At the Law Offices of Robert P. Bergman, we help West Modesto residents plan for the future with thoughtful estate planning documents such as revocable living trusts, last wills, powers of attorney, and health care directives. Our approach focuses on understanding your family circumstances, financial goals, and wishes for asset distribution to create a plan that reduces uncertainty and helps preserve your legacy. We communicate clearly about options for trust administration, transfer of retirement accounts, and strategies to minimize probate delays so clients can feel confident their affairs are handled responsibly.
Estate planning in West Modesto often involves a mix of property types, beneficiary designations, and family needs. We assist with trust funding, pour-over wills, certification of trust documents, and related petitions when changes are needed. Whether addressing planning for a minor, a family member with disabilities, or arranging care and guardianship nominations, we tailor recommendations to each situation. Our goal is practical planning that anticipates common issues and streamlines the probate or trust administration process when the time comes, providing peace of mind for families in Stanislaus County.
Estate planning provides clear direction for how assets are managed and distributed, helps avoid unnecessary delays, and reduces the stress families face after a loss. A well-crafted plan includes durable powers of attorney and advance health care directives to ensure financial and medical decisions reflect your wishes if you are unable to decide for yourself. Trusts can protect privacy and simplify the transfer of real estate, business interests, and personal property. Thoughtful planning can also provide for minor children, address special needs, and document guardianship nominations so your loved ones are cared for according to your intentions.
The Law Offices of Robert P. Bergman delivers estate planning services with a focus on practical results for clients throughout Stanislaus County, including West Modesto. Our attorneys help clients create revocable living trusts, pour-over wills, power of attorney documents, and comprehensive plans that address financial and health care decision-making. We strive to listen carefully to each client’s priorities and to draft clear documents that reflect family dynamics and long-term goals. The firm supports clients through document preparation, funding of trusts, and guidance on subsequent changes or petitions when circumstances evolve.
Estate planning encompasses a set of legal documents and strategies to manage property during life and to distribute assets after death. Key components include a revocable living trust to hold assets and avoid probate, a last will and testament to handle property not transferred to trust, a financial power of attorney for ongoing financial decisions, and an advance health care directive for medical decision-making. These documents work together to ensure continuity of management, minimize administrative burdens, and provide clear instructions for heirs and trustees in West Modesto and beyond.
Trust administration and related legal processes may include trust funding, certification of trust documents, petitioning for modifications, and preparing pour-over wills that transfer residual assets into a trust. In some cases, irrevocable trusts like life insurance trusts or special needs trusts are appropriate to protect beneficiaries and preserve means-tested benefits. Guardianship nominations and HIPAA authorizations are also important elements for comprehensive planning. Understanding how these pieces fit together helps families make informed decisions and avoid surprises during transitions.
An estate plan typically consists of documents that direct how assets are managed, who will make decisions if you cannot, and how property will pass after death. Revocable living trusts allow for management of assets during lifetime and avoid probate when properly funded. A last will covers matters not held in trust and names guardians for minor children. Powers of attorney appoint decision-makers for financial matters, and advance health care directives name individuals to make medical decisions and state preferences for care. Ancillary documents like certification of trust and HIPAA authorizations facilitate administration and access to information when needed.
Estate planning involves drafting core documents, reviewing and titling assets, and advising on beneficiary designations to ensure intentions are effective. The process begins with a meeting to gather information about assets, family structure, and goals. From there, documents are drafted, revised, and executed with required formalities. Funding a trust typically involves transferring titles and beneficiary designations. After death, trust administration or probate follows established steps to notify heirs, inventory assets, pay debts, and distribute property. Periodic review is recommended to reflect life changes such as marriage, divorce, births, deaths, or changes in assets.
Understanding common terms helps clients make informed decisions when creating or updating estate plans. This glossary covers trusts, wills, powers of attorney, health care directives, and related instruments. Each term is explained in simple language with examples relevant to typical West Modesto household situations, such as transferring residential property into a trust, using pour-over wills to capture residual assets, and employing certification of trust to prove a trustee’s authority without exposing private details. Clear definitions reduce confusion during the planning and administration stages.
A revocable living trust is a document that holds assets and names a trustee to manage those assets for the benefit of named beneficiaries. While the trustmaker is alive, they typically act as trustee and retain control, with the ability to modify or revoke the trust. When properly funded, a revocable trust can avoid probate for assets titled in the trust’s name, allow for a smoother transfer to beneficiaries, and provide instructions for successor trustees to manage assets if the trustmaker becomes incapacitated or after death.
A last will and testament states how a person’s property should be distributed that is not otherwise transferred by contract or trust. Wills can name an executor to carry out instructions, designate guardians for minor children, and reflect personal bequests. Assets passing by will typically go through probate unless they are held in trust or pass by beneficiary designation. A pour-over will is commonly used alongside a trust to transfer any remaining assets into the trust upon death, ensuring those assets are administered according to the trust terms.
A durable financial power of attorney names an agent to make financial and legal decisions if the principal becomes unable to act. Durable powers remain effective during incapacity and allow an appointed person to handle tasks such as paying bills, managing investments, and overseeing property. This document reduces the need for court-appointed conservatorship by specifying who has authority and often includes limitations or instructions to guide the agent. Choosing a trusted and available agent is an important part of planning for potential future incapacity.
An advance health care directive allows a person to name someone to make medical decisions on their behalf and to state preferences for treatment, life-sustaining measures, and end-of-life care. A HIPAA authorization permits designated individuals to obtain medical information so informed decisions can be made. Together these documents provide clarity to health care providers and loved ones about medical wishes and ensure authorized persons can access relevant health records and communicate with medical professionals when necessary.
Some people opt for a minimal set of documents while others choose comprehensive planning. Limited documents may include a simple will, power of attorney, and health care directive, which can be appropriate for estates with few assets and straightforward beneficiary arrangements. A comprehensive plan typically adds a revocable living trust, certification of trust, and additional trust vehicles tailored to specific needs. Comparing these options involves evaluating asset types, family dynamics, likelihood of probate, tax considerations, and the desire for privacy and continuity of management during incapacity or after death.
A limited approach to estate planning may be reasonable when an individual has modest assets, straightforward beneficiary designations, and no real property or business interests that require transfer planning. In such situations, a will combined with a durable power of attorney and advance health care directive can provide necessary protections and instructions without the additional complexity of trust administration. This approach is often chosen by those who prefer a simpler plan and are comfortable with the potential for probate when passing assets to heirs.
When probate is expected to be straightforward due to minimal debts, limited creditors, and clear beneficiary designations, a limited estate plan can be an efficient choice. If the estate’s value falls below thresholds that trigger complex court involvement and beneficiaries are in agreement about distributions, the formalities of a trust may offer limited added benefit. However, it remains important to review beneficiary designations, title to assets, and guardianship nominations to ensure the limited plan accomplishes the client’s objectives without unintended consequences.
A comprehensive estate plan that includes a revocable living trust and properly funded assets helps preserve privacy and minimize the court proceedings associated with probate. Trust administration typically occurs outside of probate court, which reduces public disclosure of the estate’s contents and can streamline distribution procedures. For families with real property, business interests, or a desire to limit administrative delays, comprehensive planning provides a structured mechanism for transfer and management of assets according to the grantor’s instructions, benefitting heirs and trustees alike.
Comprehensive planning is often necessary when families have blended households, beneficiaries who require ongoing support, assets subject to special rules, or a need to coordinate retirement accounts and life insurance. Instruments such as irrevocable life insurance trusts, special needs trusts, and retirement plan trusts can protect benefits and manage distributions in a way that preserves the intended support for beneficiaries. Careful drafting and funding help avoid unintended tax consequences and ensure that assets are administered in alignment with long-term family goals.
A comprehensive estate plan offers predictability, continuity of management, and greater control over how assets are handled during incapacity and after death. By naming successor trustees and agents for financial and medical decisions, families avoid delays from court proceedings and reduce uncertainty for heirs. Using trusts and coordinated beneficiary designations also makes it easier to manage retirement accounts, real property, and business interests. Thoughtful planning can protect vulnerable beneficiaries, reduce administrative burdens, and create clear instructions for the efficient transfer of family assets.
Comprehensive planning that includes documents like certification of trust, pour-over wills, and powers of attorney facilitates trust administration and ensures that designated agents can act when needed. It also allows for tailored solutions such as pet trusts, guardianship nominations, and Heggstad or modification petitions when court intervention has occurred. Overall, a full plan helps families address the practical, financial, and personal aspects of transferring assets while reducing conflict and providing structured guidance for trustees and loved ones.
One key advantage of a comprehensive plan is continuity of asset management after incapacity and reduced court involvement after death. With a properly funded trust and named successor decision-makers, property can be managed and distributed according to your instructions with less oversight from the probate court. This continuity helps caregivers and family members avoid delays in accessing funds needed for daily expenses, medical care, or ongoing support. Clear documentation of authority also streamlines interactions with banks and other institutions during sensitive times.
Comprehensive plans allow for customization to address unique family situations, including provisions for minors, beneficiaries with disabilities, or those who require ongoing financial oversight. Tools such as special needs trusts, irrevocable life insurance trusts, and retirement plan trusts help preserve public benefits and control how funds are used. Tailored distribution provisions and trustee guidance can prevent misuse and provide long-term support while preserving eligibility for means-tested programs. This level of customization helps families align legal tools with personal and financial goals.
Review beneficiary designations periodically to ensure they reflect current intentions and family changes such as births, deaths, marriages, or divorces. Beneficiary designations on retirement accounts and life insurance typically override instructions in a will, so aligning these designations with your broader estate plan prevents unintended outcomes. Keep copies of the documents and a summary of asset locations to help your trustee and agents carry out your wishes efficiently. When significant life changes occur, consult to determine whether document updates or trust funding adjustments are necessary.
Select agents and successor trustees who are trustworthy, available, and capable of handling financial and medical decision-making when needed. Discuss your wishes and provide guidance about preferences and important contacts to ease their responsibilities. Consider naming alternates in case your first choice is unable to serve. Clear communication and accessible document storage minimize confusion and empower appointed individuals to act promptly on your behalf, providing continuity of care and management during difficult circumstances.
Estate planning helps families organize affairs, reduce administrative complexity, and ensure assets are distributed according to personal wishes. For West Modesto residents, planning addresses local real estate concerns, transfer of business interests, and coordination of retirement accounts. With clear documents in place, families can avoid contested decisions and reduce the time and expense of court proceedings after death. Planning also clarifies who will make financial and health care decisions if incapacity occurs, minimizing stress and delays when swift action is required to protect assets and well-being.
Considering estate planning now can provide protection for vulnerable beneficiaries and help families prepare for unexpected events. Instruments such as special needs trusts and guardianship nominations enable tailored support for children and dependents with unique needs. Additionally, addressing issues like pour-over wills, trust funding, and certification of trust enhances privacy and helps ensure assets transition smoothly. Taking a proactive approach allows for intentional decisions that reflect values and priorities while reducing the likelihood of disputes during emotional times.
People pursue estate planning for many reasons including purchasing a home, forming a family, opening a business, anticipating major medical needs, or preparing for retirement. Other triggers include the birth of a child, blending families through marriage, or a beneficiary who requires ongoing support. Also, inheriting significant assets or changes in health often prompt planning. Each situation benefits from documents that reflect current realities, provide agents with authority to act, and lay out practical instructions for distribution and care to prevent confusion and conflict.
Owners of real estate or small businesses should plan to ensure smooth transitions and continued operation when ownership needs to pass to heirs or successors. Transferring property into a revocable trust can simplify administration and reduce the time property is tied up in court. Business succession planning coordinates ownership interests with broader estate goals and may require trusts or buy-sell arrangements. Proper documentation helps maintain value, provide clear authority, and prevent interruptions that could harm family livelihoods or business continuity during transitional periods.
When a family member has physical, developmental, or financial needs that could affect eligibility for government benefits, planning that includes a special needs trust is often appropriate. These trusts allow funds to be used for supplemental care without jeopardizing public benefits like Medi-Cal or SSI. Drafting provisions tailored to the beneficiary’s circumstances, naming a trustee to manage resources, and providing detailed guidance on distributions promotes stability and long-term support. This planning requires thoughtful consideration of both legal and practical aspects of care.
Anticipating potential incapacity through durable powers of attorney and advance health care directives is an essential part of planning. These documents designate trusted individuals to manage financial matters and medical decisions if you cannot act. They provide instructions about preferred treatments and end-of-life care, and they authorize access to medical records through HIPAA release. By selecting capable agents and clearly stating wishes, families avoid court-appointed conservatorships and ensure that decisions are made in line with the person’s values and priorities during difficult times.
We serve residents of West Modesto and surrounding Stanislaus County communities by providing accessible estate planning services tailored to local needs. The firm helps clients with a full range of documents including revocable living trusts, pour-over wills, financial powers of attorney, advance care directives, certification of trust, and specialized trusts such as irrevocable life insurance trusts and retirement plan trusts. Our team is available to discuss concerns, review existing plans, and prepare documents designed to support smooth administration and protect family interests over the long term.
Our firm focuses on clear communication, practical solutions, and thorough document preparation to help clients in West Modesto plan for the future. We take time to understand family relationships, assets, and goals before recommending a tailored plan. By coordinating documents like trusts, wills, and powers of attorney, we aim to reduce the likelihood of disputes and simplify transitions. We also guide clients through trust funding steps and offer support for petitions and modifications if circumstances change over time.
Clients benefit from detailed explanations of how each document functions and what actions are necessary to make plans effective. We provide checklists, review asset ownership, and advise on beneficiary designations so documents operate together smoothly. For families with unique needs, we discuss options such as special needs trusts, pet trusts, and life insurance trusts to address long-term goals. Our objective is to provide a reliable process that yields clear, enforceable documents supporting family wishes and practical administration.
When updates or disputes arise, we assist with petitions for trust modification, Heggstad petitions to clarify transfers, and other court filings when needed. We also help trustees and agents understand their duties and responsibilities, and provide documentation such as certification of trust to facilitate interactions with financial institutions. Our approach emphasizes preparation, clarity, and responsiveness so families are equipped to manage transitions effectively while preserving privacy and minimizing delays.
The process begins with an initial consultation to review assets, family circumstances, and planning goals. We gather information about property, account titles, beneficiaries, and existing documents, then recommend an appropriate plan and provide a clear outline of steps. Draft documents are prepared and reviewed with clients to ensure they reflect intentions accurately. We explain signing requirements and help with trust funding tasks. After execution, we provide copies and guidance on maintaining and updating the plan as circumstances change over time.
We start by collecting detailed information about assets, liabilities, family relationships, and specific concerns or objectives. This includes property deeds, account statements, beneficiary forms, and any existing estate documents. We discuss preferred decision-makers, guardianship preferences for minor children, and any special provisions needed for beneficiaries with unique circumstances. This stage establishes the foundation for drafting documents that align with practical goals and legal requirements, ensuring the resulting plan responds directly to the client’s priorities.
During the initial meeting we review real estate, bank and investment accounts, business interests, retirement plans, and life insurance policies. Understanding how assets are titled and how beneficiary designations are set is essential to recommend whether trust funding, beneficiary updates, or other measures are necessary. We also explore family dynamics to identify potential needs such as guardianship nominations or ongoing support for dependents, which can influence how trust provisions and distribution terms are drafted.
Clients convey their priorities for asset distribution, privacy, tax considerations, and management during incapacity. We discuss options such as revocable trusts, pour-over wills, powers of attorney, and health care directives and explain practical effects of each choice. This conversation shapes the structure and terms of the plan, including selection of trustees and agents, timing of distributions, and any conditions or provisions intended to protect beneficiaries or preserve benefits for those with special circumstances.
After gathering information, we prepare draft documents tailored to the client’s situation and review them in detail. This step includes careful attention to distribution provisions, trustee powers, agent authorities, and any trust provisions that protect beneficiaries or manage assets. We present the drafts, answer questions, and suggest practical revisions to ensure the documents are clear and workable. Clients receive guidance on signing formalities and necessary witness or notary requirements so the documents are legally effective.
Drafting involves translating goals into precise legal language that governs asset management and transfer. Trusts are designed to specify successor trustees, distribution standards, and administrative powers. Wills cover assets outside the trust and name executors and guardians. Powers of attorney assign authority for financial and legal actions, and advance health care directives document medical preferences. Drafts are prepared with attention to clarity, options for successor appointments, and statements that minimize ambiguity for future administration.
Clients review the prepared documents and discuss any desired changes or clarifications. This collaborative review ensures the language reflects real-world intentions and explains how provisions will operate in practice. Revisions are made as needed to address family circumstances, timing of distributions, and trustee or agent roles. Once finalized, we schedule an execution meeting with proper witnessing and notarization to finalize the plan. Clients leave with executed documents and clear instructions about next steps for trust funding and safekeeping.
After documents are executed, we assist with funding trusts, updating beneficiary designations, and transferring titles where appropriate. Funding ensures the trust controls intended assets and achieves the desired probate-avoidance benefits. We provide checklists and coordinate with institutions when possible to facilitate retitling accounts and deeds. Additionally, we offer ongoing support to update documents after major life events and advise trustees and agents on their duties. Periodic review helps keep plans current with changing laws and personal circumstances.
We provide practical guidance to retitle property and update account ownership so assets are properly placed into the trust. This may include preparing deeds for real estate transfers, coordinating with banks and investment firms, and confirming beneficiary forms for retirement accounts. Proper funding reduces the need for probate and clarifies which assets are governed by trust terms. We also supply a certification of trust for trustees to present when institutions request proof of authority without disclosing full trust contents.
Following plan implementation, periodic reviews ensure documents continue to match current family and financial situations. We are available to advise trustees on administration tasks, prepare necessary petitions such as trust modifications or Heggstad petitions if asset transfers are contested, and assist with the preparation of pour-over will distributions. Regular updates help avoid unintended outcomes and maintain clarity for future generations, while providing a resource for trustees and agents who may need assistance in carrying out their responsibilities.
A revocable living trust allows a person to place assets into a trust during lifetime while retaining the ability to manage, modify, or revoke the trust. The trust names a successor trustee who will step in to manage assets if the trustmaker becomes unable to do so, and to distribute assets to beneficiaries after death. When assets are properly titled in the trust, they typically avoid probate, which can save time and maintain privacy for family matters. Trusts are flexible tools that can be adapted to meet succession, incapacity planning, and privacy goals. In California, creating an effective revocable trust also requires attention to trust funding and documentation. Transfer of deeds, retitling accounts, and updating beneficiary designations are practical steps needed after signing. A certification of trust helps trustees demonstrate authority to financial institutions without sharing the full trust instrument. Working through these funding steps reduces the assets subject to probate, clarifies management authority, and helps ensure a smooth transition when successor trustees are called upon to act.
Even when a revocable living trust is part of an estate plan, a last will and testament remains useful to address property not transferred to the trust and to name guardians for minor children. A pour-over will is commonly used in conjunction with a trust to capture any assets unintentionally left out and transfer them into the trust after death. The will provides a safety net for any property that was not retitled or otherwise transferred during the trustmaker’s lifetime. Maintaining both a trust and a will ensures comprehensive coverage of estate matters. The will can handle appointment of personal representatives and specific bequests, while the trust governs property placed into it. Regular reviews of both documents and coordination with beneficiary forms and account titles reduce the likelihood that assets will be left outside the trust and subject to probate processing.
Powers of attorney and advance health care directives designate trusted individuals to act on your behalf for financial and medical decisions if you cannot make those decisions yourself. A durable financial power of attorney allows an agent to manage bank accounts, pay bills, and handle transactions, avoiding the need for a court-appointed conservator. An advance health care directive names someone to make medical decisions and sets forth treatment preferences, which guides healthcare providers and family members during stressful times. Including these documents in a plan gives clarity to decision-makers and reduces delays when action is needed. HIPAA authorizations should accompany health care directives to permit access to medical records. Choosing agents who understand your values and communicating expectations in writing helps ensure decisions are made in ways consistent with your wishes and reduces the likelihood of disputes among family members.
Funding a trust involves transferring ownership of property and accounts into the trust name so that the trust can manage those assets. For real estate, this typically means preparing and recording a deed transferring title to the trust. For bank and brokerage accounts, institutions usually require specific change-of-title or beneficiary designation forms to place the account in the trust. Retirement accounts and life insurance may remain individually owned but should have beneficiary designations aligned with the plan so that distributions work as intended. Proper documentation and follow-up with institutions are critical to complete funding. A certification of trust provides institutions with the necessary proof of the trustee’s authority without disclosing confidential trust terms. We provide checklists and coordinate with clients to confirm transfers are completed, which helps ensure the trust functions to avoid probate and to carry out the grantor’s intentions.
To provide for a family member with special needs while preserving eligibility for public benefits, many families use a special needs trust that holds assets for the beneficiary’s supplemental support. These trusts are structured to allow funds to pay for goods and services that enhance quality of life without counting as income or assets for means-tested benefit programs. A trustee manages distributions according to the trust terms and the beneficiary’s needs, offering long-term care and financial support while maintaining benefit eligibility. Drafting a special needs trust requires careful planning to avoid jeopardizing benefits and to coordinate with federal and state rules. Naming a trustee with financial management experience and specifying distribution guidelines helps ensure needs are met. Periodic review and clear instructions for successor trustees provide continuity, and coordination with other estate planning documents ensures that the trust receives appropriate funding at the time of the grantor’s death or during lifetime.
An irrevocable life insurance trust can remove a life insurance policy from an estate for estate tax and asset protection reasons, control proceeds, and provide ongoing benefits to heirs. Retirement plan trusts may be used to manage distributions from qualified retirement accounts in a tax-efficient manner and to provide controlled payments to beneficiaries. Considering these tools is appropriate when planning calls for managing large benefits, protecting funds from creditors, or ensuring structured distributions over time rather than lump-sum inheritances. Decisions about irrevocable and retirement plan trusts involve tax and funding considerations and often require coordination with the overall estate plan. These instruments may limit the grantor’s control over the assets once established, so careful drafting and professional advice are important. Proper beneficiary designations and trust drafting help align retirement accounts and insurance proceeds with long-term family goals and distribution objectives.
A pour-over will works alongside a revocable trust to transfer any assets that were not placed into the trust during the grantor’s lifetime. When probate is required for those specific assets, the pour-over will directs that the assets be distributed to the trust, which then controls their disposition according to its terms. This mechanism ensures that the trust serves as the primary repository for estate assets, even if some items were overlooked during trust funding. Although a pour-over will may still require probate for assets passing through it, using one with a trust simplifies post-probate administration by consolidating residual assets under the trust’s terms. It functions as a backup to capture items meant for the trust and provides an organized approach to complete the grantor’s estate plan without leaving important distributions to chance.
Guardianship nominations allow parents to state their preferences for who should care for minor children if both parents are unable to do so. Naming guardians in a will provides the court with the parents’ considered choices, which the court will weigh alongside the child’s best interests when making a final appointment. Including letters of instruction and information about the child’s routines and needs can assist a nominated guardian in assuming responsibility more smoothly. While naming a guardian is an important step, it is also useful to select alternates and discuss the choice with the nominated individuals so they are prepared to accept the role. Guardianship provisions should be reviewed following major family changes to ensure they remain appropriate and reflect current relationships and circumstances, thereby reducing uncertainty for children’s care if the need arises.
If you move out of California, documents drafted under California law may remain effective but could require review to ensure compliance with the laws of your new state. Different states have varying requirements for execution, notarization, and recognition of trusts, powers of attorney, and health care directives. It is advisable to review and, if necessary, update documents after a move so they conform to the new jurisdiction’s formalities and reflect local rules for trustee or agent authority and probate procedures. A post-move review also provides the opportunity to revisit beneficiary designations and asset titling to confirm they still align with your objectives. Some documents can be re-executed or supplemented to comply with the new state’s standards, and local considerations such as property rules may affect planning choices. Proactive review helps avoid complications and ensures your plan continues to operate as intended.
Regular reviews of estate planning documents are recommended whenever significant life events occur, such as marriage, divorce, births, deaths, changes in wealth, or the purchase or sale of major assets. In addition, laws and tax rules can change over time, which may affect the goals and mechanics of a plan. Reviewing your documents every few years or after any major life change helps ensure they remain aligned with your intent and reflect current legal standards and family circumstances. During a review, verify beneficiary designations, check that trusts are properly funded, and reassess agent and trustee appointments for availability and suitability. Updates and amendments are often straightforward but important to avoid unintended outcomes. Keeping documents current reduces the risk of disputes and supports a smoother administrative process when those responsible for carrying out the plan must act.
Criminal Defense
Homicide Defense
Manslaughter
Assault and Battery
Assault with a Deadly Weapon
Battery Causing Great Bodily Injury
Domestic Violence
Domestic Violence Protection Orders
Domestic Violence Restraining Order
Arson Defense
Weapons Charges
Illegal Firearm Possessions
Civil Harassment
Civil Harassment Restraining Orders
School Violence Restraining Orders
Violent Crimes Defense
Estate Planning Practice Areas