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Third Avenue International Real Estate Value Fund Q2 2026 Letter

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AWP: Global Real Estate Exposure Comes With A Premium (NYSE:AWP)

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Dear Fellow Shareholders,

We are pleased to provide you with the Third Avenue International Real Estate Value Fund (the “Fund”) report for the quarter ended June 30, 2026. The Fund delivered a return of +2.23% (after fees) for the quarter, compared with the MSCI ACWI ex USA IMI Core Real Estate Index1 (the “Index”), which returned +2.64% over the same period. Fund Management believes long-term returns are more indicative of relative performance. Over the last 10 years, the Fund has outperformed the Index by 5.59% per year (after fees).

So far this year, dispersion across geographies and asset classes has increased amid ongoing tensions related to the Iran conflict. Fund Management capitalized on this dispersion by establishing two new positions, thereby enhancing the Fund’s exposure to its top two structural themes: persistently undersupplied residential real estate and high-demand industrial real estate. Both investments were made at attractive discounts to intrinsic value. These discounts reflect a broader opportunity shaped by the current market environment. The Fund trades at about 10 times earnings, roughly half the valuation multiple of U.S. REITs, despite similar or better earnings growth. Fund Management believes this valuation gap is unprecedented and unsustainable, and the Fund is positioned to benefit as it closes.

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Performance and return

Activity

A new investment in leading Spanish homebuilder Neinor Homes S.A. (NNRHF) (“Neinor”) deepens the Fund’s exposure to a high conviction structural theme: residential real estate markets that are chronically and structurally undersupplied. In Europe, this theme already includes two existing Fund positions — Glenveagh Properties PLC (GLVHF) (“Glenveagh”), an Irish homebuilder focused primarily on Dublin and its commuter belt, and TAG Immobilien AG (TAGOF) (“TAG”), a German and Polish residential owner and developer with a large, stable German rental portfolio and a rapidly growing Polish platform.

Spain, Ireland, and Poland face a long-standing housing deficit that has been growing for over ten years and is now at a critical point. In each market, demand significantly exceeds supply, driven by common factors: (i) economies growing faster than the European average, (ii) structural deficits resulting from years of underbuilding that cannot be quickly fixed, (iii) favorable affordability ratios and low or decreasing mortgage rates, and (iv) government policies broadly supportive of new supply.

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Following Neinor’s acquisition of AEDAS Homes last year, which was previously owned by the Fund, the company has become Spain’s largest homebuilder, mainly focused on major cities like Madrid. The combined entity plans to build 5,000–7,000 homes annually, supported by a land bank capable of sustaining production for over six years. The Fund’s investment thesis is based on several factors: (i) strong fundamentals in the Spanish housing market, where new construction is estimated to meet only half of annual new household formations despite rising house prices; (ii) attractive affordability, with the average Neinor homebuyer able to obtain a 30-year mortgage at rates in the low 2% range and home prices less than five times gross income; (iii) an acquisition price for AEDAS below intrinsic value, supported by conservative earnings guidance and multiple resource conversion options to enhance shareholder returns; and (iv) a shareholder return plan, with Neinor aiming for annual dividends exceeding 15% based on the current share price.

The Fund’s exposure to Poland is through its investment in TAG, a German-listed multifamily property operator. TAG owns over 83,000 rental units across Germany, generating consistent cash flow that has helped its expansion into Poland at a low cost of capital. Its Polish business—comprising ROBYG’s build-to-sell projects and Vantage Development’s growing rental portfolio—now makes up nearly half of TAG’s earnings, according to Fund Management. Despite this, Polish revenue remains undervalued at TAG Immo’s current share price. To prove this point, TAG launched an IPO for its Polish homebuilding unit ROBYG after the quarter ended, with shares pricing 25% above TAG’s book value for ROBYG. TAG still owns about two-thirds of ROBYG, with IPO proceeds used to further expand its Polish rental portfolio. This IPO validates some of the value hidden in many of the Fund’s investments. If the market valued TAG based on ROBYG’s current share price, TAG would need to trade approximately 20% higher to align with peer multiples.

Similar to targeted undersupplied residential markets, Fund Management views industrial real estate as one of the most compelling structural growth stories in global listed real estate. This is driven by two major demand factors that have been developing over the past 5-10 years. First, the continued rise of online retail and the need for proximity to urban centers for faster delivery. Second, nearshoring and ‘China plus one’ manufacturing strategies aimed at diversifying supply chains, especially in markets like Central and Eastern Europe, Mexico, and Southeast Asia. Recently, another demand driver has appeared, as the conflict in Iran has reinforced existing structural demand trends initiated by the Ukraine war—specifically, increased defense spending and focus on domestic energy independence. These are expected to be long-lasting trends, supported by political commitments that are expected to benefit Fund investments, particularly those located in Europe.

In light of these demand drivers, the Fund initiated an investment in Australia’s Dexus Industria REIT (DXSIF) (“Dexus Industria”), adding a high-quality, e-commerce- and logistics-driven industrial platform to an existing industrial exposure that already includes nearshoring-oriented plays in Central and Eastern Europe (CTP NV and Warehouses De Pauw), Southeast Asia (Amata Corporation), and Mexico (Corp. Inmobiliaria Vesta S.A.B. de CV.), as well as logistics and e-commerce exposure in Brazil (LOG Commercial Properties).

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Dexus Industria is an Australian industrial REIT with 88 high-quality warehouse and logistics assets, about 75% of which are located in urban ‘infill’ markets — Australia’s most sought-after industrial areas. The fully occupied portfolio recently recorded high single-digit net rental growth. It is managed by Dexus (ASX: DXS), a leading Australian real estate asset manager with roughly A$10 billion in industrial real estate assets. Our investment thesis is based on several factors: (i) an attractive valuation, including an 8% cap rate, a mid-teens AFFO multiple, a 7% dividend yield, and a 30% discount to NAV; (ii) the scarcity of infill industrial land in major urban centers, supporting premium occupancy and leasing spreads; (iii) a development pipeline of 12 projects offering attractive returns; (iv) a conservative, low-leverage balance sheet; (v) access to institutional deal flow, asset management, and operational expertise through Dexus; (vi) rental income growth outpacing construction cost inflation; and (vii) active share buybacks at a discount to NAV, highlighting shareholder alignment despite a less-than-perfect external management structure.

‍Positioning

Including the above-referenced activity, the Fund’s allocations remain broadly consistent with recent quarters. New investments in Neinor Homes and Dexus Industria modestly increase the Fund’s residential development and industrial/logistics exposures, respectively, reflecting the Fund’s elevated conviction in those two thematics.

Investment themes

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Market cap

Current asset types

Diverse regional exposure

Emerging market exposure

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Outlook Commentary – An Unprecedented Value Opportunity

An underappreciated feature of the current market environment is the remarkable valuation divergence between international-listed real estate and its U.S. counterpart. International real estate delivered exceptional performance in calendar year 2025, with the Fund returning almost 27%. Yet this momentum has not carried into 2026. While U.S. REITs have rallied approximately 11% year-to-date on the back of domestic capital rotation, international listed real estate has largely traded sideways. The result is a growing valuation differential that is historically unprecedented in magnitude.

As illustrated in the accompanying chart, the Fund’s price-to-earnings multiple has compressed to approximately 10 times, while U.S. REITs trade at about 20 times. This is not a story of slowing earnings, as the Fund’s underlying holdings continue to grow earnings at attractive rates, driven by the structural and cyclical tailwinds inherent in underlying investments. Rather, it is a story of stagnant share prices amid compounding earnings. Mathematically, that should not persist indefinitely without either prices recovering or the fundamental investment case deteriorating. Fund Management is firmly of the view that the former is far more likely.

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P/E gap - US REITs vs the fund

What makes the current discount particularly striking is the context in which it is occurring. For instance, U.S. REIT earnings growth for 2026 is broadly expected to be modest, with much of the re-rating driven by multiple expansion on domestic capital rotation. The Fund’s international real estate earnings, by contrast, are growing at what Fund Management estimates to be high-single-digit to low-double-digit rates across the Fund, similar to 2025 when the Fund’s investments achieved an average earnings growth of 12%. An investor buying the Fund today is acquiring earnings growth that is meaningfully faster at approximately half the valuation multiple. That is a risk-adjusted proposition rarely available in any asset class, let alone one backed by high-quality real assets.

Some U.S. REIT boards and management teams seem to agree — benefiting from relatively low-cost equity capital and elevated domestic valuations — are beginning to leverage this currency advantage to pursue international real estate acquisitions. The acquisition of Public Storage Canada by affiliated U.S. REIT Public Storage, and the approach by U.S. REIT Prologis to acquire UK-listed SEGRO, are early indicators of a trend that Fund Management expects could continue. Among the Fund’s own holdings, self-storage owners such as Big Yellow in the U.K., and Shurgard in Europe appear well-positioned as potential targets, given what we believe to be their high-quality portfolios, conservative balance sheets, and the significant gap between their listed valuations and what institutional and strategic buyers have been willing to pay for comparable self-storage platforms in the private market.

The resolution of the current valuation anomaly, in Fund Management’s view, is a question of when rather than if, and is likely to be driven by a combination of dynamics. This might include the above examples of public market M&A, as U.S. and other strategically positioned buyers use low-cost equity capital to acquire international platforms, seizing on the disconnect between listed and private market values, or market participants independently recognizing the valuation and earnings disconnect as the current cycle matures.

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However, perhaps the most likely catalyst for the Fund is a broader rotation of capital toward real assets once the current concentration of market gains in artificial intelligence, memory, and semiconductor-related equities runs its course and ultimately reverses, as occurred following the technology, media, and telecom bubble in March 2000. In that earlier episode, the unwinding of an extraordinarily narrow, momentum-driven rally was followed by a multi-year period in which capital broadly rotated into real assets and value-oriented equities, including real estate, as investors re-priced risk and sought durable, tangible sources of cash flow. Fund Management does not attempt to predict the timing of such a rotation, but notes that the combination of historically elevated concentration risk in a small number of technology-related themes and historically wide valuation discounts in international real estate has, at a minimum, useful precedent.

In the interim, the Fund’s underlying earnings yield of approximately 10%, combined with high-single-digit earnings growth, provides a compelling stand-alone return case that does not depend on valuation re-rating at all. As such, Fund Management is highly confident that the current pricing of international listed real estate, relative to both intrinsic value and U.S. peers, represents one of the most attractive entry points in the Fund’s history.

We thank you for your continued support and look forward to writing to you again next quarter. In the interim, please do not hesitate to contact us with any questions, comments, or ideas at realestate@thirdave.com.

Sincerely, The Third Avenue Real Estate Value Team

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Quentin Velleley, CFA Portfolio Manager

IMPORTANT INFORMATION

This publication does not constitute an offer or solicitation of any transaction in any securities. Any recommendation contained herein may not be suitable for all investors. Information contained in this publication has been obtained from sources we believe to be reliable, but cannot be guaranteed.

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The information in this portfolio manager letter represents the opinions of the portfolio manager(s) and is not intended to be a forecast of future events, a guarantee of future results or investment advice. Views expressed are those of the portfolio manager(s) and may differ from those of other portfolio managers or of the firm as a whole. Also, please note that any discussion of the Fund’s holdings, the Fund’s performance, and the portfolio manager(s) views are as of June 30, 2026 (except as otherwise stated), and are subject to change without notice. Certain information contained in this letter constitutes “forward-looking statements,” which can be identified by the use of forward-looking terminology such as “may,” “will,” “should,” “expect,” “anticipate,” “project,” “estimate,” “intend,” “continue” or “believe,” or the negatives thereof (such as “may not,” “should not,” “are not expected to,” etc.) or other variations thereon or comparable terminology. Due to various risks and uncertainties, actual events or results or the actual performance of any fund may differ materially from those reflected or contemplated in any such forward-looking statement. Current performance results may be lower or higher than performance numbers quoted in certain letters to shareholders.

Date of first use of portfolio manager commentary: July 14, 2026

1 The MSCI ACWI ex USA IMI Core Real Estate Index is a free float-adjusted market capitalization index that consists of large, mid and small-cap stocks across 22 Developed Markets (DM) and 24 Emerging Markets (EM) countries engaged in the ownership, development and management of specific core property type real estate. The index excludes companies, such as real estate services and real estate financing companies, that do not own properties. Results for the index are inclusive of dividends and net of foreign withholding taxes.

2 Excess Return refers to the return from an investment above the benchmark. Source: Investopedia

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Index Source: MSCI. MSCI makes no express or implied warranties or representations and shall have no liability whatsoever with respect to any MSCI data contained herein. The MSCI data may not be further redistributed or used as a basis for other indexes or any securities or financial products. This report is not approved, endorsed, reviewed or produced by MSCI. None of the MSCI data is intended to constitute investment advice or a recommendation to make (or refrain from making) any kind of investment decision and may not be relied on as such. An investor cannot invest directly in an index, and index performance does not reflect the deduction of fees and expenses.

For the Third Avenue Glossary please visit here.

Performance

Past performance is no guarantee of future results; returns include reinvestment of all distributions. The above represents past performance and current performance may be lower or higher than performance quoted above. Investment return and principal value fluctuate so that an investor’s shares, when redeemed, may be worth more or less than the original cost. For the most recent month-end performance, please visit the Fund’s website at www.thirdave.com. The gross expense ratio for the Fund’s Institutional and Z share classes is 1.52% and 1.46%, respectively, as of March 1, 2026.

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Distributions and yields are subject to change and are not guaranteed.

FUND RISKS: In addition to general market conditions, the value of the Fund will be affected by the strength of the real estate markets. Factors that could affect the value of the Fund’s holdings include the following: overbuilding and increased competition, increases in property taxes and operating expenses, declines in the value of real estate, lack of availability of equity and debt financing to refinance maturing debt, vacancies due to economic conditions and tenant bankruptcies, losses due to costs resulting from environmental contamination and its related clean-up, changes in interest rates, changes in zoning laws, casualty or condemnation losses, variations in rental income, changes in neighborhood values, and functional obsolescence and appeal of properties to tenants. The Adviser’s use of its ESG framework could cause it to perform differently compared to funds that do not have such a policy. The criteria related to this ESG framework may result in the Fund’s forgoing opportunities to buy certain securities when it might otherwise be advantageous to do so, or selling securities for ESG reasons when it might be otherwise disadvantageous for it to do so. For a full disclosure of principal investment risks, please refer to the Fund’s Prospectus.

The fund’s investment objectives, risks, charges, and expenses must be considered carefully before investing. The prospectus contains this and other important information about the investment company, and it may be obtained by calling 800-443-1021 or visiting www.thirdave.com. Read it carefully before investing.

Distributor of Third Avenue Funds: Foreside Fund Services, LLC.

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Current performance results may be lower or higher than performance numbers quoted in certain letters to shareholders.

Third Avenue offers multiple investment solutions with unique exposures and return profiles. Our core strategies are currently available through ’40Act mutual funds and customized accounts.

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Editor’s Note: The summary bullets for this article were chosen by Seeking Alpha editors.

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Editor’s Note: This article covers one or more microcap stocks. Please be aware of the risks associated with these stocks.

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Natural Grocers By Vitamin Cottage Is Looking Tastier As It Falls

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Natural Grocers By Vitamin Cottage Is Looking Tastier As It Falls

Natural Grocers By Vitamin Cottage Is Looking Tastier As It Falls

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AKVA group ASA (AKASF) Q2 2026 Earnings Call Transcript

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OneWater Marine Inc. (ONEW) Q1 2026 Earnings Call Transcript

Knut Nesse
Chief Executive Officer

Ladies and gentlemen, good morning, and very much welcome to the AKVA Second Quarter Presentation. The program for this morning is that I will do the introduction and the highlights. Ronny Meinkoehn, the CFO, will do financial performance, and please post any questions during the presentation. It goes straight to the highlights of the second quarter. We had a high quarterly revenue of NOK 1.189 billion and record high quarterly EBIT of NOK 111 million. We had a strong order intake of NOK 1.345 billion and order backlog of approx. NOK 3 billion at the end of the second quarter.

A small contract of approx. EUR 28 million was awarded from Laxey in April, subject to financing, which was secured in June. A dividend of NOK 1 per share will be distributed during the second half of 2026. Strategic review was announced start of April to maximize shareholder value. We’ll give a comment on that later. Then to the figures of the second quarter. It is — in the first place, it’s in line with the trading update we published on July 20. It’s a record high activity level of NOK 1.189 billion, EBITDA of NOK 179 million, where the segments came in Sea Based at NOK 143 million, Land Based at NOK 21 million and Digital at NOK 15 million. Actually, we are pleased with the activity and the performance in all the segments.

EBIT for the group at NOK 111 million which is representing a record quarter. Then looking into the figures for the first half. Revenue there at NOK 2.329 billion, which is ballpark 7% higher than

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Meghan Markle And Prince Harry’s Friendship With David Foster Faces New Scrutiny This Entire

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Meghan Markle

Friends close to music producer David Foster have pushed back against claims that he deliberately snubbed Meghan Markle during a red carpet appearance in Canada earlier this month, adding fresh detail to a controversy that has continued generating attention days after Foster himself publicly denied any intentional slight.

The moment in question occurred August 7 at the David Foster Foundation’s 40th anniversary gala in Victoria, British Columbia, an event that organizers said raised $14.5 million in support of the foundation’s work funding life-saving organ transplants for Canadian children. Video from the red carpet showed Meghan, the Duchess of Sussex, extending her hand toward Foster as he arrived alongside Prince Harry, only for Foster to continue past her and pose for photos instead alongside his wife, singer and actress Katharine McPhee. The clip spread quickly online, with one widely shared post on X describing the moment as Meghan being “publicly snubbed by host David Foster.”

According to an insider who spoke with RadarOnline, the moment was a simple oversight rather than any deliberate gesture. The source said Foster “wasn’t” consciously walking past Meghan or ignoring her outstretched hand, and argued that the viral clip failed to capture the full context of the evening. “What the short clip doesn’t show is everything that happened beforehand,” the insider said, explaining that Foster had already greeted Harry and Meghan warmly earlier in the night, well before the red carpet photos were taken. By the time the group reached the carpet, the source said, nobody involved felt there was any unresolved greeting still owed.

The insider also attributed Foster’s apparent oversight to the demands of hosting a major fundraising event, saying the 76-year-old had a great deal to manage that evening and likely simply missed Meghan’s gesture rather than intentionally rebuffing it. The source described Foster as genuinely “thrilled” to have the Sussexes attend the occasion.

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A separate insider, cited by IBTimes UK, offered a similar account, saying Foster had been “so excited to see Harry and Meghan” and pointing to the fact that he was actively conducting interviews at the moment the photo was taken. That source said Foster and the Sussexes had already exchanged greetings, including hugs, before the red carpet moment, and that Foster had also used the opportunity to introduce Harry and Meghan to other family members in attendance. A source separately speaking with Page Six offered a consistent account, confirming that Meghan and Harry had already greeted Foster before the viral clip was filmed.

Foster addressed the controversy directly himself in an on-the-record statement to PEOPLE, pushing back firmly against the snub narrative. “As the host of the David Foster and Friends foundation event, I had already greeted our friends, the Duke and Duchess, at the entrance 10 minutes before the red carpet encounter,” Foster said, adding that both Harry and Meghan had generously given their time to engage with attendees throughout the evening. He was direct in criticizing the coverage that followed, saying, “It’s sad that certain media chose to deceive a red carpet encounter for clickbait. They turned simple ‘positioning’ to get the best photo into a hurtful lie.” Foster went on to affirm his relationship with the couple, saying, “Harry and Meghan are dear friends of mine. Anyone watching can see there was no awkward moment and certainly no snub.”

The friendship between Foster and the Sussexes predates the current controversy by several years. McPhee has previously described her husband’s bond with Harry in warm terms, telling Access Hollywood in 2020 that the two share “a really, really beautiful relationship,” comparing them to father and son. McPhee’s own connection to Meghan traces back to their overlapping years at Immaculate Heart, a Los Angeles school, though she has said the two were never especially close as students, with their friendship instead developing later through their husbands’ relationship.

That closeness has extended into practical support in the past. Foster has said he helped Harry and Meghan find a place to stay in Canada around the 2019 holiday season, shortly after the couple, along with their infant son Prince Archie, sought time away from the UK. He described the gesture as rooted in his own Canadian background and connection to the Commonwealth.

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Despite the friends’ accounts and Foster’s own public denial, the episode has continued to draw commentary in entertainment and royal-focused media, reflecting the intense scrutiny that continues to follow even brief, ambiguous public interactions involving Harry and Meghan. The claims from anonymous insiders defending Foster, while consistent with one another and with Foster’s own on-record statement, remain attributed to unnamed sources rather than independently verified accounts from other attendees at the gala.

Neither Buckingham Palace nor representatives for the Duke and Duchess of Sussex have issued separate public comment on the incident beyond what has already been reported through Foster’s own statement and the accounts provided by sources close to him. For now, the controversy appears to have been addressed primarily through Foster’s direct denial and the surrounding insider accounts corroborating his version of events, even as the viral video itself continues circulating among those unconvinced by the explanation.

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Ice cream: How the big firms innovate to stay ahead

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A robot arm holds a Magnum ice cream above a pot of chocolate.

I’m at the research and development centre of the world’s biggest publicly listed ice-cream maker, Magnum. Near Bedford in the UK, it’s where the company’s researchers dream up new recipes and develop their production processes.

What really catches my eye is a pale yellow glow in the corner of the room. The light emanates from a glow-in-the-dark ice lolly.

Launched in the clubbing capital of Ibiza, it’s targeted toward clubbers and festival-goers, and one of its ingredients, vitamin B2, is naturally luminescent and glows under UV club lights.

While a luminescent product may seem a bit of a gimmick, ice cream is a serious business and innovation is crucial to staying ahead of the game.

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There’s tough competition from other giants including Häagen-Dazs owner, Froneri, and Baskin-Robbins, the world’s largest chain of ice cream specialty shops, not to mention smaller artisan ice cream makers that are popping up all the time.

They’re all dealing with a notoriously unpredictable market and with fluctuating commodity and energy prices. No one can afford to stand still.

“We’ve had five years of price volatility impacted by war in Ukraine, Covid, the cost of living crisis. We’ve now got the Strait of Hormuz. We’ve just been in this constant state of instability when it comes to pricing,” says Georgia Rose, principal analyst at global market research company, Kantar Retail IQ.

And those price fluctuations affect multiple areas of the ice-cream making process.

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“Manufacturers have been hit by higher prices for dairy, cream, eggs; the ingredients that make ice-cream bases. And then you’ve got the flavours; vanilla, chocolate, sugar, fruit. And something that often gets forgotten is the cold-chain energy costs and storage,” she says.

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Google Gemini Down Now? Users Report Outage Friday Afternoon As Downdetector Tracks Rising Complaints

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Google Gemini AI is Here

Google Gemini users began reporting problems accessing the company’s AI assistant Friday afternoon, according to outage-tracking service Downdetector, in what appeared to be a developing disruption affecting the widely used chatbot and its integrations across Google’s broader product ecosystem.

Downdetector said user reports indicating problems with Google Gemini began climbing at 12:15 p.m. Eastern time. The tracking service posted about the rising number of reports on its official account on the social platform X, asking affected users to describe how the outage was impacting them and tagging the post with the hashtag “GoogleGeminiDown.”

As of Friday afternoon, Google had not issued a detailed public statement addressing the scope, cause or expected resolution timeline for the reported disruption. Separate outage-monitoring service Entireweb Status showed Gemini as operating normally as of the previous day, logging 88 user reports over the preceding 24-hour period, with 5 of those in the final hour of that window, suggesting the service had already been experiencing a low, ongoing baseline of complaints even before Friday’s reported spike. StatusGator, another third-party tracker, separately monitors Gemini’s status through Google’s own official status dashboards, checking for updates roughly every few minutes based on issue reports, page visits and other signal strength data.

Friday’s reported issue also arrived on a day when users separately reported problems with Gmail, according to posts on the online forum DesignTAXI Community, where a user described a surge in Gmail-related Downdetector reports beginning around 9:12 a.m. Eastern time, several hours before the Gemini reports began climbing. It remained unclear whether the two sets of reports were connected through any shared underlying cause within Google’s infrastructure, or whether they represented separate, unrelated issues affecting different products on the same day.

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Google Gemini functions as the company’s primary conversational AI assistant, available as a standalone web and mobile app and integrated across Google Workspace products, including Gmail, Docs, Sheets and Slides through a feature often referred to as the Gemini side panel. A disruption affecting Gemini’s core systems can therefore ripple across multiple products simultaneously, depending on which specific backend services are affected, rather than being limited only to the standalone chatbot experience.

Friday’s disruption would not be the first time Gemini has experienced significant outages. In June, a widely reported outage left many users unable to access Gemini starting around 6 a.m. Eastern time, with Downdetector reports climbing steadily to nearly 1,000 before the issue was resolved. During that incident, Google’s Workspace Status Dashboard formally acknowledged the disruption, saying its engineering team had identified a mitigation and was working to implement it, though the company did not provide a specific estimated time of resolution at the time, saying only that it would provide a further update later that afternoon.

An earlier outage in September 2025 affected primarily Gemini’s more advanced Pro tier, while the lighter Flash version of the model continued functioning normally for many users throughout the disruption. That incident saw Downdetector reports spike to nearly 3,000 before gradually declining over the following hour as Google’s engineering team addressed the underlying issue, with most users regaining normal access within roughly 90 minutes of the initial spike in complaints.

Google has periodically disclosed additional technical detail about the underlying causes of past Gemini disruptions through its official status pages. In one previously documented incident affecting Gemini within Google Workspace, the company said an internal background process had caused certain users’ chat histories to become temporarily invisible within both the web and mobile versions of the app, a problem the company said its engineering team identified and halted, though full mitigation still required additional time to complete.

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Given Gemini’s rapid growth, having recently surpassed 1 billion monthly active users according to Google’s own recent disclosures, even brief disruptions to the service now have the potential to affect a substantially larger user base than in the platform’s earlier years, a dynamic that has made outage reports for the assistant increasingly visible and closely tracked whenever they occur.

For users experiencing issues Friday, standard troubleshooting guidance compiled by outage-tracking services generally recommends first checking Google’s official Workspace Status Dashboard to determine whether the company has already acknowledged a known, ongoing incident, since an active, company-confirmed disruption typically cannot be resolved through user-side troubleshooting steps. If no incident is shown on Google’s own status page, users are generally advised to consider the issue more likely to be local, potentially tied to their own internet connection, browser or device, rather than a broader service-wide problem.

This remains a developing situation, and additional details regarding the precise scope, underlying cause and expected resolution timeline of Friday’s reported Gemini outage were not immediately available. Google had not issued an official public acknowledgment of the disruption as of Friday afternoon, leaving affected users largely reliant on Downdetector and the company’s own status dashboard for updates on whether the issue was continuing to affect the broader user base.

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Detained Delivery Driver Demands Release Of Sealed Evidence In Nancy Guthrie Investigation

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Hartsfield-Jackson Atlanta Airport

TUCSON, Ariz. — A man briefly detained as a person of interest in the disappearance of Nancy Guthrie is demanding that Pima County investigators unseal the evidence that led deputies to search his family’s home, as a legal dispute over the handling of the case continues to unfold alongside the still-unsolved investigation.

Carlos Palazuelos, 36, a delivery driver, was detained February 10 by Pima County Sheriff’s deputies while authorities searched for leads in the disappearance of Guthrie, the 84-year-old mother of “Today” co-anchor Savannah Guthrie. He was held for roughly seven to eight hours before being released the same day without charge.

Six months later, the circumstances that led investigators to Palazuelos remain unclear, according to his attorney, Jesse Showalter of the law firm Robbins Curtin Millea & Showalter. Showalter told Newsweek he wants the sealed search warrant affidavit made public. “I want to see the search warrant affidavit that was used in order to obtain the search warrant that led to the arrest and the search of his family home,” Showalter said, adding that he wants to understand what evidence investigators presented to a judge to justify the search.

The search warrant used to raid the Palazuelos family home remains under seal, according to Showalter. “Whatever evidence supposedly existed, for the arrest and for the search is secret,” he said, adding that whether the material is ever made public may depend on how ongoing litigation unfolds, since law enforcement agencies frequently seek protective orders to keep sensitive material sealed.

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Pima County Sheriff Chris Nanos has defended the decision to seek the warrant, saying investigators had sufficient information to bring the case before a judge. Nanos said in a recent interview that deputies had information suggesting there was a “potential that Nancy’s there, or there’s a potential the bad guy’s there,” which he said was enough for a judge to authorize the search. Nanos has declined to detail that information further or say whether anything was recovered from the home, and the sheriff’s department has said it will not comment on pending litigation.

In late July, Palazuelos and several family members filed a notice of claim seeking a combined $3.25 million from Pima County, a required legal precursor to filing a civil lawsuit under Arizona law. According to the claim, Palazuelos is seeking $2.5 million in damages, with an additional $500,000 sought by his brother-in-law, Daniel Maddox, and roughly $250,000 sought by his mother-in-law and homeowner, Josefina Maddox. The county has 60 days from July 27 to respond to the notice before a lawsuit can formally be filed.

The claim alleges the search warrant was obtained through a sealed application built on “false or baseless evidence,” and that deputies at all times lacked probable cause to believe Palazuelos had committed any crime. According to the notice, deputies followed Palazuelos before stopping him, and when he pulled over to ask why he was being followed, officers pointed guns at him and placed him under arrest. He was held in the back of a patrol vehicle while deputies executed the search warrant at the Rio Rico home. Daniel Maddox, according to the claim, was handcuffed and held under armed guard outside the home during the same operation, while Josefina Maddox is separately seeking damages for property destruction the claim says deputies caused while executing the warrant.

The notice also points to public statements made by Nanos at the time of the detention, alleging that a post on social media describing a “subject” being questioned in connection with the Guthrie investigation left the public impression that Palazuelos was a suspect, an impression the claim says the sheriff’s office has since refused to formally correct. “Despite requests by undersigned counsel, Sheriff Nanos and the PCSD have refused to retract their statements or to make clear that Carlos is innocent and had no involvement in the Guthrie case,” the notice states. In response, the sheriff’s office has said that no one has been formally cleared in the case, describing it as an ongoing and active investigation.

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Showalter said he has seen no evidence placing his client near Guthrie’s home at the time of her disappearance, and has questioned publicly why Palazuelos came under scrutiny at all. He has acknowledged investigators may have identified Palazuelos through his delivery routes or similar data, but argued that “just being in the area where a crime occurred doesn’t give you probable cause to arrest somebody.” He has also raised, while stressing it remains speculative, the possibility that license-plate readers or other automated investigative tools may have mistakenly flagged his client’s vehicle.

Nancy Guthrie was reported missing from her home in Tucson’s Catalina Foothills neighborhood on February 1, and authorities have treated the case as a kidnapping since ransom notes tied to the disappearance were later made public. Despite an extensive investigation involving local deputies and federal agents, including the FBI, no suspect has been formally named and no one has been charged. A masked individual seen in doorbell camera footage from Guthrie’s home, sometimes referred to online as “Porch Guy,” remains unidentified. Savannah Guthrie has offered a $1 million reward for information leading to a conviction in her mother’s case.

With the underlying investigation still unresolved and Pima County facing a legal deadline to respond to the Palazuelos family’s claim, the dispute over the sealed search warrant is expected to remain a closely watched side issue in a case that has drawn sustained national attention throughout the year.

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WRU needs to publish evidence underpinning its decision to cut a rugby region

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If individual contributions were made in confidence, redact them. If legal advice must remain privileged, remove it, but just publish

WRU logo.(Image: Huw Evans Picture Agency)

No one disputes that Welsh rugby faces some extraordinarily difficult choices over the next few years, and maintaining the status quo simply because change is difficult is not a credible strategy.

But accepting that change is necessary is very different from accepting that every proposed change is necessarily the right one, and nowhere is that distinction more important than in the decision by the Welsh Rugby Union (WRU) that the long-term future of the professional game should involve reducing the number of regions from four to three.

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This would mark one of the most significant structural changes in Welsh rugby since the creation of regional rugby more than two decades ago. It would have implications not only for finances and playing performance but also for supporters, players, communities and the identity of the professional game across Wales.

Most importantly, once implemented, it would be extremely difficult to reverse.

Given this, I would expect any organisation contemplating such a fundamental restructuring to undertake a detailed appraisal before reaching a decision. It should examine the financial consequences of the different options, the assumptions underpinning those projections, the risks associated with each alternative and, critically, what happens if those assumptions turn out to be wrong.

Until recently, it was unclear whether such an appraisal had been undertaken by the WRU and I therefore wrote to chief executive Abi Tierney asking a series of questions about the process that had led the board to conclude that three regions represented the best future for the professional game.

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Following further correspondence, we now have a much clearer answer, and it is an important one. Between August and October 2025, the WRU says that it held 32 separate engagement meetings involving a wide range of stakeholders, with each independently minuted and a subsequent report produced for the board.

Alongside this, detailed analysis was undertaken by the executive team and subjected to what the WRU describes as external independent challenge from experts in the field.

More importantly, that work culminated in a formal option appraisal considering a range of options for the professional game, including financial analysis, strategic considerations, an assessment of the principal risks and opportunities, and feedback received through the stakeholder engagement process. It seems that the WRU board considered and approved the appraisal in October 2025, after which it concluded that its preferred long-term strategic direction was a move from four professional regions to three as part of the wider One Wales Strategy.

For those of us who have been asking whether there was a substantive evidence base behind the decision, that clarification is welcome and now what work was undertaken before the Board reached its conclusion. But in answering one important question, the WRU has created another that is arguably even more important.

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If this detailed evidence exists, then why can’t Welsh rugby see it?

I am not alone in asking that question, and last week, Scarlets managing director Jon Daniels publicly questioned what he described as the lack of data and transparency surrounding the decision. He argued that a change of this magnitude requires everyone involved in Welsh rugby to understand both the decision and the data used to reach it.

More significantly, he suggested that the Scarlets still did not know the real financial picture and questioned whether every possibility of retaining four professional teams had been properly explored.

So, there is now an uncomfortable contradiction at the heart of this process as the WRU says that a detailed option appraisal was undertaken, containing financial analysis, strategic considerations and an assessment of risks and opportunities. Yet one of the organisations most affected by the outcome says that it still has insufficient visibility of the data used to justify the proposed change.

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Those positions are not necessarily incompatible, as consultation can take place without the final analysis being shared, but that is precisely why transparency matters. The WRU has pointed out that some information cannot be shared publicly because it may be commercially sensitive, legally privileged or linked to ongoing negotiations. That is reasonable, but it is not the same as saying the underlying evidence base cannot be shared

If individual contributions were made in confidence, redact them. If legal advice must remain privileged, remove it. If some financial assumptions are commercially sensitive, summarise them. What should remain is the substance of the case and the reasons why three regions emerged as the preferred option.

The WRU has also offered a stakeholder session to explain the work that underpinned the board’s decision and to allow questions, but there is a fundamental difference between being given a presentation and being able to scrutinise the evidence, particularly when we know that the board reached its preferred strategic direction in October 2025.

Yes, boards exist to make decisions, but if one of the regions directly affected is still publicly questioning the evidence and transparency nearly a year later, it is difficult to argue that the case has been sufficiently understood outside that boardroom.

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Welsh rugby has experienced enough governance difficulties to know that institutional trust cannot simply be demanded but has to be earned, and openness around major decisions is one of the most effective ways of doing that. There may ultimately be an overwhelming financial and strategic case for three professional regions but, equally, some of the assumptions underpinning that conclusion may prove less convincing when subjected to wider scrutiny.

At present, those outside the board who are affected by this decision cannot make that judgement because they have not been allowed to see enough of the analysis.

Therefore, the next step should be straightforward: the WRU should publish the option appraisal, suitably redacted to protect genuinely confidential information, and allow Welsh rugby to examine the evidence for itself. If it still refuses, member clubs should press for disclosure, as there is simply no longer any reason why it should not be made available.

Indeed, the question is no longer whether the evidence exists but why, if the case for three regions is genuinely compelling, Welsh rugby is still being asked to trust the conclusion without being allowed to properly scrutinise the case behind it. And that simply isn’t good enough.

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Building project ‘in limbo’ after housing firm goes bust

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Walkden tower has been abandoned for months

The abandoned building site in Walkden.

The abandoned building site in Walkden(Image: Kenny Brown / MEN)

A building project in Walkden has been left ‘in limbo’ after the firm carrying out the work went bust.

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Building works on the corner of Bolton Road and Manchester Road mysteriously ground to a halt in January and are yet to resume. The plot was supposed to become a five-storey block for the elderly.

Housing 21, a not-for-profit care provider, commissioned social housing developers Alderley Group to build 46 independent living apartments for the over-55s. The planning application was given the greenlight by Salford council in December 2024, and construction on the project started last year.

The half-built steel tower has stood abandoned for several months after Alderley Group was issued a winding up order in January and ordered to liquidate its assets in June.

The websites are now defunct and Companies House is currently processing a statement of administrator’s proposal, which is one of the final stages before a firm is made insolvent or sold off to recoup funds invested by creditors.

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According to Housing 21, the plans are still due to go ahead once they find a replacement contractor. But in the meantime, local councillors and residents are worried the ‘eye-sore’ site will attract fly-tipping and anti-social behaviour to the area.

Councillor Sammie Bellamy said: “I’m just so sorry for the residents having to put up with the eyesore. It feels like something we have very little control over but is having a big impact.

“I know it’s already causing issues for the Gill Medical Centre, who overlook the construction site.”

Construction is due to continue eventually, with a road closure order in place across Harriet Street, Manchester Road, and Bolton Road until December 2027. The roads are currently free, but could be blocked off once the construction recommences.

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A Housing 21 Spokesperson said: “We can confirm work on the site has been temporarily paused whilst we source a replacement contractor to deliver the scheme. We are keeping all interested parties updated with progress and would like to thank everyone for their patience and understanding.”

A Salford City Council spokesperson said: “We understand the concerns that residents have raised about this site. We will continue to keep the situation under review and work with relevant parties where appropriate and take the necessary action to help protect the local environment and support the community.”

To find all the planning applications, traffic diversions, road layout changes, alcohol licence applications and more in your community, visit the Public Notices Portal.

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US stock: S&P 500 ends lower as investors weigh data, Middle East tensions

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US stock: S&P 500 ends lower as investors weigh data, Middle East tensions
The S&P 500 closed lower on Friday, dipping from a record high and weighed down by Applied Materials, while investors digested weaker-than-expected retail sales data. Applied Materials fell after its upbeat quarterly forecast failed to impress investors. The chip equipment maker’s shares have doubled in 2026 due to strong demand related to the buildout of AI data centers.

With investors nervous about high valuations ‌of AI-related stocks that ⁠have soared ⁠in recent years, chipmakers including Broadcom and Intel also dropped on Friday.

“A lot of the drivers in the market right now are around various parts ​of AI, and (Applied Materials) is an example of a company that had a ‘beat and raise’ but expectations were high and so the stock ​sold off,” said Thomas Martin, senior portfolio manager at GLOBALT Investments in Atlanta. Transit through the Strait of Hormuz appeared at a near standstill after two more ships were attacked there and the United States said it could maintain a naval blockade ​of Iran indefinitely. Those developments added to pessimism after a senior Iranian source said on ⁠Wednesday there ‌had been no progress in talks to build on a June agreement to end the ​war.

The S&P 500 energy index rallied, tracking higher oil prices. Reddit surged after the social media company was named a new ⁠addition to the S&P 500 index, effective August 18. July retail sales data came in weaker than expected, after an unrevised 0.2% gain in June, the Commerce Department’s Census Bureau said.

According to preliminary data, the S&P 500 lost 13.41 points, or 0.17%, to end at 7,785.58 points, while the Nasdaq Composite lost 73.86 points, or 0.28%, to 26,729.16. The Dow Jones Industrial Average fell 108.53 points, or 0.20%, to 53,732.53.While inflation related to high oil prices remains a concern, recent economic data has investors mostly expecting the Federal Reserve to hold interest rates steady at its September meeting. Traders see a 67% chance the Fed will keep rates unchanged at the September ‌meeting, with a 33% chance of a hike, according to CME’s FedWatch.
The University of Michigan’s preliminary consumer sentiment survey came in at 51 in August, below expectations of 54.5, according to economists polled ​by Reuters.
The aggregate earnings of S&P 500 companies have ⁠surged 52% in the second quarter, with much of that gain coming from Amazon , Microsoft and other AI heavyweights, according to LSEG.

With the S&P 500 trading just below record highs, the index is valued at about 20 times expected earnings. That is up from about 19 at the end of July and below 22 at the start of 2026. Workday dipped. The stock soared 18% on Thursday after Reuters reported that private equity firm Silver Lake was in talks to acquire the software firm. Shares of some drone makers gained after President Donald Trump said late on Thursday he would impose tariffs on imports of drones and their components. Red Cat and Unusual Machines both jumped.

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New York Fed finds delinquency rates mixed for credit cards, auto loans

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Raise your credit score in 30 days: Expert shares quick fixes to cut stress

New data from the Federal Reserve Bank of New York found that while overall delinquency rates improved for overall debt burdens, new delinquencies rose slightly for auto loans and mortgages and remained elevated for credit cards.

The New York Fed found that aggregate delinquency rates improved in the second quarter of 2026, with 4.7% of outstanding debt in some stage of delinquency.

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“Delinquency rates across most products have held steady over the past two years,” said Joelle Scally, economic policy advisor at the New York Fed. “Still, new delinquencies for auto loans and credit cards remain at elevated levels, a trend we’ll continue to monitor.”

Credit card debt that is over 30 days delinquent has remained relatively steady at about 9% of outstanding balances since it reached that level in 2024, while auto loans are at about 8% and mortgages around 4%.

INFLATION COOLED IN JULY BUT REMAINED ELEVATED AS FED WEIGHS RATE HIKES

Person hands credit card to cashier

Credit card delinquencies have remained relatively steady in recent years. (David Paul Morris/Bloomberg via Getty Images)

For debt flowing into serious delinquency, which is defined as 90 days or more past due, those transitions have held relatively steady over the past year but have edged slightly higher.

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Credit card delinquencies were slightly higher than a year ago, rising from 6.93% to 6.97% when comparing the second quarter of 2025 to 2026, respectively.

The share of auto loans that entered serious delinquency also rose over that period, rising from 2.93% to 3% when comparing the second quarter of 2025 to 2026. Mortgages entering serious delinquency also ticked higher from 1.29% to 1.52% in that period.

AUTO LOAN REFINANCING: HOW IT WORKS AND WHEN IT COULD SAVE YOU MONEY

A couple talks with a car dealer after they purchased a new vehicle.

Auto loan delinquencies ticked slightly higher in the latest quarter. (iStock)

Student loans were a notable exception, with the resumption of reporting defaulted student debt causing some distortions after the pandemic era pause on defaults concluded.

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When excluding charged-off debt, new credit card delinquencies have been at around 3% of balances since 2024, with the most recent reading at 2.95%. Credit card debt that reached 90 days past due accounted for 6.97% of the balance in the latest quarter, while those that are beyond 90 days past due were at 2.3%.

The New York Fed noted in its analysis that, from the third quarter of 2022 to the first quarter of 2026, the percentage of credit card balances that were more than 90 days delinquent increased from 7.6% to 12.8%.

FED DISSENTERS WARN INFLATION COULD BECOME ENTRENCHED WITHOUT MONETARY POLICY TIGHTENING NOW

Person tapping credit card on reader

The New York Fed noted that credit card delinquencies are at an elevated level despite being relatively stable in recent years. (Brent Lewin/Bloomberg via Getty Images)

That stock figure includes charged-off debt, the inclusion of which was noted by economists as differing from the flows into delinquency that reflect a relatively steady level of consumer health.

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New York Fed economists said they found the “stock delinquency rate is rising because of a pool of stale, charged-off debts that lenders have been reporting for longer durations, rather than a fundamental worsening in the incidence of delinquency.”

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