator
  • loan payoff calculator
  • mortgage payoff calculator
  • repayment calculator
  • student loan repayment calculator
  • home loan repayment calculator
  • car loan repayment calculator
  • debt payoff calculator
  • early mortgage payoff calculator
  • debt repayment calculator
  • individual or specialty TVM calculators

270 Comments on “Ultimate Financial Calculator”

financial online calculator Join the conversation. Tell me what you think.
  • Do you have a calculator that accommodates both an amo schedule, but that allows and calculates lump sums in the midst of the schedule to reduce the principal? Say for example, the loan amount is $50,000.00 and at some point the borrower wants to pay $5,000.00 in the midst of their payments? Is there a way to accurately calculate that change? Thank you.

    • This calculator will do what you need. Did you see the tutorials? Scroll down the page, there are two the specifically deal with extra payments.

      If something isn’t clear, please ask again.

  • is there a way to go backwards and fill in the blanks if i give you what the Final principal & interest amounts will end up being at the end of the term?

    • It should be possible, depending on what you mean by "the blanks." For example, no calculator is going to solve for both a term and a rate in the same calculation. The result would be infinitely variable.

      Please give me some details.

      • The total principal amount needs to be $27738.00. The total interest amount needs to be $160158.00. Payments are $1252.87 a month. Term is till 11/10/2026 with extra payments being made periodically. There is an interest rate of 2.5%. What would the break down be between prin & int per month?

        • Thanks for the details.

          The calculator can create a schedule to show the breakdown between principal and interest, but the initial inputs need to be mathematically correct. Either there is a typo in the numbers you’ve provided, or I’m not understanding something. Also, there are a few details missing, but I can make some assumptions.

          Here’s what I mean.

          First, I’m assuming this is a loan and that the loan was advanced on Oct. 10, 2018 and the first payment date is Nov. 10th, 2018. If that’s the case, then there are 97 monthly payments if you want the last payment to be on Nov. 10, 2026.

          So far, so good. You would set the calculator up with 2 rows, a loan row on Oct. 10 for a loan amount of $27,738.00 and a 2nd row as a payment row, with 97 monthly payments of $1,257.87. The calculator will then show you the "End Date" equal to 11/10/2026, just what you want. You can adjust these assumptions as needed.

          The problem comes in with the arithmetic.

          The 97 payments of $1,252.87 equal $121,528.40 (97 x $1,25.87).

          But your stated total interest of $160,158.00 plus the loan amount of $27,738.00 equal $187,896.00 ($160,158.00 + $27,738.00).

          The problem here is the total of the payments do not add up to the total loan principal plus the interest.

          There’s one other problem, for which I won’t go into the math, but if the loan is really only for about $27,000 and the inteest is $160,000, then that way, way more than 2.5% per year.

          If you want to see what the correct interest rate is (and not worry about the above math issue) then setup the calculator as I described and enter "Unknown" for the interest rate. When you click the "Calc" button, the calculator will calculate the true interest rate.

          Was there a typo in the loan amount?

        • There is one more thing you can do.

          Assuming 97 payments and the dates I used, then the payment amount should be $1,937.07 each month to pay back the total principal and interest of $187,896.

          Set the loan up with the 2 rows as I described but use this $1,937.07 for the payment amount. And set the "Initial Interest Rate" to "Unknown". Click on calc and you’ll see the interest rate is over 80%!. Look at the end of the schedule and you’ll see that the total interest come to $160,158 depending on how other options are set (such as compounding).

  • Ruth Sherwood says:

    I am computer stupid I guess… I have some owner financed rental property. Unfortunately I need a program with flexibility in late and partial payments I want to be able to input the payments as I receive them, deduct late fees and have the end of year information to complete the 1098 for the IRS (loan balance, interest paid, late fees paid, etc). I’ve been doing it by hand and when they make extremely irregular partial payments, it becomes a bookkeeping nightmare. Do you have a program that will take care of my needs, as well as, simple for me to set up.
    Thank you
    I would prefer to talk on the phone, if that’s something you do.
    254-773-7884 landline

    • This calculator will do what you need. Have you tried it? Please scroll down the page and look at tutorial #25 about tracking loan payments.

      The only thing is, the user can label anything as a fee. A fee is just a new loan amount added to the balance. C-Value! will let you enter fees. Try this calculator first, and if it works for you and you like it, then you can buy C-Value! ($49.95 for Windows computers. The link is at the top of the page.)

      • Ruth Sherwood says:

        I’ve tried to experiment with the calculator. Only did simple on time payments, but when I look at the schedule it has added multiples in there. The first 2 payment lines were correct. But then on the following lines it switched to negatives, in multiples of the payment amounts.

        • If under "# Periods" you have entered 3, for example, then there will be 3 rows in the schedule with the dates determined by the "Frequency".

          I have 2 suggestions:

          1. Take a look at tutorial #1 as it goes into some of the basic details for getting started.
          2. Try entering each payment on the date received and make sure you set # Periods to 1.

          Please let me know how you make out.

  • Ruth Sherwood says:

    I copied and pasted the screen where I enter payments.
    I also copied and pasted the schedule screen.

    For each payment I entered, on the schedule screen it show two lines. One with principal and interest figures, then another line with the same date and the total payment going toward principal.

    Please help
    Initial Interest Rate?:
    Initial Compounding?:
    Schedule Type?:
    Calculate Method?:
    No Series Date Amount # Periods Frequency End Date Series Options




    # Periods


    End Date

    Series Options
    1 Loan 03/31/2014 $43,900.00 1 Loan Options
    2 Payment 05/01/2014 $471.75 180 Monthly 04/01/2029 Cash Flow Options
    3 Payment 06/01/2014 $471.75 1
    4 Payment 07/01/2014 $471.75 1
    5 Payment 08/01/2014
    Loan Summary
    Loan Amount: $43,900.00 Number of Payments: 184
    Annual Interest Rate: 10.0000% Periodic Payment: $471.75
    Loan Date: 03/31/2014 1st Payment Due: 05/01/2014
    Payment Frequency: Monthly Last Payment Due: 04/01/2029
    Total Interest Due: $36,282.34 Total All Payments: $86,330.25
    Payment Schedule
    #/Year Date Payment Interest Principal Balance
    Open Balance – No rounding adjustment selected Calculation method: Normal, 360 days per year
    Loan: 03/31/2014 0.00 0.00 0.00 43,900.00
    1:1 05/01/2014 471.75 365.83 105.92 43,794.08
    2:1 06/01/2014 471.75 364.95 106.80 43,687.28
    3:1 06/01/2014 471.75 0.00 471.75 43,215.53
    4:1 07/01/2014 471.75 360.13 111.62 43,103.91
    5:1 07/01/2014 471.75 0.00 471.75 42,632.16
    6:1 08/0

    • The problem is with your second input row:

      2 Payment 05/01/2014 $471.75 180 Monthly 04/01/2029 Cash Flow Options

      The "180" is telling the calculator to create 180 monthly payments starting on May 5, 2014 and ending on April 1, 2029.

      I believe you should set that to 1, since you are then entering each payment as they are made.

  • Hello Karl , thank you for providing the Mortgage Calculators !
    Looking at the UFC calculator , here are the current figures on our loan :
    balance : $ 30,561
    rate : 3.25 %
    monthly payment : $ 234.59
    Currently we are paying the $ 234.59 twice a month and also an additional $ 750.00 extra each month. The additional $ 750.00 per month goes out with the first payment each month around the 5th of the month. Either I’m doing something wrong or using the wrong calculator because whenever I just split the payment into ” $ 492.95 ” and try ” twice monthly ” I get the same payoff date as when I try the flat $ 750.00 per month extra with the $ 234.59 regular payment” $ 984.59 “. Is there a way to calculate for the above scenarios ?
    C.O.A.T. inc.

    • Correction : to the ” ben says ” question . We are paying the $ 234.59 monthly payment twice a month, that would be $ 117.29 twice a month not $ 234.59 twice a month, with the additional $ 750.00 payment around the fifth of the month.
      C.O.A.T. inc

      • I think I get you now. You are going to pay a total of $984.59 a month and you want to see does it make a difference if you pay it in 2 payments of $492 or two payment of $867 on or about the 5th and $117 on about the 19th. The calculator answered correctly. It won’t make any meaningful difference. Why are you expecting it would. The monthly payment isn’t changing, only the timing is.

        Or am I still misunderstanding?

  • i need an amortization sheet run on a $90,000 contract at 4.5% interest, with monthly payments of $1,000.00 per month with balloon payments on the 12 th month of $10,000.00 of each year or every 12th payment. when will the loan be paid off?
    can you help

    • Thank you for this question. It’s an interesting problem.

      This calculator is able to create a schedule that meets your requirements. It’s a two-step calculation.

      Make sure that under "Settings", the rounding option is set to "Open Balance" and set your interest rate. Then, the next thing you must do is set up the cash flows.

      In your case, this will take 3 rows.

      1. First row is a loan row. Assume Jan 1, 2019. Amount is $90,000. For number of periods, leave it set to 1 for one loan.
      2. The next row will establish the monthly payments. Assume the 1st payment is Feb. 2, 2019. For number of periods just enter any number more than what it will take to pay off the loan. I set it to 180. At the end of the row, click on "Cash flow options" and select "Monthly Skip". You want to skip the 12th month so select January.
      3. For the 3rd row, set the date to Jan. 1, 2020, and set the amount to $10,000. Make the payment frequency annually. Once again, set the number of periods to a larger number than you need. Obviously, 10, would more than be enough.

      Now, click on the schedule button. You’ll have a payment schedule that meets your needs, except for the fact that the loan balance goes below 0. But you’ll have 11 $1,000 payments followed by a single $10,000 payment. You’ll also have a single $0.00 payment in the sequence which is at the 12th month indicating the skipped payment.

      All you need to do now is to note where the balance goes below 0.


      1. Go back an select a different rounding option
      2. Set the values under the "# Periods" in rows 2 and 3 to the number where loan goes to 0.

      Now, look at the schedule. You can come back and tweak the "# Periods" in rows 2 and 3 as needed.

      This should get you started anyway. If you have any other questions, feel free to ask them here.

      (If you need to get rid of the 0 payment representing the skipped month. We can work on that too.)

  • Hi Karl,

    Merry Christmas to you.

    I live in Australia and I retired in February 2018 and need to calculate an annuity with the following inputs.

    I want to calculate the amount I need to deposit into my superannuation account to provide the following inflation adjusted payments. Ie increase the fortnightly (or monthly) payment to account for inflation so that my original purchasing power remain constant.

    1: Interest rate say 1.5%
    2 Fortnightly payment of $1,000 adjusted for inflation every quarter (or what every period is easy.) Say inflation rate is 3% per year
    3 Payment in total 208 (8 years)
    4: Inflation adjustment every quarter ( or some other period)
    5: Payment to start at some future date say 1/1/2026

    For example fortnightly payments 1 to 13: $1,000.
    Quarterly inflation adjustment of 0.0011538% (3/26). Fortnightly payments 14 to 26: $1,001.15.
    Quarterly inflation adjustment of 0.0011538% (3/26). Fortnightly payments 27 to 39: $1,002.30.
    Quarterly inflation adjustment of 0.0011538% (3/26). Fortnightly payments 40 to 52: $1,003.46. etc ,etc.

    I need to know how much I need as the initial deposit in my superannuation account today to provide myself a regular income stream in the pension phase starting 1/1/2026. Once I start the pension drawdown on 1/1/2016 I have the option of increasing the drawdown rate each quarter.

    Regards and best wishes

    Graham Smith 25 Dec 2018

    • Hello Graham,

      Thank you.

      The calculation you need is the present value calculation. Scroll down the page tot he tutorial section and see tutorial #20:

      Since you already have the inflation adjustments calculated, the way you set it up in the calculator is straightforward.

      Create row 1 with today’s date and an unknown amount. This is the unknown initial deposit. Row 2 will have the cash flow stream starting on Jan. 1, 2026 for $1,000.

      Then enter the additional cash flows with their starting dates and the inflation adjustments.

      If you had not already calculated the inflation adjustment, you could have used the percentage step special series.

      Please ask if any of this is not clear.

  • Christina Sias says:

    Have a debt in small claims that accrued over time and is paid off via the judges criteria. Put it all in this sheet, and that is great, but there is no column, when I print it, to show the additional value of the loan. In order to send it to the person who owes it, she will want the individual loan amounts listed. How do I do this?

    • The printed schedule will show everything. However, I don’t quite follow you. Can you give me a simplified example and I’ll write up the steps?

  • Excellent calculator. I’m interested in being able to save my data month to month. Also, on the 2019 version, I cant get settings to calculate at 365 days. It keeps calculating at 360 days. Any suggestions? Thanks.

    • Hi Frank, I see what you mean. 360/365 is working on my development computer, so something must not have been updated correctly on this new site. I’ll have to take a look at this tomorrow. Thanks for letting me know. And glad to hear you think it’s an excellent calculator.

  • Is there any way to save the Loan Payoff Calculator onto your computer system so that you can go back to it at a later time and make adjustments if the debtor does not make a payment during a certain month?

    • Thank you for the opportunity to give you my sales pitch. 🙂

      If are using a Windows computer, you may purchase C-Value! for $49.95. C-Value! is functionally like this web calculator, except its’for installing and running on Windows computer and it lets you save your work to disk.

  • I’m getting a difference in the closing balance with what I have calculated in Excel; I followed your instructions on a previous comment but I’m still getting a small difference in the final amount. For example, I have a loan amount of $20,000 received on the 25/10/18 and another 80,000 on 21/01/19 at an annual rate of 5% and I have an opening balance of $75,000 at the beginning of the FY.

    I’ve entered the interest at 5%, the initial compounding as annual, and I have 4 rows, first one for the opening balance as a loan, second and third row as loans as well, all with 1 period and the last row as Payment with the amount unknown and then I hit calculate. Is there anywhere I’ve entered incorrectly to calculate the last amount on 30/06/2019 to result in the difference in values?

  • I want to use your Ultimate Financial Calculator to compare where we are on a loan with payments made on certain dates vs where we would be on the same loan with the same payment dates at a different interest rate.

    I want to use the Daily 365 method of interest calculation. When I use your Simple Interest Calculator, I get the same interest payment that our system shows for each payment with the current rate. When I use the Ultimate Financial Calculator, the amount of interest paid is a little off. What am I doing wrong? I selected 365 rather than 360.

    Thanks in advance for any assistance you can provide.

    • Hi Sandra, I get exactly the same results for both calculators. Using the UFC, I took the default loan amount. Change the first payment date to April 15, 2019, and set the long period interest option (under settings) to pay with first. I set the initial compounding to "Simple/Exact" and the rate to 6.5%. The interest due with the first payment is $2,003.42.

      I then tried the simple interest calculator for the same date range and I go the same result.

      I’m wondering, did you have the compounding set to simple/exact on this calculator. You have to in order to match the simple interest calculator.

      Let me know if you have any questions.

    • Could you please clarify what you mean by "the program"? You were on a page with a calculator that can be used as is. There’s nothing to open. Unless you mean by one of the Windows programs, i.e. C-Value! or SolveIT!.

  • Hello,
    I love your calculator but I’m having a technical issue. I’m trying make an amortization schedule that Dec-Feb is interest only then P&I payments March-Nov and reoccurring every year. Unfortunately when I click on the Series Options to change to interest only for that three months it will let me do it the first time but when I get to the next year to do it again I cant click on the interest only tab.

    • That’s not good. I see what you mean. There is a workaround fortunately that you can use until I get it fixed. When the series window opens, it’s not fully loading. You can see this because the initial display area is empty. What you need to do is to click on a tab in the first row (it’s random). Once the screen shows the input for the front row tab, then you’ll be able to click on the Interest Only tab in the back row and use it.

      Thanks for letting me know about this problem I’ll try to get it fixed within a week.

    • Hello Amy, I have fixed the problem you reported with the "Series Option". If you still need a schedule, it should work as expected.

      You may have to perform a hard refresh of the page if you don’t see the change right away:

      Depending on your operating system all you need to do is the following key combination:

      • Windows: ctrl + F5
      • Mac/Apple: Apple + R or command + R
      • Linux: F5

      Above, from Refresh Your Cache.

    • The only limit to the number of individual payments you can enter is your patience.

      Use the "Next" button at the bottom of the page once the first nine are entered. (Or click on the page 2 button.)

      If you reach the end, you can click on the "Insert" button to add more empty rows.

Comments, suggestions & questions welcomed...

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