Course Outlines

Georgia 75 hour Sales Agent Pre-licensing – Course Outline

Class # 1 Introduction to the Real Estate Business – 3 hours

• The Real Estate Business
• Real Estate: A Business of Many Specializations
• Professional Organizations
• Types of Real Property
• The Real Estate Market

Class # 2 Real Property and the Law – 3 hours

• Real Property and the Law
• Land, Real Estate, and Real Property
• Real Property versus Personal Property
• Characteristics of Real Property
• Laws Affecting Real Estate

Class # 3 Concepts of Home Ownership – 3 hours

• Home Ownership Concepts
• Home Ownership
• Housing Affordability
• Homeowner’s Insurance
• Federal Flood Insurance Program

Class # 4 Agency – 3 hours

• Introduction to Real Estate Agency
• Law of Agency
• Creation of Agency
• Types of Agency Relationships
• Costumer-Level Services

Class # 5 Real Estate Brokerage – 3 hours

• Introduction
• The History of Brokerage
• Real Estate License Laws
• Real Estate Brokerage
• Antitrust Laws

Class # 6 Listing Agreements and Buyer Representation – 3 hours

• Listing Agreements and Buyer Representation
• Listing Agreements and Pricing Property
• Termination of Listings
• The Listing Process
• The Listing Contract Form
• Buyer Agency Agreements

Class # 7 Interests in Real Estate – 3 hours

• Interests in Real Estate
• Governmental Powers
• Estates in Land
• Encumbrances
• Water Rights

Class # 8 Forms of Real Estate Ownership – 3 hours

• Forms of Real Estate Ownership
• Ownership in Severalty
• Co-Ownership
• Trusts
• Ownership of Real Estate by Business Organizations
• Condominiums, Cooperatives, Town Houses, and Time Shares

Class # 9 Legal Descriptions – 3 hours

• Describing Land
• Methods of Describing Real Estate
• Preparing a Survey
• Measuring Elevators

Class # 10 Real Estate Taxes and Liens – 3 hours
Graded Quiz (Corrected to 100%)

• Real Estate Taxes and Liens
• Liens
• Real Estate Tax Liens
• Other Liens on Real Property

Class # 11 Real Estate Contracts – 3 hours

• Real Estate Contracts
• Contract Law
• Discharge of Contracts
• Contracts Used in the Real Estate Business

Class # 12 Transfer of Title – 3 hours

• Transfer of Title
• Title
• Voluntary Alienation
• Involuntary Alienation
• Conveyance of Decedent’s Property

Class # 13 Title Records – 3 hours

• Title Records
• Public Records
• Proof of Ownership

Class # 14 Real Estate Financing Principles – 3 hours

• Real Estate Financing Principles
• Mortgage Law
• Security and Debt
• Promissory Note
• Mortgages or Deeds of Trust
• Provisions of Land Contracts and Owner Financing
• Foreclosure

Class # 15 Real Estate Financing Practice – 3 hours

• Real Estate Financing Practice
• Introduction to the Real Estate Financial Market
• Financing Techniques
• Loan Programs
• Other Financing Techniques
• Finance Legislation and Georgia’s Residential Mortgage Fraud law
• Computerized Loan Origination (CLO)

Class # 16 Leases – 3 hours
(Mid-Term Exam, 2 Hours)

• Leases
• Leasing Real Estate
• Leasehold Estates
• Lease Agreements
• Types of Leases
• Discharge of Leases
• Fair Housing and Civil Rights Laws

Class # 17 Property Management – 3 hours

• Property Management
• The Property manager
• The Management Plan and Agreement
• The Property manager’s Responsibilities
• Federal Laws Affecting Property Management
• Risk Management and Environmental Issues Related to Property Management
• Georgia Community Association Management

Class # 18 Real Estate Appraisal – 3 hours

• Real Estate Appraisal
• Appraising
• The Appraisal Process
• Value
• The Three Approaches to Value
• Georgia Appraiser Classifications

Class # 19 Land-Use Controls and Property Development – 3 hours

• Land-Use Controls and Property Development
• Land-Use Controls
• The Comprehensive Plan
• Zoning
• Building Codes and Certificates of Occupancy
• Subdivision
• Private Land-Use Sales
• Regulation of Land Sales

Class # 20 Fair Housing and Ethical Practices – 3 hours

• Fair Housing and Ethical Practices
• Equal Opportunity in Housing
• Fair Housing Act
• Georgia Fair Housing Law
• Fair Housing Practices
• Enforcement of the Fair Housing Act
• Implications for Brokers and Salespeople
• Professional Ethics

Class # 21 Environmental Issues and the Real Estate Transaction – 3 hours

• Environmental Issues
• Hazardous Substances
• Groundwater Protection
• Underground Storage Tanks
• Waste Disposal Sites
• Brownfields
• Environmental Protection
• Liability of Real Estate Professionals

Class # 22 Closing the Real Estate Transaction – 3 hours

• Closing the Real Estate Transaction
• Preclosing Procedures
• Conducting the Closing
• Real Estate Settlement Procedures Act (RESPA)
• Preparation of Closing Statements
• Prorations
• Sample Closing Statement

Class #23 Georgia Real Estate License Law – 3 hours

• Georgia Real Estate License Law
• The Georgia Real Estate Commission and the Real Estate Commissioner
• Obtaining and Maintaining a Real Estate License
• License Categories and Requirements
• The Licensing Examination
• The Real Estate License
• License Fees
• Educations
• Your Real Estate Business and the Georgia License Law
• Disciplinary Provisions and Loss of License
• The Real Estate Education, Research and Recovery Fund

Class # 24 Real Estate Mathematics – 3 hours

• Real Estate Mathematics
• Introduction to Calculators
• Measurement Problems
• Fractions, Decimals, and Percentages
• Percentage Problems
• Proration Problems

Final Exam, 4 Hours

Class # 1 Management Skills – 2 hour

• Management Styles
• Management Behavior
• Assuming the Position
• Oral Communication
• Business Writing
• Pick Your Forum
• Decision Making

Class # 2 Analyzing the Business Environment – 2 hours

• Economic Factors
• Political Factors
• Sociological Factors
• Analyzing Business Opportunities
• Analyzing the Competition
• Analyzing Your Organization

Class # 3 Developing a Plan – 2 hours

• Planning Rationale
• Your Business plan
• Implementing a Plan
• Life Cycles
• Legal Ownership Mode of Operation
• Mergers and Acquisitions
• Internal Structure
• Chain of Command

Class # 4 Structuring Business Systems – 2 hours

• Your Office
• Communications and Information Systems
• Facilities management
• Safety precautions
• Discussion Exercises

Class # 5 Structuring the Finances – 2 hours

• The Financials
• Financial Resources
• General operating Budget
• Prudent Procedures

Class # 6 Business Policies and Procedures – 2 hours

• Business Ethics Professionalism
• Policies and Procedures
• Conclusion
• Discussion Exercises

Class # 7 Marketing and Advertising – 2 hours

• Market Identity
• The Digital Media Business
• Tradition Meets the 21st Century
• Marketing Properties
• The Company’s Image
• Conclusion and Review Classes 1 – 7
• Discussion Exercises

Class #8 The Practical and Legal Realities of Staffing – 2 hours

• Personnel Positions
• Compensation Management
• Legalities of Employment
• Employer of Choice
• Employer Process
• Recruiting Salespeople
• Selecting Salespeople
• In-Class Exercises

Class # 9 Professional Development – 2 hours

• Indoctrination
• Professional Competence
• Engagement in the Organization
• Additional Opportunities
• Discussion Exercises

Class # 10 Coaching Performance – 2 hours

• Managing Employees and Independent Contractors
• Performance Appraisals
• Retention
• Resignation and Termination
• Discussion Exercises

Class # 11 Critiquing Operations – 2 hours

• Management of Information
• Managing with Information
• Maximizing Income
• Minimizing Expenses
• Looking into the Future

Class # 12 Managing Risk – 2 hours

• Protecting the Institution
• Risk Management Culture
• Defense in Risk Management
• Safety Precautions
• Discussion Exercises

Class # 13 Land-Use Controls and Property Development – 2 hours

• Land-Use Controls and Property Development
• Land-Use Controls
• The Comprehensive Plan
• Zoning
• Building Codes and Certificates of Occupancy
• Subdivision
• Private Land-Use Sales
• Regulation of Land Sales

Class # 14 Property Management – 2 hours

• Property Management
• The Property manager
• The Management Plan and Agreement
• The Property Manager’s Responsibilities
• Federal Laws Affecting Property Management
• Risk Management and Environmental Issues Related to Property Management
• Georgia Community Association Management

Mid-Term Examination, 2 Hours

Class # 15 Agency – 2 hours

• Introduction to Real Estate Agency
• Law of Agency
• Creation of Agency
• Types of Agency Relationships
• Costumer-Level Services

Class # 16 Listing Agreements and Buyer Representation – 2 hours

• Listing Agreements and Buyer Representation
• Listing Agreements and Pricing Property
• Termination of Listings
• The Listing Process
• The Listing Contract Form
• Buyer Agency Agreements

Class # 17 Leases – 2 hours

• Leases
• Leasing Real Estate
• Leasehold Estates
• Lease Agreements
• Types of Leases
• Discharge of Leases
• Fair Housing and Civil Rights Laws

Class # 18 Real Estate Brokerage – 2 hours

• Introduction
• The History of Brokerage
• Real Estate License Laws
• Real Estate Brokerage
• Antitrust Laws

Class # 19 Listing Agreements and Buyer Representation – 2 hours

• Listing Agreements and Buyer Representation
• Listing Agreements
• Termination of Listings
• The Listing Process
• The Listing Contract Form
• Buyer Agency Agreements

Class # 20 Real Estate Contracts – 2 hours

• Real Estate Contracts
• Contract Law
• Discharge of Contracts
• Contracts Used in the Real Estate Business

Class # 21 Transfer of Title – 2 hours

• Transfer of Title
• Title
• Voluntary Alienation
• Involuntary Alienation
• Conveyance of Decedent’s Property

Class # 22 Title Records – 2 hours

• Title Records
• Public Records
• Proof of Ownership

Class # 23 Real Estate Taxes and Liens – 2 hours

• Real Estate Taxes and Liens
• Liens
• Real Estate Tax Liens
• Other Liens on Real Property

Class # 24 Real Estate Financing Principles – 2 hours

• Real Estate Financing Principles
• Mortgage Law
• Security and Debt
• Promissory Note
• Mortgages or Deeds of Trust
• Provisions of Land Contracts and Owner Financing
• Foreclosure

Class # 25 Real Estate Financing Practice – 2 hours

• Real Estate Financing Practice
• Introduction to the Real Estate Financial Market
• Financing Techniques
• Loan Programs
• Other Financing Techniques
• Finance Legislation and Georgia’s Residential Mortgage Fraud law
• Computerized Loan Origination (CLO)

Class # 26 Fair Housing and Ethical Practices – 2 hours

• Fair Housing and Ethical Practices
• Equal Opportunity in Housing
• Fair Housing Act
• Georgia Fair Housing Law
• Fair Housing Practices
• Enforcement of the Fair Housing Act
• Implications for Brokers and Salespeople
• Professional Ethics

Class # 27 Environmental Issues and the Real Estate Transaction – 2 hours

• Environmental Issues
• Hazardous Substances
• Groundwater Protection
• Underground Storage Tanks
• Waste Disposal Sites
• Brownfields
• Environmental Protection
• Liability of Real Estate Professionals

Class # 28 Closing the Real Estate Transaction – 2 hours

• Closing the Real Estate Transaction
• Preclosing Procedures
• Conducting the Closing
• Real Estate Settlement Procedures Act (RESPA)
• Preparation of Closing Statements
• Prorations
• Sample Closing Statement

Class #29 Georgia Real Estate License Law – 2 hours

• Georgia Real Estate License Law
• The Georgia Real Estate Commission and the Real Estate Commissioner
• Obtaining and Maintaining a Real Estate License
• License Categories and Requirements
• The Licensing Examination
• The Real Estate License
• License Fees
• Educations
• Your Real Estate Business and the Georgia License Law
• Disciplinary Provisions and Loss of License
• The Real Estate Education, Research and Recovery Fund

Class # 30 Real Estate Mathematics – 2 hours

• Real Estate Mathematics
• Introduction to Calculators
• Measurement Problems
• Fractions, Decimals, and Percentages
• Percentage Problems
• Proration Problems

Final Examination, 4 Hours

Georgia Community Association Manager Pre-License

Class # 1   Georgia Real Estate Commission License Law– 3 Hours

• The Georgia Real Estate Commission O.C.G.A. Title 43 Chapter 40
  • The Georgia Real Estate Commission
  • The Real Estate Commissioner
  • GREC and the Public
• Georgia Real Estate Commission Licensure and Brokerage Rule 520-1
  • When is a license required?
  • Exceptions to Licensure
  • Exceptions to Exceptions
  • License Categories
• Georgia Licensure GREC InfoBase Chapter 2 and 3
  • Broker Supervisory Responsibilities
  • Licensed and Unlicensed Assistants
  • Moving to a Different Brokerage
  • Licensees Acting as Principals
  • Non-resident Licensees
• Getting a License in Georgia
  • List the categories of Licenses
  • Non-Resident Licenses
  • Obtaining Licenses
• Maintaining a License
  • Renewal Period
  • Inactive Licenses
  • Lapsed Licenses
• Real Estate Commission Sanctions
  • Refusal, Suspension or Revocation
  • Disciplinary Actions
  • Investigations and Hearings
  • Real Estate Education and Recovery Fund

Class # 2   Agency – 1.5 Hours

• Introduction to Real Estate Agency
  • Law of Agency
  • Creation of Agency
• Types of Agency Relationships
  • Single
  • Dual
  • Designated
  • Universal
  • Costumer-Level Services vs. Client Level Services
  • Termination of Agency

Class # 3 Brokerage Relationships in Real Estate Transaction Act (BRRETA) – Rule 520-1-.06 – 1.5 Hours

• Brokerage and Management Engagements
  • Prior to Entering a Brokerage Engagement
  • Confidentiality
  • Disclosure of Relationships
  • Broker Duties
  • Ministerial Acts

Class # 4 36 Unfair Trade Practices O.C.G.A. 43-40-25(B) – 1.5 Hours

• List and give examples of the 36 Unfair Trade Practices

Class # 5 Forms of Real Estate Ownership – 1.5 Hours

• Forms of Real Estate Ownership
• Leasehold Estates
• Specialized Housing
  • Town Houses
  • Manufactured Housing
  • Subsidized Housing
• Community Interest Ownership Associations
  • Condominiums
  • Cooperatives
  • Time Shares
  • Community Associations

Class # 6   Owner Relations – 1.5 Hours

• Ethics in Management
• Types of Relationships
  • Fiduciary Duties
  • The Management Agreement
  • Manager Responsibilities
  • Transfer Agreement
  • Management Compensation

Class # 7 Home Owner Associations – 3 Hours

• Homeowner’s Associations
  • Georgia Law of Corporations
• Property Owner’s Associations
  • The Georgia Property Owner’s Association Act
• Condominiums
  • The Georgia Condominium Act
  • Creations of a Condominium
  • Condominium Associations
• Timeshares

Class # 8   Master Association Relationships– 3 Hours

• Board of Directors
  • Board of Directors Duties
  • Association Offices – Duties
  • Role of CAM in Associations
  • Board Meetings

Class # 9   Managing the Office and Reports – 1.5 Hours

• Financial Analysis
  • Budget Vocabulary
• Community Association Accounting
  • Community Association Taxes
  • Resale Certificates
  • Accounting for Lender Recertification
  • Documents Required for Recertification

Class # 10 Real Estate Instruments and Conveyances– 1.5 Hours

• Notices
• Proxies
• GSA and POAA Liens
  • HOA Liens
  • Collections
• Amendments to Governing Documents

Class # 11 Managing Trust Accounts and Trust Funds Rule 520-1-.08 – 1.5 Hours

• Setting up a Designated Trust or Escrow Account
  • Accounting Requirements
  • No Commingling
• Managing a Real Estate Trust Account
  • Licensee’s Responsibilities
  • Disbursements
  • Trust Accounts for Property Management or Association Management
• Examinations of Trust Accounts
  • Monthly Reconciliation of Trust Accounts
• Trust Account Requirements for non-Broker Licensee Owned Property

Class # 12 Advertising – 1 Hour

• General Rules
• Internet Advertising
• Trade Names
• Licensee’s Acting as Principals
• Class # 13 Federal and State Laws – 1 Hour
• Antitrust laws
  • Public Rights and limitations
  • Sherman Anti-Trust Act
  • Protected Class Exemptions
• HUD
  • Stigmatized Property
  • Federal Fair Housing Laws
• Americans with Disabilities Act (ADA)
• Equal Credit Opportunity Act
• Fair Credit Reporting Act (FCRA)
• Megan’s Law
• Sexual Harassment
• Lead-Based Paint Hazard Reduction Act (LBPHRA)
• Uniform Residential Landlord and Tenant Act
• Telecommunications Laws

Class #14 Maintenance and Construction – .5 Hour

• Types of Maintenance
• ADA Compliance

Class # 15 Risk and Environmental Issues – 1 Hour

• Handling violations of covenants
• Insurance as a Method of Risk Reduction
  • Hazard Insurance
  • Flood Insurance
  • Commercial Liability Insurance
  • Directors and Officer’s Insurance
  • Fidelity Insurance
  • Property Insurance
  • Other Insurance

Class # 16   Safety Issues – .5 Hour

• Managing Life Safety and Security
  • Emergency Equipment and Technology
  • Role of Personnel in Life Safety
• Management Procedures Managing Criminal Activity Issues

Take a quiz to be graded and corrected to 100%.

Final Examination, 4 Hours

Course Outline:
Class #1 – Real Estate Marketing – 1.5 hours
• Identify marketing activities
• Discuss personal and brokerage marketing
Class #2 – The Marketing Concept – 1.5 hours
• Analyze components of marketing
• Who are role players?
Class #3 – Market Research – 1.5 hours
• Look into market research
• Explain the Federal Reserve
Class #4 – Data Analysis, Drawing Conclusions and Motivation – 1.5 hours
• Describe data collection
• Discuss Maslow’s hierarchy
Class #5 – Target Marketing – 1.5 hours
• Identify segmenting the market
• Discuss the market approach
Class #6 – Product and Pricing Strategy – 1.5 hours
• Describe enhancing value
• Compare price versus value
• Explain property pricing
• Group exercise – develop a list of items that will help sellers package a property for
marketing and sale
Class #7 – Pricing Your Services – 1.5 hours
• Distinguish commissions versus service pricing
Class #8 – Place and Promotion Strategy – 1.5 hours
• Explain four elements of real estate promotion
• Study Group – Promotional Plans
• Group presentations
Class #9 – Ethics and Real Estate Professionalism – 3 hours
• Describe sales and marketing and ethics
• Discuss protecting clients
Class #10 – Georgia Residential Fraud Law – 2 hours
• Identify fraud in advertising and in mortgage lending
Class #11 – Insights into a successful sale – No trust, no deal – 1.5 hours
• List and explain ways to overcome trust issues
Class #12 – Insights into a successful sale – No help, no hurry – 1.5 hours
• List and explain ways to overcome the FSBO mentality
Class #13 – Personal Selling – 2 hours
• Describe the advantages of personal selling
• Evaluate the importance of qualifying prospects
• Town hall – Discuss marketing plans, good and bad
Class #14 – The Interview and the Close – 3 hours
• Demonstrate multiple closing techniques
• List ways of negotiating the sale
• Identify solutions for trouble shooting
• Practice overcoming objections – individual
• Demonstrate skill and mastery via marketing plans
• Group review and wrap up
Final Exam – 4 hours

Class # 1 Foundations of Buyer Representation – 1.5 Hours

• Buyer Agency Definitions
• Common Law Agency
• Single Agency, Dual Agency, Designated Agency
• Brochures

Class # 2 Presenting Buyer Representation – 1.5 Hours

• Presenting Buyer Agency to a Client
• Buyer Agency Fees
• Commonly asked client questions and objections
• Service Options

Class # 3 Buyer Presentation Agreements – 1.5 Hours

• Exclusive Right to Represent, Exclusive Agency Agreement, Open Agency Agreements
• Terms and Conditions for the Buyer
• Compensation options
• Informed Consent
• For Sale By Owner

Class # 4 Buyer Representation in Action – 1.5 hours

• Diligent Buyer’s Agents
• Narrowing the Property Search
• Selecting Properties
• Purchase and Sale Agreement Negotiations
• For Sale By Owner Purchase and Sale Negotiations

Class # 1 Ethic’s in Today’s World and the Real Estate Professional – 1.5 hours

• Preamble to the NAR Code of Ethics
• General business ethics
• 17 Articles of the Code of Ethics
• Case Studies
• Agency issues for the real estate professional
• For Sale By Owner case studies
• Megan’s law

Class # 2 Other Real Estate Specialties – 1.5 hours

• Commercial Real Estate Agents
• Property managers and leasing agents
• Real estate Appraisers
• Home inspectors
• Closing attorneys
• Lenders

Class #3 National Association of Realtors Code of Ethics – 1.5 hours

• Required ethics training
• NAR code of ethics
• NAR preamble to the code of ethics
• Mediation
• Case studies

Class # 4 Current Ethics Issues – 1.5 hours

• Unethical versus aggressive
• Pocket listings, multiple offers, shopping the contract
• Virtual offices, Discount Brokers, fee-for-service, helping the owner, limited service agents
• “Don’t Call List”
• FACTA
• SAFE Act

Class #1 – The Fair Housing Act – 1.5 hours

• Federal Fair Housing Act
• Court Rulings
• HUD Regulations
• 1988 Amendments Act
• Equal Credit Opportunity Act
• Court Filings

Class #2 – Fair Housing in Property Management and Advertising – 1.5 hours

• Section 8 Housing
• Rental Applications
• HUD Qualifications
• Advertising
• Discrimination and Complaints
• Court Filings

Class #1 – How to Sell a House, Identify the Short Sale Property, Market it and Write the Contract – 1.5 hours

• Foreclosure process in Georgia
• Alternatives
• Courthouse Steps
• Short Sales
• Banking Requirements for short sales
• Advertising
• Contracts
• Time is of the Essence

Class #2 – Making the Short Sale and Broker/Client Auction Procedures – 1.5 hours

• Short Sale Packages
• Determining Value
• Advertising and the MLS
• Cash for Keys
• REOs
• Property Descriptions
• Auctions
• Advertising and the MLS

Class # 1 – Georgia Real Estate Commission – 1.5 Hours

• Effects on License Status by a Licensee of Prohibited Conduct
• Requirements of a Qualifying Broker Upon Transfer
• Trust or Escrow Accounts
• 36 Unfair Trade Practices

Class #2 – Georgia Real Estate Business and the Georgia License Law – 1 .5 Hours

• Brokerage Relationships
• Management Responsibilities
• Advertising
• Handling Real Estate Transactions
• Licensees Acting as Principles

Class # 1 – 1.5 Hours Basics of Real Estate Finance

• Basics of Real Estate Finance
• The note, the mortgage and the deed of trust
• Commercial Banks, Saving Associations and Credit Unions
• Mortgage Brokers
• Fannie Mae, Freddie Mac, Ginnie Mae
• Federal Housing Finance Agency

Class # 2 – 1.5 Hours Government Influences on Real Estate Finance

• Federal Reserve Banking System
• Treeasury Department
• HUD
• Fair Housing Act and Equal Credit Opportunity Act
• RESPA
• TILA

Real Estate Leases (3 Hours)

• Leases
• Leasing Real Estate
• Leasehold Estates
• Lease Agreements
• Types of Leases
• Discharge of Leases
• Fair Housing and Civil Rights laws
• Ethics in Leases

Various classifications of liens

Assessments, tax liens and the use of the equalization ratios

Mechanics liens, mortgage liens and judgments liens

Voluntary, involuntary, statutory and equitable liens

Effects of liens of Title

Enforcements of tax liens

Judgments

Property Management

The Property Manager

• Securing Management Business
• Professional Associations

The Management Plan and Agreement

• The Management Plan
• The Management Agreement

The Property Manager’s Responsibilities

• Financial Reports
• Renting the Property
• Marketing
• Advertising
• Selecting Tenants
• Collecting Rents
• Maintaining Good Relations with Tenants
• Maintaining the Property

Federal laws Affecting Property Management

• Americans with Disabilities Act
• Equal Credit Opportunity Act
• Fair Housing Act

Risk Management and Environmental Issues Related to Property Management

• Types of Insurance
• Commercial Insurance
• Claims
• Handling Environmental Concerns

Georgia Community Association Management

• Structure and Powers
• Fidelity Bond or Insurance

Title Records

Public Records

• Recording
• Notice
• Priority
• Unrecorded Documents
• Chain of Title
• Title Search and Abstract of Title
• Marketable Title

Proof of Ownership

• Certificate of Title
• Title InsuranceCoverage
• Types of Policies
• The Torren’s System