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                          THE FRANKLIN TEMPLETON GROUP
                                 CODE OF ETHICS
                                       AND
                       POLICY STATEMENT ON INSIDER TRADING

                                TABLE OF CONTENTS
<TABLE>
<CAPTION>


<S>  <C>                                                                         <C>
THE FRANKLIN TEMPLETON GROUP CODE OF ETHICS.......................................1
PART 1 - STATEMENT OF PRINCIPLES..................................................1
PART 2 - PURPOSES, AND CONSEQUENCES OF NON-COMPLIANCE.............................2
PART 3 - COMPLIANCE REQUIREMENTS FOR ALL ACCESS PERSONS...........................3
PART 4 - ADDITIONAL COMPLIANCE REQUIREMENTS APPLICABLE TO PORTFOLIO PERSONS......10
PART 5 - REPORTING REQUIREMENTS FOR ALL ACCESS PERSONS...........................13
PART 6 - PRE-CLEARANCE REQUIREMENTS..............................................17
PART 7 - PENALTIES FOR VIOLATIONS OF THE CODE....................................22
PART 8 - A REMINDER ABOUT THE FRANKLIN TEMPLETON GROUP INSIDER TRADING POLICY....23

APPENDIX A: COMPLIANCE PROCEDURES, DEFINITIONS, AND OTHER ITEMS..................24

I.    RESPONSIBILITIES OF EACH DESIGNATED COMPLIANCE OFFICER.....................25
II.   COMPILATION OF DEFINITIONS OF IMPORTANT TERMS..............................31
III.  SECURITIES EXEMPT FROM THE PROHIBITED, REPORTING,
       AND PRE-CLEARANCE PROVISIONS .............................................32
IV.   LEGAL REQUIREMENT..........................................................33

APPENDIX B: FORMS AND SCHEDULES..................................................34

ACKNOWLEDGMENT FORM..............................................................35
SCHEDULE A: LEGAL AND COMPLIANCE OFFICERS AND PRECLEARANCE DESK
             TELEPHONE & FAX NUMBERS.............................................36
SCHEDULE B: SECURITIES TRANSACTION REPORT........................................37
SCHEDULE C: INITIAL, ANNUAL & UPDATED DISCLOSURE OF ACCESS PERSONS
             SECURITIES HOLDINGS ................................................39
SCHEDULE D:  NOTIFICATION OF SECURITIES ACCOUNT OPENING..........................40
SCHEDULE E:  NOTIFICATION OF DIRECT OR INDIRECT BENEFICIAL INTEREST..............41
SCHEDULE F:  INITIAL, ANNUAL & UPDATED DISCLOSURE OF SECURITIES ACCOUNTS.........42
SCHEDULE G:  INITIAL AND ANNUAL CERTIFICATION OF DISCRETIONARY AUTHORITY.........43
SCHEDULE H:  CHECKLIST FOR INVESTMENTS IN PARTNERSHIPS AND SECURITIES
              ISSUED IN PRIVATE
PLACEMENTS.......................................................................45

APPENDIX C: INVESTMENT ADVISOR AND BROKER-DEALER AND OTHER SUBSIDIARIES OF FRANKLIN
RESOURCES, INC. -  FEBRUARY 2000.................................................47


THE FRANKLIN TEMPLETON GROUP POLICY STATEMENT ON INSIDER TRADING..................1

A.    LEGAL REQUIREMENT...........................................................1
B.    WHO IS AN INSIDER?..........................................................2
C.    WHAT IS MATERIAL INFORMATION?...............................................2
D.    WHAT IS NON-PUBLIC INFORMATION?.............................................2
E.    BASIS FOR LIABILITY.........................................................3
F.    PENALTIES FOR INSIDER TRADING...............................................3
G.    INSIDER TRADING PROCEDURES..................................................4
</TABLE>


THE FRANKLIN TEMPLETON GROUP CODE OF ETHICS

     Franklin Resources, Inc. and all of its subsidiaries, and the funds in the
Franklin Templeton Group of Funds (the "Funds") (collectively, the "Franklin
Templeton Group") will follow this Code of Ethics (the "Code") and Policy
Statement on Insider Trading (the "Insider Trading Policy"). Additionally, the
subsidiaries listed in Appendix C of this Code, together with Franklin
Resources, Inc., the Funds, the Fund's investment advisers and principal
underwriter, have adopted the Code and Insider Trading Policy.

PART 1 - STATEMENT OF PRINCIPLES

     The Franklin Templeton Group's policy is that the interests of shareholders
and clients are paramount and come before the interests of any director, officer
or employee of the Franklin Templeton Group.1

     Personal investing activities of ALL directors, officers and employees of
the Franklin Templeton Group should be conducted in a manner to avoid actual OR
potential conflicts of interest with the Franklin Templeton Group, Fund
shareholders, and other clients of any Franklin Templeton adviser.

     Directors, officers and employees of the Franklin Templeton Group shall use
their positions with the Franklin Templeton Group, and any investment
opportunities they learn of because of their positions with the Franklin
Templeton Group, in a manner consistent with their fiduciary duties for the
benefit of Fund shareholders, and clients.

PART 2 - PURPOSES, AND CONSEQUENCES OF NON-COMPLIANCE

     It is important that you read and understand this document, because its
overall purpose is to help all of us comply with the law and to preserve and
protect the outstanding reputation of the Franklin Templeton Group. This
document was adopted to comply with Securities and Exchange Commission rules
under the Investment Company Act of 1940 ("1940 Act"), the Investment Advisers
Act of 1940 ("Advisers Act"), the Insider Trading and Securities Fraud
Enforcement Act of 1988 ("ITSFEA"), industry practice and the recommendations
contained in the ICI's REPORT OF THE ADVISORY GROUP ON PERSONAL INVESTING. Any
violation of the Code or Insider Trading Policy, including engaging in a
prohibited transaction or failing to file required reports, may result in
disciplinary action, and, when appropriate, termination of employment and/or
referral to appropriate governmental agencies.

PART 3 - COMPLIANCE REQUIREMENTS FOR ALL ACCESS PERSONS

3.1   WHO IS COVERED BY THE CODE AND HOW DOES IT WORK?

     The principles contained in the Code must be observed by ALL directors,
officers and employees2 of the Franklin Templeton Group. However, there are
different categories of restrictions on personal investing activities. The
category in which you have been placed generally depends on your job function,
although unique circumstances may result in you being placed in a different
category.

The Code covers the following categories of employees who are described  below:

(1)  ACCESS PERSONS: Access Persons are those employees who have "ACCESS TO
     INFORMATION" concerning recommendations made to a Fund or client with
     regard to the purchase or sale of a security. Examples of "ACCESS TO
     INFORMATION" would include having access to trading systems, portfolio
     accounting systems, research data bases or settlement information. Access
     Persons would typically include employees, including Management Trainees,
     in the following departments:

     o fund accounting;
     o investment operations;
     o information services & technology;
     o product management;
     o legal and legal compliance
     o and anyone else designated by the Director of Compliance

     In addition, you are an Access Person if you are any of the following:

     o an officer or and directors of funds;

     o an officer or director of an investment advisor or broker-dealer
       subsidiary in the Franklin Templeton Group;
     o a person that controls those entities; and
     o any Franklin Resources' Proprietary Account ("Proprietary Account")3

(2)  PORTFOLIO PERSONS: Portfolio Persons are a subset of Access Persons and are
     those employees of the Franklin Templeton Group, who, in connection with
     his or her regular functions or duties, makes or participates in the
     decision to purchase or sell a security by a Fund in the Franklin Templeton
     Group, or any other client or if his or her functions relate to the making
     of any recommendations about those purchases or sales. Portfolio Persons
     include:

     o portfolio managers;
     o research analysts;
     o traders;
     o employees serving in equivalent capacities (such as Management Trainees);
     o employees supervising the activities of Portfolio Persons; and
     o anyone else designated by the Director of Compliance

(3)  NON-ACCESS PERSONS: If you are an employee in the Franklin Templeton Group
     AND you do not fit into any of the above categories, you are a Non-Access
     Person. Because you do not normally receive confidential information about
     Fund portfolios, you are subject only to the prohibited transaction
     provisions described in 3.4 of this Code and the Franklin Resources, Inc.'s
     Standards of Business Conduct contained in the Employee Handbook.

     Please contact the Legal Compliance Department if you are unsure as to what
category you fall in or whether you should be considered to be an Access Person
or Portfolio Person.

     The Code works by prohibiting some transactions and requiring pre-clearance
and reporting of most others. NON-ACCESS PERSONS do not have to pre-clear their
security transactions, and, in most cases, do not have to report their
transactions. "INDEPENDENT DIRECTORS" need not report any securities transaction
unless you knew, or should have known that, during the 15-day period before or
after the transaction, the security was purchased or sold or considered for
purchase or sale by a Fund or Franklin Resources for a Fund. (See Section 5.2.B
below.) HOWEVER, PERSONAL INVESTING ACTIVITIES OF ALL EMPLOYEES AND INDEPENDENT
DIRECTORS ARE TO BE CONDUCTED IN COMPLIANCE WITH THE PROHIBITED TRANSACTIONS
PROVISIONS CONTAINED IN 3.4 BELOW. If you have any questions regarding your
personal securities activity, contact the Legal Compliance Department.

3.2   WHAT ACCOUNTS AND TRANSACTIONS ARE COVERED?

     The Code covers all of your personal securities accounts and transactions,
as well as transactions by any of Franklin Resource's Proprietary Accounts. It
also covers all securities and accounts in which you have "beneficial
ownership." 4 A transaction by or for the account of your spouse, or any other
family member living in your home is considered to be the same as a transaction
by you. Also, a transaction for any account in which you have any economic
interest (other than the account of an unrelated client for which advisory fees
are received) and have or share investment control is generally considered the
same as a transaction by you. For example, if you invest in a corporation that
invests in securities and you have or share control over its investments, that
corporation's securities transactions are considered yours.

     However, you are not deemed to have a pecuniary interest in any securities
held by a partnership, corporation, trust or similar entity unless you control,
or share control of such entity, or have, or share control over its investments.
For example, securities transactions of a trust or foundation in which you do
not have an economic interest (i.e., you are not the trustor or beneficiary) but
of which you are a trustee are not considered yours unless you have voting or
investment control of its assets. Accordingly, each time the words "you" or
"your" are used in this document, they apply not only to your personal
transactions and accounts, but also to all transactions and accounts in which
you have any direct or indirect beneficial interest. If it is not clear whether
a particular account or transaction is covered, ask a Preclearance Officer for
guidance.

3.3   WHAT SECURITIES ARE EXEMPT FROM THE CODE OF ETHICS?

     You do not need to pre-clear OR report transactions of the following
     securities:

(1)  securities that are direct obligations of the U. S. Government (i.e.,
     issued or guaranteed by the U.S. Government, such as Treasury bills, notes
     and bonds, including U.S. Savings Bonds and derivatives thereof);

(2)  high quality short-term instruments, including but not limited to bankers'
     acceptances, bank certificates of deposit, commercial paper and repurchase
     agreements;

(3)  shares of registered open-end investment companies ("mutual funds"); and

(4)  commodity futures, currencies, currency forwards and derivatives thereof.

     Such transactions are also exempt from: (i) the prohibited transaction
provisions contained in Part 3.4 such as front-running; (ii) the additional
compliance requirements applicable to portfolio persons contained in Part 4; and
(iii) the applicable reporting requirements contained in Part 5.

3.4    PROHIBITED TRANSACTIONS FOR ALL ACCESS PERSONS

      A.    "INTENT" IS IMPORTANT

     Certain transactions described below have been determined by the courts and
the SEC to be prohibited by law. The Code reiterates that these types of
transactions are a violation of the Statement of Principals and are prohibited.
Preclearance, which is a cornerstone of our compliance efforts, cannot detect
transactions which are dependent upon INTENT, or which by their nature, occur
before any order has been placed for a fund or client. A Preclearance Officer,
who is there to assist you with compliance with the Code, CANNOT guarantee any
transaction or transactions comply with the Code or the law. The fact that your
transaction receives preclearance, shows evidence of good faith, but depending
upon all the facts, may not provide a full and complete defense to any
accusation of violation of the Code or of the law. For example, if you executed
a transaction for which you received approval, or if the transaction was exempt
from preclearance (e.g., a transaction for 100 shares or less), would not
preclude a subsequent finding that front-running or scalping occurred because
such activity are dependent upon your intent. Intent cannot be detected during
preclearance, but only after a review of all the facts.

     In the final analysis, compliance remains the responsibility of EACH
individual effecting personal securities transactions.

      B.    FRONT-RUNNING:  TRADING AHEAD OF A FUND OR CLIENT

     You cannot front-run any trade of a Fund or client. The term "front-run"
means knowingly trading before a contemplated transaction by a Fund or client of
any Franklin Templeton adviser, whether or not your trade and the Fund's or
client's trade take place in the same market. Thus, you may not:

(1)  purchase a security if you intend, or know of Franklin Templeton Group's
     intention, to purchase that security or a related security on behalf of a
     Fund or client, or

(2)  sell a security if you intend, or know of Franklin Templeton Group's
     intention, to sell that security or a related security on behalf of a Fund
     or client.

      C.    SCALPING.

     You cannot purchase a security (or its economic equivalent) with the
intention of recommending that the security be purchased for a Fund, or client,
or sell short a security (or its economic equivalent) with the intention of
recommending that the security be sold for a Fund or client. Scalping is
prohibited whether or not you realize a profit from such transaction.

      D.    TRADING PARALLEL TO A FUND OR CLIENT

     You cannot buy a security if you know that the same or a related security
is being bought contemporaneously by a Fund or client, or sell a security if you
know that the same or a related security is being sold contemporaneously by a
Fund or client.

      E.    TRADING AGAINST A FUND OR CLIENT

      You cannot:

(1)  buy a security if you know that a Fund or client is selling the same or a
     related security, or has sold the security, until seven (7) calendar days
     after the Fund's or client's order has either been executed or withdrawn,
     or

(2)  sell a security if you know that a Fund or client is buying the same or a
     related security, or has bought the security until seven (7) calendar days
     after the Fund's or client's order has either been executed or withdrawn.

     Refer to Section I.A., "Pre-Clearance Standards," of Appendix A of the Code
for more details regarding the preclearance of personal securities transactions.

      F.   USING PROPRIETARY INFORMATION FOR PERSONAL TRANSACTIONS

     You cannot buy or sell a security based on Proprietary Information 5
without disclosing the information and receiving written authorization. If you
wish to purchase or sell a security about which you obtained such information,
you must report all of the information you obtained regarding the security to
the Appropriate Analyst(s)6, or to the Director of Compliance for dissemination
to the Appropriate Analyst(s).

     You will be permitted to purchase or sell such security if the Appropriate
Analyst(s) confirms to the Preclearance Desk that there is no intention to
engage in a transaction regarding the security within seven (7) calendar days on
behalf of an Associated Client7 and you subsequently preclear such security in
accordance with Part 6 below.

     G. CERTAIN TRANSACTIONS IN SECURITIES OF FRANKLIN RESOURCES, INC., AND
AFFILIATED CLOSED-END FUNDS, AND REAL ESTATE INVESTMENT TRUSTS

     If you are an employee of Franklin Resources, Inc. or any of its
affiliates, including the Franklin Templeton Group, you cannot effect a short
sale of the securities, including "short sales against the box" of Franklin
Resources, Inc., or any of the Franklin or Templeton closed-end funds, Franklin
real estate investment trusts or any other security issued by Franklin
Resources, Inc. or its affiliates. This prohibition would also apply to
effecting economically equivalent transactions, including, but not limited to
sales of any option to buy (i.e., a call option) or purchases of any option to
sell (i.e., a put option) and "swap" transactions or other derivatives. Officers
and directors of the Franklin Templeton Group who may be covered by Section 16
of the Securities Exchange Act of 1934, are reminded that their obligations
under that section are in addition to their obligations under this Code.

PART 4 - ADDITIONAL COMPLIANCE REQUIREMENTS APPLICABLE TO PORTFOLIO PERSONS8

4.1   REQUIREMENT TO DISCLOSE INTEREST AND METHOD OF DISCLOSURE

     As a Portfolio Person, you must promptly disclose your direct or indirect
beneficial interest in a security whenever you learn that the security is under
consideration for purchase or sale by an Associated Client in the Franklin
Templeton Group and you;

     (1)  Have or share investment control of the Associated Client;

     (2)  Make any recommendation or participate in the determination of which
          recommendation shall be made on behalf of the Associated Client; or

     (3)  Have functions or duties that relate to the determination of which
          recommendation shall be made to the Associated Client.

     In such instances, you must initially disclose that beneficial interest
orally to the primary portfolio manager (or other Appropriate Analyst) of the
Associated Client(s) considering the security, the Director of Research and
Trading or the Director of Compliance. Following that oral disclosure, you must
send a written acknowledgment of that interest on Schedule E (or on a form
containing substantially similar information) to the primary portfolio manager
(or other Appropriate Analyst), with a copy to the Legal Compliance Department.

4.2   SHORT SALES OF SECURITIES

     You cannot sell short ANY security held by your Associated Clients,
including "short sales against the box". Additionally, Portfolio Persons
associated with the Templeton Group of Funds and clients cannot sell short any
security on the Templeton "Bargain List". This prohibition would also apply to
effecting economically equivalent transactions, including, but not limited to,
sales of uncovered call options, purchases of put options while not owning the
underlying security and short sales of bonds that are convertible into equity
positions.

4.3   SHORT SWING TRADING

     Portfolio Persons cannot profit from the purchase and sale or sale and
purchase within sixty calendar days of any security, including derivatives.
Portfolio Persons are responsible for transactions that may occur in margin and
option accounts and all such transactions must comply with this restriction.9
This restriction does NOT apply to:

     (1)  trading within a shorter period if you do not realize a profit and if
          you do not violate any other provisions of this Code; AND

     (2)  profiting on the purchase and sale or sale and purchase within sixty
          calendar days of the following securities:

          o    securities that are direct obligations of the U.S. Government,
               such as Treasury bills, notes and bonds, and U.S. Savings Bonds
               and derivatives thereof;

          o    high quality short-term instruments ("money market instruments")
               including but not limited to (i) bankers' acceptances, (ii) U.S.
               bank certificates of deposit; (iii) commercial paper; and (iv)
               repurchase agreements;

          o    shares of registered open-end investment companies; and

          o    commodity futures, currencies, currency forwards and derivatives
               thereof.

     Calculation of profits during the 60 calendar day holding period generally
will be based on "last-in, first-out" ("LIFO"). Portfolio Persons may elect to
calculate their 60 calendar day profits on either a LIFO or FIFO ("first-in,
first-out") basis when there has not been any activity in such security by their
Associated Clients during the previous 60 calendar days.

4.4   SERVICE AS A DIRECTOR

     As a Portfolio Person, you cannot serve as a director, trustee, or in a
similar capacity for any company (excluding not-for-profit companies, charitable
groups, and eleemosynary organizations) unless you receive approval from the
Chief Executive Officer of the principal investment adviser to the Fund(s) of
which you are a Portfolio Person and he/she determines that your service is
consistent with the interests of the Fund(s) and its shareholders.

4.5   SECURITIES SOLD IN A PUBLIC OFFERING

     Portfolio Persons cannot buy securities in any initial public offering, or
a secondary offering by an issuer, INCLUDING initial public offerings of
securities made by closed-end funds and real estate investment trusts advised by
the Franklin Templeton Group. Purchases of open-end mutual funds are excluded
from this prohibition.

4.6   INTERESTS IN PARTNERSHIPS AND SECURITIES ISSUED IN PRIVATE PLACEMENTS

     Portfolio Persons cannot acquire limited partnership interests or other
securities in private placements unless they:

     (1)  complete the Private Placement Checklist (Schedule H);

     (2)  provide supporting documentation (e.g., a copy of the offering
          memorandum); and

     (3)  obtain approval of the appropriate Chief Investment Officer; and

     (4)  submit all documents to the Legal Compliance Department Approval will
          only be granted after the Director of Compliance consults with an
          executive officer of Franklin Resources, Inc.

PART 5 - REPORTING REQUIREMENTS FOR ALL ACCESS PERSONS

5.1   REPORTING OF BENEFICIAL OWNERSHIP AND SECURITIES TRANSACTIONS

     Compliance with the following personal securities transaction reporting
procedures is essential to enable us to meet our responsibilities to Funds and
other clients and to comply with regulatory requirements. You are expected to
comply with both the letter and spirit of these requirements, including
completing and filing all reports required under the Code in a timely manner.

5.2   INITIAL HOLDINGS AND BROKERAGE ACCOUNT REPORTS

     A. ALL ACCESS PERSONS (EXCEPT INDEPENDENT DIRECTORS) Every employee (new or
transfer) of the Franklin Templeton Group who becomes an Access Person, must
file:

(1)  An Acknowledgement Form;

(2)  Schedule C: Initial, Annual & Updated Disclosure of Securities Holdings;
     and

(3)  Schedule F: Initial, Annual & Updated Disclosure of Securities Accounts

The Acknowledgement Form, Schedule C and Schedule F MUST be completed and
returned to the Legal Compliance Department within 10 CALENDAR DAYS of the date
the employee becomes an access person.

5.3   QUARTERLY TRANSACTION REPORTS

A.    ALL ACCESS PERSONS  (EXCEPT INDEPENDENT DIRECTORS)

     You MUST report ALL securities transactions by; (i) providing the Legal
Compliance Department with copies of ALL broker's confirmations and statements
within 10 calendar days after the end of the calendar quarter (which may be sent
under separate cover by the broker) showing ALL transactions and holdings in
securities AND (ii) certifying by January 30th of each year that you have
disclosed all such brokerage accounts on Schedule F to the Legal Compliance
Department. The brokerage statements and confirmations must include all
transactions in securities in which you have, or by reason of the transaction
acquire any direct or indirect beneficial ownership, including transactions in a
discretionary account and transactions for any account in which you have any
economic interest AND have or share investment control. Also, if you acquire
securities by any other method which is not being reported to the Legal
Compliance Department by a duplicate confirmation statement at or near the time
of the acquisition, you must report that acquisition to the Legal Compliance
Department on Schedule B within 10 calendar days after you are notified of the
acquisition. Such acquisitions include, among other things, securities acquired
by gift, inheritance, vesting,10 stock splits, merger or reorganization of the
issuer of the security.

     You must file these documents with the Legal Compliance Department not
later than 10 calendar days after the end of each quarter, but you need not show
or report transactions for any account over which you had no direct or indirect
influence or control.11 Failure to timely report transactions is a violation of
Rule 17j-1 as well as the Code, and may be reported to the Fund's Board of
Directors and may also result, among other things, in denial of future personal
security transaction requests.

B.    INDEPENDENT DIRECTORS

     If you are a director of the Franklin Templeton Group but you are not an
"interested person" of the Fund, you are not required to file transaction
reports unless you knew or should have known that, during the 15-day period
before or after a transaction, the security was purchased or sold, or considered
for purchase or sale, by a Fund or by Franklin Resources on behalf of a Fund.

5.4   ANNUAL REPORTS - ALL ACCESS PERSONS

A.    SECURITIES ACCOUNTS REPORTS (EXCEPT INDEPENDENT DIRECTORS)

     As an access person, you must file a report of all personal securities
accounts on Schedule F, with the Legal Compliance Department, annually by
January 30th. You must report the name and description of each securities
account in which you have a direct or indirect beneficial interest, including
securities accounts of a spouse and minor children. You must also report any
account in which you have any economic interest AND have or share investment
control (e.g., trusts, foundations, etc.) other than an account for a Fund in,
or a client of, the Franklin Templeton Group.

B.    SECURITIES HOLDINGS REPORTS (EXCEPT INDEPENDENT DIRECTORS)

     You must file a report of personal securities holdings on Schedule C, with
the Legal Compliance Department, by January 30th of each year. This report
should include ALL of your securities holdings, including any security acquired
by a transaction, gift, inheritance, vesting, merger or reorganization of the
issuer of the security, in which you have any direct or indirect beneficial
ownership, including securities holdings in a discretionary account and for any
account in which you have any economic interest AND have or share investment
control. Your securities holding information must be current as of a date no
more than 30 days before the report is submitted. You may attach copies of
year-end brokerage statements to the Schedule C in lieu of listing each security
position on the schedule.

C.   CERTIFICATION OF COMPLIANCE WITH THE CODE OF ETHICS (INCLUDING INDEPENDENT
     DIRECTORS)

     All access persons, including independent directors, will be asked to
certify that they will comply with the FRANKLIN TEMPLETON GROUP'S CODE OF ETHICS
AND POLICY STATEMENT ON INSIDER TRADING by filing the Acknowledgment Form with
the Legal Compliance Department within 10 business days of receipt of the Code.
Thereafter, you will be asked to certify that you have complied with the Code
during the preceding year by filing a similar Acknowledgment Form by January 30
of each year.

5.5  BROKERAGE ACCOUNTS AND CONFIRMATIONS OF SECURITIES TRANSACTIONS (EXCEPT
     INDEPENDENT DIRECTORS)

     If you are an access person , in the Franklin Templeton Group, before or at
a time contemporaneous with opening a brokerage account with a registered
broker-dealer, or a bank, or placing an initial order for the purchase or sale
of securities with that broker-dealer or bank, you must:

(1)  notify the Legal Compliance Department, in writing, by completing Schedule
     D or by providing substantially similar information; and

(2)  notify the institution with which the account is opened, in writing, of
     your association with the Franklin Templeton Group.

     The Compliance Department will request the institution in writing to send
to it duplicate copies of confirmations and statements for all transactions
effected in the account simultaneously with their mailing to you.

     If you have an existing account on the effective date of this Code or upon
becoming an access person, you must comply within 10 days with conditions (1)
and (2) above.

PART 6 - PRE-CLEARANCE REQUIREMENTS

6.1   PRIOR APPROVAL OF SECURITIES TRANSACTIONS

      A.    LENGTH OF APPROVAL

     Unless you are covered by Paragraph D below, you cannot buy or sell any
security, without first contacting a Preclearance Officer by fax, phone, or
e-mail and obtaining his or her approval. A clearance is good until the close of
the business day following the day clearance is granted but may be extended in
special circumstances, shortened or rescinded, as explained in Appendix A.

      B.    SECURITIES NOT REQUIRING PRECLEARANCE

     The securities enumerated below do not require preclearance under the Code.
However, all other provisions of the Code apply, including, but not limited to:
(i) the prohibited transaction provisions contained in Part 3.4 such as
front-running; (ii) the additional compliance requirements applicable to
portfolio persons contained in Part 4, (iii) the applicable reporting
requirements contained in Part 5; and (iv) insider trading prohibitions.

You need NOT pre-clear transactions in the following securities:

(1)  MUTUAL FUNDS. Transactions in shares of any registered open-end mutual
     fund;

(2)  FRANKLIN RESOURCES, INC., AND ITS AFFILIATES. Purchases and sales of
     securities of Franklin Resources, Inc., closed-end funds of the Franklin
     Templeton Group, or real estate investment trusts advised by Franklin
     Properties Inc., as these securities cannot be purchased on behalf of our
     advisory clients.12

(3)  SMALL QUANTITIES. Transactions that do not result in purchases or sales of
     more than 100 shares of any one security, regardless of where it is traded,
     in any 30 day period. HOWEVER, YOU MAY NOT EXECUTE ANY TRANSACTION,
     REGARDLESS OF QUANTITY, IF YOU LEARN THAT THE FUNDS ARE ACTIVE IN THE
     SECURITY. IT WILL BE PRESUMED THAT YOU HAVE KNOWLEDGE OF FUND ACTIVITY IN
     THE SECURITY IF, AMONG OTHER THINGS, YOU ARE DENIED APPROVAL TO GO FORWARD
     WITH A TRANSACTION REQUEST. Transactions made pursuant to dividend
     reinvestment plans ("DRIPs") do not require preclearance regardless of
     quantity or Fund activity.

(4)  GOVERNMENT OBLIGATIONS. Transactions in securities issued or guaranteed by
     the governments of the United States, Canada, the United Kingdom, France,
     Germany, Switzerland, Italy and Japan, or their agencies or
     instrumentalities, or derivatives thereof;

(5)  PAYROLL DEDUCTION PLANS. Securities purchased by an employee's spouse
     pursuant to a payroll deduction program, provided the Compliance Department
     has been previously notified in writing by the access person that the
     spouse will be participating in the payroll deduction program.

(6)  EMPLOYER STOCK OPTION PROGRAMS. Transactions involving the exercise and/or
     purchase by an access person or an access person's spouse of securities
     pursuant to a program sponsored by a corporation employing the access
     person or spouse.

(7)  PRO RATA DISTRIBUTIONS. Purchases effected by the exercise of rights issued
     pro rata to all holders of a class of securities or the sale of rights so
     received.

(8)  TENDER OFFERS. Transactions in securities pursuant to a bona fide tender
     offer made for any and all such securities to all similarly situated
     shareholders in conjunction with mergers, acquisitions, reorganizations
     and/or similar corporate actions. However, tenders pursuant to offers for
     less than all outstanding securities of a class of securities of an issuer
     must be precleared.

(9)  NOT ELIGIBLE FOR FUNDS AND CLIENTS. Transactions in any securities that are
     prohibited investments for all Funds and clients advised by the entity
     employing the access person.

(10) NO INVESTMENT CONTROL. Transactions effected for an account or entity over
     which you do not have or share investment control (i.e., an account where
     someone else exercises complete investment control).

(11) NO BENEFICIAL OWNERSHIP. Transactions in which you do not acquire or
     dispose of direct or indirect beneficial ownership (i.e., an account where
     in you have no financial interest).

     Although an access person's securities transaction may be exempt from
pre-clearing, such transactions must comply with the prohibited transaction
provisions of Section 3.4 above. Additionally, you may not trade any securities
as to which you have "inside information" (see attached THE FRANKLIN TEMPLETON
GROUP POLICY STATEMENT ON INSIDER Trading). If you have any questions, contact a
Preclearance Officer before engaging in the transaction. If you have any doubt
whether you have or might acquire direct or indirect beneficial ownership or
have or share investment control over an account or entity in a particular
transaction, or whether a transaction involves a security covered by the Code,
you should consult with a Preclearance Officer before engaging in the
transaction.

      C.    DISCRETIONARY ACCOUNTS

     You need not pre-clear transactions in any discretionary account for which
a registered broker-dealer, a registered investment adviser, or other investment
manager acting in a similar fiduciary capacity, which is not affiliated with the
Franklin Templeton Group, exercises sole investment discretion, if the following
conditions are met:13

(1)  The terms of each account relationship ("Agreement") must be in writing and
     filed with a Preclearance Officer prior to any transactions.

(2)  Any amendment to each Agreement must be filed with aPreclearance Officer
     prior to its effective date.

(3)  The Portfolio Person certifies to the Compliance Department at the time
     such account relationship commences, and annually thereafter, as contained
     in Schedule G of the Code that such Portfolio Person does not have direct
     or indirect influence or control over the account, other than the right to
     terminate the account.

(4)  Additionally, any discretionary account that you open or maintain with a
     registered broker-dealer, a registered investment adviser, or other
     investment manager acting in a similar fiduciary capacity must provide
     duplicate copies of confirmations and statements for all transactions
     effected in the account simultaneously with their delivery to you., If your
     discretionary account acquires securities which are not reported to a
     Preclearance Officer by a duplicate confirmation, such transaction must be
     reported to a Preclearance Officer on Schedule B within 10 days after you
     are notified of the acquisition.14

     However, if you make ANY request that the discretionary account manager
enter into or refrain from a specific transaction or class of transactions, you
must first consult with aPreclearance Officer and obtain approval prior to
making such request.

      D.    DIRECTORS WHO ARE NOT ADVISORY PERSONS OR ADVISORY REPRESENTATIVES
      You need not pre-clear any securities if:

     (1)  You are a director of a Fund in the Franklin Templeton Group and a
          director of the fund's advisor;

     (2)  You are not an "advisory person"15 of a Fund in the Franklin Templeton
          Group; and

     (3)  You are not an employee of any Fund,

      or

     (1)  You are a director of a Fund in the Franklin Templeton Group;

     (2)  You are not an "advisory representative"16 of Franklin Resources or
          any subsidiary; and

     (3)  You are not an employee of any Fund,

unless you know or should know that, during the 15-day period before the
transaction, the security was purchased or sold, or considered for purchase or
sale, by a Fund or by Franklin Resources on behalf of a Fund or other client.

     Directors qualifying under this paragraph are required to comply with all
applicable provisions of the Code including reporting their initial holdings and
brokerage accounts in accordance with 5.2, personal securities transactions and
accounts in accordance with 5.3 and 5.5, and annual reports in accordance with
5.4 of the Code.

PART 7 - PENALTIES FOR VIOLATIONS OF THE CODE

     The Code is designed to assure compliance with applicable law and to
maintain shareholder confidence in the Franklin Templeton Group.

     In adopting this Code, it is the intention of the Boards of
Directors/Trustees, to attempt to achieve 100% compliance with all requirements
of the Code - but it is recognized that this may not be possible. Incidental
failures to comply with the Code are not necessarily a violation of the law or
the Franklin Templeton Group's Statement of Principles. Such isolated or
inadvertent violations of the Code not resulting in a violation of law or the
Statement of Principles will be referred to the Director of Compliance and/or
management personnel, and disciplinary action commensurate with the violation,
if warranted, will be imposed.

     However, if you violate any of the enumerated prohibited transactions
contained in Parts 3 and 4 of the Code, you will be expected to give up ANY
profits realized from these transactions to Franklin Resources for the benefit
of the affected Funds or other clients. If Franklin Resources cannot determine
which Fund(s) or client(s) were affected, the proceeds will be donated to a
charity chosen by Franklin Resources. Failure to disgorge profits when requested
may result in additional disciplinary action, including termination of
employment.

     Further, a pattern of violations that individually do not violate the law
or Statement of Principles, but which taken together demonstrate a lack of
respect for the Code of Ethics, may result in disciplinary action including
termination of employment. A violation of the Code resulting in a violation of
the law will be severely sanctioned, with disciplinary action including, but not
limited to, referral of the matter to the board of directors of the affected
Fund, termination of employment or referral of the matter to the appropriate
regulatory agency for civil and/or criminal investigation.


PART 8 - A REMINDER ABOUT THE FRANKLIN TEMPLETON GROUP INSIDER TRADING POLICY

     The Code of Ethics is primarily concerned with transactions in securities
held or to be acquired by any of the Funds or Franklin Resources' clients,
regardless of whether those transactions are based on inside information or
actually harm a Fund or a client.

     The Insider Trading Policy (attached to this document) deals with the
problem of insider trading in securities that could result in harm to a Fund, a
client, or members of the public, and applies to all directors, officers and
employees of any entity in the Franklin Templeton Group. Although the
requirements of the Code and the Insider Trading Policy are similar, you must
comply with both.

APPENDIX A: COMPLIANCE PROCEDURES, DEFINITIONS, AND OTHER ITEMS

     This appendix sets forth the additional responsibilities and obligations of
Compliance Officers, and the Legal/Administration and Legal/Compliance
Departments, under the Franklin Templeton Group Code of Ethics and Policy
Statement on Insider Trading.

I.    RESPONSIBILITIES OF EACH DESIGNATED COMPLIANCE OFFICER

      A.    PRE-CLEARANCE STANDARDS

            1.    GENERAL PRINCIPLES

     The Director of Compliance, or a Preclearance Officer, shall only permit an
access person to go forward with a proposed security17 transaction if he or she
determines that, considering all of the facts and circumstances, the transaction
does not violate the provisions of Rule 17j-1, or of this Code and there is no
likelihood of harm to a client.

            2.    ASSOCIATED CLIENTS

     Unless there are special circumstances that make it appropriate to
disapprove a personal securities transaction request, a Preclearance Officer
shall consider only those securities transactions of the "Associated Clients" of
the access person, including open and executed orders and recommendations, in
determining whether to approve such a request. "Associated Clients" are those
Funds or clients whose trading information would be available to the access
person during the course of his or her regular functions or duties. Currently,
there are three groups of Associated Clients: (i) the Franklin Mutual Series
Funds and clients advised by Franklin Mutual Advisers, LLC ("Mutual Clients");
(ii) the Franklin Group of Funds and the clients advised by the various Franklin
investment advisers ("Franklin Clients"); and (iii) the Templeton Group of Funds
and the clients advised by the various Templeton investment advisers ("Templeton
Clients"). Thus, persons who have access to the trading information of Mutual
Clients generally will be precleared solely against the securities transactions
of the Mutual Clients, including open and executed orders and recommendations.
Similarly, persons who have access to the trading information of Franklin
Clients or Templeton Clients generally will be precleared solely against the
securities transactions of Franklin Clients or Templeton Clients, as
appropriate.

     Certain officers of Franklin Resources, as well as legal, compliance, fund
accounting, investment operations and other personnel who generally have access
to trading information of the funds and clients of the Franklin Templeton Group
during the course of their regular functions and duties, will have their
personal securities transactions precleared against executed transactions, open
orders and recommendations of the entire Franklin Templeton Group.

            3.    SPECIFIC STANDARDS

                  (a)  SECURITIES TRANSACTIONS BY FUNDS OR CLIENTS

     No clearance shall be given for any transaction in any security on any day
during which an Associated Client of the access person has executed a buy or
sell order in that security, until seven (7) calendar days after the order has
been executed. Notwithstanding a transaction in the previous seven days,
clearance may be granted to sell if the security has been disposed of by all
Associated Clients.

                  (b)  SECURITIES UNDER CONSIDERATION

                        OPEN ORDERS

     No clearance shall be given for any transaction in any security on any day
which an Associated Client of the access person has a pending buy or sell order
for such security, until seven (7) calendar days after the order has been
executed.

                        RECOMMENDATIONS

     No clearance shall be given for any transaction in any security on any day
on which a recommendation for such security was made by a Portfolio Person,
until seven (7) calendar days after the recommendation was made and no orders
have subsequently been executed or are pending.

                  (c)  PRIVATE PLACEMENTS

     In considering requests by Portfolio Personnel for approval of limited
partnerships and other private placement securities transactions, the Director
of Compliance shall consult with an executive officer of Franklin Resources,
Inc. In deciding whether to approve the transaction, the Director of Compliance
and the executive officer shall take into account, among other factors, whether
the investment opportunity should be reserved for a Fund or other client, and
whether the investment opportunity is being offered to the Portfolio Person by
virtue of his or her position with the Franklin Templeton Group. If the
Portfolio Person receives clearance for the transaction, an investment in the
same issuer may only be made for a Fund or client if an executive officer of
Franklin Resources, Inc., who has been informed of the Portfolio Person's
pre-existing investment and who has no interest in the issuer, approves the
transaction.

                  (d)  DURATION OF CLEARANCE

     If a Preclearance Officer approves a proposed securities transaction, the
order for the transaction must be placed and effected by the close of the next
business day following the day approval was granted. The Director of Compliance
may, in his or her discretion, extend the clearance period up to seven calendar
days, beginning on the date of the approval, for a securities transaction of any
access person who demonstrates that special circumstances make the extended
clearance period necessary and appropriate.18 The Director of Compliance may, in
his or her discretion, after consultation with a member of senior management for
Franklin Resources, Inc., renew the approval for a particular transaction for up
to an additional seven calendar days upon a similar showing of special
circumstances by the access person. The Director of Compliance may shorten or
rescind any approval or renewal of approval under this paragraph if he or she
determines it is appropriate to do so.

      B.    WAIVERS BY THE DIRECTOR OF COMPLIANCE

     The Director of Compliance may, in his or her discretion, after
consultation with an executive officer of Franklin Resources, Inc., waive
compliance by any access person with the provisions of the Code, if he or she
finds that such a waiver:

     (1)  is necessary to alleviate undue hardship or in view of unforeseen
          circumstances or is otherwise appropriate under all the relevant facts
          and circumstances;

     (2)  will not be inconsistent with the purposes and objectives of the Code;

     (3)  will not adversely affect the interests of advisory clients of the
          Franklin Templeton Group, the interests of the Franklin Templeton
          Group or its affiliates; and

     (4)  will not result in a transaction or conduct that would violate
          provisions of applicable laws or regulations.

     Any waiver shall be in writing, shall contain a statement of the basis for
it, and a copy shall be promptly sent by the Director of Compliance to the
General Counsel of Franklin Resources, Inc.

      C.    CONTINUING RESPONSIBILITIES OF THE LEGAL COMPLIANCE DEPARTMENT

     A Preclearance Officer shall make a record of all requests for
pre-clearance regarding the purchase or sale of a security, including the date
of the request, the name of the access person, the details of the proposed
transaction, and whether the request was approved or denied. APreclearance
Officer shall keep a record of any waivers given, including the reasons for each
exception and a description of any potentially conflicting Fund or client
transactions.

     A Preclearance Officer shall also collect the signed initial
acknowledgments of receipt and the annual acknowledgments from each access
person of receipt of a copy of the Code and Insider Trading Policy, as well as
reports, as applicable, on Schedules B, C, D, E and F of the Code. In addition,
a Preclearance Officer shall request copies of all confirmations, and other
information with respect to an account opened and maintained with the
broker-dealer by any access person of the Franklin Templeton Group. A
Preclearance Officer shall preserve those acknowledgments and reports, the
records of consultations and waivers, and the confirmations, and other
information for the period required by applicable regulation.

     A Preclearance Officer shall review brokerage transaction confirmations,
account statements, Schedules B, C, D, E, F and Private Placement Checklists of
Access Persons for compliance with the Code. The reviews shall include, but are
not limited to;

     (1)  Comparison of brokerage confirmations, Schedule Bs, and/or brokerage
          statements to preclearance request worksheets or, if a private
          placement, the Private Placement Checklist;

     (2)  Comparison of brokerage statements and/or Schedule Fs to current
          securities holding information;

     (3)  Comparison of Schedule C to current securities account information;

     (4)  Conducting periodic "back-testing" of access person transactions,
          Schedule Es and/or Schedule Gs in comparison to fund and client
          transactions;

     A Preclearance Officer shall evidence review by initialing and dating the
appropriate document. Any apparent violations of the Code detected by a
Preclearance Officer during his or her review shall be promptly brought to the
attention of the Director of Compliance.

      D.    PERIODIC RESPONSIBILITIES OF THE LEGAL COMPLIANCE DEPARTMENT

     The Legal Compliance Department shall consult with the General Counsel and
the Human Resources Department, as the case may be, to assure that:

     (1)  Adequate reviews and audits are conducted to monitor compliance with
          the reporting, pre-clearance, prohibited transaction and other
          requirements of the Code.


     (2)  Adequate reviews and audits are conducted to monitor compliance with
          the reporting, pre-clearance, prohibited transaction and other
          requirements of the Code.


     (3)  All access persons and new employees of the Franklin Templeton Group
          are adequately informed and receive appropriate education and training
          as to their duties and obligations under the Code.

     (4)  There are adequate educational, informational and monitoring efforts
          to ensure that reasonable steps are taken to prevent and detect
          unlawful insider trading by access persons and to control access to
          inside information.

     (5)  Written compliance reports are submitted to the Board of Directors of
          Franklin Resources, Inc., and the Board of each relevant Fund at least
          annually. Such reports will describe any issues arising under the Code
          or procedures since the last report, including, but not limited to,
          information about material violations of the Code or procedures and
          sanctions imposed in response to the material violations.

     (6)  The Legal Compliance Department will certify at least annually to the
          Fund's board of directors that the Franklin Templeton Group has
          adopted procedures reasonably necessary to prevent Access Persons from
          violating the Code, and

     (7)  Appropriate records are kept for the periods required by law.

     E.   APPROVAL BY FUND'S BOARD OF DIRECTORS

     (1)  Basis for Approval

          The Board of Directors/Trustees must base its approval of the Code on
     a determination that the Code contains provisions reasonably necessary to
     prevent access persons from engaging in any conduct prohibited by rule
     17j-1.

     (2)  New Funds

     At the time a new fund is organized, the Legal Compliance Department will
provide the Fund's board of directors, a certification that the investment
adviser and principal underwriter have adopted procedures reasonably necessary
to prevent Access Persons from violating the Code. Such certification will state
that the Code contains provisions reasonably necessary to prevent Access Persons
from violating the Code.

     (3)  Material Changes to the Code of Ethics

     The Legal Compliance Department will provide the Fund's board of directors
a written description of all material changes to the Code no later than six
months after adoption of the material change by the Franklin Templeton Group.

II.   COMPILATION OF DEFINITIONS OF IMPORTANT TERMS

     For purposes of the Code of Ethics and Insider Trading Policy, the terms
below have the following meanings:

1934 ACT - The Securities Exchange Act of 1934, as amended.

1940 ACT - The Investment Company Act of 1940, as amended.

ACCESS PERSON - Each director, trustee, general partner or officer, and any
     other person that directly or indirectly controls (within the meaning of
     Section 2(a)(9) of the 1940 Act) the Franklin Templeton Group or a person,
     including an Advisory Representative, who has access to information
     concerning recommendations made to a Fund or client with regard to the
     purchase or sale of a security.

ADVISORY REPRESENTATIVE - Any officer or director of Franklin Resources; any
     employee who makes any recommendation, who participates in the
     determination of which recommendation shall be made, or whose functions or
     duties relate to the determination of which recommendation shall be made;
     any employee who, in connection with his or her duties, obtains any
     information concerning which securities are being recommended prior to the
     effective dissemination of such recommendations or of the information
     concerning such recommendations; and any of the following persons who
     obtain information concerning securities recommendations being made by
     Franklin Resources prior to the effective dissemination of such
     recommendations or of the information concerning such recommendations: (i)
     any person in a control relationship to Franklin Resources, (ii) any
     affiliated person of such controlling person, and (iii) any affiliated
     person of such affiliated person.

AFFILIATED PERSON - same meaning as Section 2(a)(3) of the Investment Company
     Act of 1940. An "affiliated person" of an investment company includes
     directors, officers, employees, and the investment adviser. In addition, it
     includes any person owning 5% of the company's voting securities, any
     person in which the investment company owns 5% or more of the voting
     securities, and any person directly or indirectly controlling, controlled
     by, or under common control with the company.

APPROPRIATE ANALYST - With respect to any access person, any securities analyst
     or portfolio manager making investment recommendations or investing funds
     on behalf of an Associated Client and who may be reasonably expected to
     recommend or consider the purchase or sale of a security.

ASSOCIATED CLIENT - A Fund or client whose trading information would be
     available to the access person during the course of his or her regular
     functions or duties.

BENEFICIAL OWNERSHIP - Has the same meaning as in Rule 16a-1(a)(2) under the
     1934 Act. Generally, a person has a beneficial ownership in a security if
     he or she, directly or indirectly, through any contract, arrangement,
     understanding, relationship or otherwise, has or shares a direct or
     indirect pecuniary interest in the security. There is a presumption of a
     pecuniary interest in a security held or acquired by a member of a person's
     immediate family sharing the same household.

FUNDS - Investment companies in the Franklin Templeton Group of Funds.

HELD OR TO BE ACQUIRED - A security is "held or to be acquired" if within the
     most recent 15 days it (i) is or has been held by a Fund, or (ii) is being
     or has been considered by a Fund or its investment adviser for purchase by
     the Fund.

PORTFOLIO PERSON - Any employee of the Franklin Templeton Group, who, in
     connection with his or her regular functions or duties, makes or
     participates in the decision to purchase or sell a security by a Fund in
     the Franklin Templeton Group, or any other client or if his or her
     functions relate to the making of any recommendations about those purchases
     or sales. Portfolio Persons include portfolio managers, research analysts,
     traders, persons serving in equivalent capacities (such as Management
     Trainees), persons supervising the activities of Portfolio Persons, and
     anyone else designated by the Director of Compliance

PROPRIETARY ACCOUNTS - Any corporate account or other account including, but not
     limited to, a limited partnership, a corporate hedge fund, a limited
     liability company or any other pooled investment vehicle in which Franklin
     Resources or its affiliates, owns 5 percent or more of the outstanding
     capital or is entitled to 25% or more of the profits or losses in the
     account (excluding any asset based investment management fees based on
     average periodic net assets in accounts). SECURITY - Any stock, note, bond,
     evidence of indebtedness, participation or interest in any profit-sharing
     plan or limited or general partnership, investment contract, certificate of
     deposit for a security, fractional undivided interest in oil or gas or
     other mineral rights, any put, call, straddle, option, or privilege on any
     security (including a certificate of deposit), guarantee of, or warrant or
     right to subscribe for or purchase any of the foregoing, and in general any
     interest or instrument commonly known as a security, except commodity
     futures, currency and currency forwards. For the purpose of this Code,
     "security" does not include: (1) Direct obligations of the Government of
     the United States; (2) Bankers' acceptances, bank certificates of deposit,
     commercial paper and high quality short-term debt instruments, including
     repurchase agreements; and (3) Shares issued by open-end funds.

SEE  Section III of Appendix A for a summary of different requirements for
     different types of securities.


III. SECURITIES EXEMPT FROM THE PROHIBITED , REPORTING, AND PRE-CLEARANCE
PROVISIONS

      A.    PROHIBITED TRANSACTIONS

     Securities that are EXEMPT from the prohibited transaction provisions of
     Section 3.4 include:

     (1)  securities that are direct obligations of the U.S. Government, such as
          Treasury bills, notes and bonds, and U.S. Savings Bonds and
          derivatives thereof;

     (2)  high quality short-term instruments ("money market instruments")
          including but not limited to (i) bankers' acceptances, (ii) U.S. bank
          certificates of deposit; (iii) commercial paper; and (iv) repurchase
          agreements;

     (3)  shares of registered open-end investment companies;

     (4)  commodity futures, currencies, currency forwards and derivatives
          thereof;

     (5)  securities that are prohibited investments for all Funds and clients
          advised by the entity employing the access person; and

     (6)  transactions in securities issued or guaranteed by the governments or
          their agencies or instrumentalities of Canada, the United Kingdom,
          France, Germany, Switzerland, Italy and Japan and derivatives thereof.

      B.    REPORTING AND PRECLEARANCE

     Securities that are EXEMPT from both the reporting requirements of Section
     5 and preclearance requirements of Section 6 of the Code include:

     (1)  securities that are direct obligations of the U.S. Government, such as
          Treasury bills, notes and bonds, and U.S. Savings Bonds and
          derivatives thereof;

     (2)  high quality short-term instruments ("money market instruments")
          including but not limited to (i) bankers' acceptances, (ii) U.S. bank
          certificates of deposit; (iii) commercial paper; and (iv) repurchase
          agreements;

     (3)  shares of registered open-end investment companies; and

     (4)  commodity futures, currencies, currency forwards and derivatives
          thereof.

IV.   LEGAL REQUIREMENT

     Rule 17j-1 under the Investment Company Act of 1940 ("1940 Act") makes it
unlawful for any affiliated person of the Franklin Templeton Group in connection
with the purchase or sale of a security, including any option to purchase or
sell, and any security convertible into or exchangeable for, any security that
is "held or to be acquired" by a Fund in the Franklin Templeton Group:

A.   To employ any device, scheme or artifice to defraud a Fund;

B.   To make to a Fund any untrue statement of a material fact or omit to state
     to a Fund a material fact necessary in order to make the statements made,
     in light of the circumstances under which they are made, not misleading;

C.   To engage in any act, practice, or course of business which operates or
     would operate as a fraud or deceit upon a Fund; or

D.    To engage in any manipulative practice with respect to a Fund.

     A security is "held or to be acquired" if within the most recent 15 days it
(i) is or has been held by a Fund, or (ii) is being or has been considered by a
Fund or its investment adviser for purchase by the Fund. .


                              APPENDIX B: FORMS AND SCHEDULES




                               ACKNOWLEDGMENT FORM
             CODE OF ETHICS AND POLICY STATEMENT ON INSIDER TRADING

To:   DIRECTOR OF COMPLIANCE, LEGAL COMPLIANCE DEPARTMENT

I hereby acknowledge receipt of a copy of the Franklin Templeton Group's CODE OF
ETHICS AND POLICY STATEMENT ON INSIDER TRADING, AMENDED AND RESTATED, FEBRUARY
2000, which I have read and understand. I will comply fully with all provisions
of the Code and the Insider Trading Policy to the extent they apply to me during
the period of my employment. Additionally, I authorize any broker-dealer, bank
or investment adviser with whom I have securities accounts and accounts in which
I have beneficial ownership, to provide brokerage confirmations and statements
as required for compliance with the Code. I further understand and acknowledge
that any violation of the Code or Insider Trading Policy, including engaging in
a prohibited transaction or failure to file reports as required (see Schedules
B, C, D, E, F and G), may subject me to disciplinary action, including
termination of employment.

   ___________________________________________________________________________
   SIGNATURE:
   ___________________________________________________________________________
   PRINT NAME:
   ___________________________________________________________________________
   TITLE:
   ___________________________________________________________________________
   DEPARTMENT:
   ___________________________________________________________________________
   LOCATION:
   ___________________________________________________________________________
   DATE ACKNOWLEDGMENT WAS SIGNED:
   ___________________________________________________________________________


RETURN TO: LEGAL COMPLIANCE DEPARTMENT, 2000 ALAMEDA DE LAS PULGAS - FLOOR 2.

SCHEDULE A: LEGAL AND COMPLIANCE OFFICERS AND PRECLEARANCE DESK TELEPHONE & FAX
NUMBERS 19



   LEGAL OFFICER
   MURRAY SIMPSON
   EXECUTIVE VICE PRESIDENT & GENERAL COUNSEL
   FRANKLIN RESOURCES, INC.
   901 MARINERS ISLAND BLVD.
   7TH FLOOR
   SAN MATEO, CA 94404
   (650) 525 -7331


   COMPLIANCE OFFICERS
   ___________________________________________________________________________

   Director of Compliance                PRECLEARANCE OFFICERS
   James M. Davis                        Stephanie Harwood
   Franklin Resources, Inc.              Wally Enrico
   2000 Alameda de las Pulgas, Suite     Legal Compliance Department
   200F                                  2000 Alameda de las Pulgas,
   San Mateo, CA 94403                   Suite 200E
   (650) 312-2832                        San Mateo, CA 94403
                                         (650) 312-3693  (telephone)
                                         (650) 312-5646  (facsimile)
                                         Preclear, Legal  (internal
                                         e-mail address)
                                         [email protected]  (external e-mail
                                         address)
   ___________________________________________________________________________

SCHEDULE B: SECURITIES TRANSACTION REPORT

This report of personal securities transactions NOT reported by duplicate
confirmations and brokerage statements pursuant to Section 5.3 of the Code is
required pursuant to Rule 204-2(a) of the Investment Advisers Act of 1940 or
Rule 17j-1(c) of the Investment Company Act of 1940. The report must be
completed and submitted to the Compliance Department no later than 10 calendar
days after the end of the calendar quarter.. Refer to Section 5.3 of the Code of
Ethics for further instructions.

<TABLE>
<CAPTION>

________________________________________________________________________________________________________________________

Trade   Buy, sell  Security Description, including  Type of       Quantity or  Price   Broker-Dealer   Date Preclearance
Date    or Other   interest rate and maturity       Security      Principal              or Bank       obtained from
                   (if appropriate)                 (Stock,        Amount                              Compliance Dept.
                                                    Bond, Option,
                                                    etc.)
________________________________________________________________________________________________________________________
<S>     <C>        <C>                              <C>           <C>           <C>    <C>             <C>
________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________

________________________________________________________________________________________________________________________


THE REPORT OR RECORDING OF ANY TRANSACTION ABOVE SHALL NOT BE CONSTRUED AS AN
ADMISSION THAT I HAVE ANY DIRECT OR INDIRECT OWNERSHIP IN THE SECURITIES.



______________________________        _________________________        ___________________   ___________________
   (PRINT NAME)                           (SIGNATURE)                         (DATE)          (QUARTER  ENDING)

</TABLE>

RETURN TO: LEGAL COMPLIANCE DEPARTMENT, 2000 ALAMEDA DE LAS PULGAS, SUITE 200E,
SAN MATEO, CA 94403

SCHEDULE C: INITIAL, ANNUAL & UPDATED DISCLOSURE OF ACCESS PERSONS SECURITIES
HOLDINGS This report shall set forth the security name or description and
security class of each security holding in which you have a direct or indirect
beneficial interest, including holdings by a spouse, minor children, trusts,
foundations, and any account for which trading authority has been delegated to
you, other than authority to trade for a Fund in or a client of the Franklin
Templeton Group.. In lieu of listing each security position below, you may
instead attach copies of brokerage statements, sign below and return Schedule C
and brokerage statements to the Legal Compliance Department within 10 days if an
initial report or by January 30th of each year if an annual report. Refer to
Sections 5.2.A and 5.4.A of the Code for additional filing instructions.

<TABLE>
<CAPTION>

_______________________________________________________________________________________
Security Description          Type of Security  Quantity or
including interest rate       (Stocks, Bond      Principal    Name of Broker-  Account
and maturity (if appropriate)  Option, etc.)       Amount     Dealer or Bank    Number
_______________________________________________________________________________________
<S>                           <C>               <C>           <C>              <C>

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________

_______________________________________________________________________________________


[ ]     I DID NOT HAVE ANY PERSONAL SECURITIES HOLDINGS FOR YEAR ENDED _____________


[ ]     I HAVE ATTACHED STATEMENTS CONTAINING ALL MY PERSONAL SECURITIES HOLDINGS FOR THE
        YEAR ENDED ______

TO THE BEST OF MY KNOWLEDGE I HAVE DISCLOSED ALL OF MY SECURITIES ACCOUNTS
AND/OR INVESTMENTS IN WHICH I HAVE A DIRECT OR INDIRECT BENEFICIAL INTEREST,
INCLUDING SECURITY ACCOUNTS OF A SPOUSE, MINOR CHILDREN, TRUSTS, FOUNDATIONS,
AND ANY ACCOUNT FOR WHICH TRADING AUTHORITY HAS BEEN DELEGATED AN UNAFFILIATED
PARTY.


_______________________        ___________________       __________________    _______________  ____________
   PRINT NAME                       SIGNATURE                   DATE                YEAR           ENDED

</TABLE>

* Securities that are EXEMPT from being reported on Schedule C include: (i)
securities that are direct obligations of the U.S. Government, such as Treasury
bills, notes and bonds, and U.S. Savings Bonds and derivatives thereof; (ii)
high quality short-term instruments ("money market instruments") including but
not limited to bankers' acceptances, U.S. bank certificates of deposit;
commercial paper; and repurchase agreements; (iii) shares of registered open-end
investment companies; and (iv) commodity futures, currencies, currency forwards
and derivatives thereof.

   SCHEDULE D:  NOTIFICATION OF SECURITIES ACCOUNT OPENING

   DATE:    __________________________________

   TO:      Preclearance Desk
            Legal Compliance Department
            2000 Alameda de las Pulgas, Suite 200E
            San Mateo, CA 94403
            (650) 312-3693
            FAX:  (650) 312-5646

   FROM:    NAME: ____________________________
            DEPARTMENT:_______________________
            LOCATION:_________________________
            EXTENSION:________________________

            ARE YOU A REG. REPRESENTATIVE?      YES[ ]    NO[ ]
            ARE YOU AN ACCESS PERSON?           YES[ ]    NO[ ]

This is to advise you that I will be opening or have opened a securities account
with the following firm:

                       PLEASE FILL OUT COMPLETELY TO EXPEDITE PROCESSING

   NAME ON ACCOUNT: ____________________________________________________________
                    (If other than employee, please state relationship i.e.,
                    spouse, son, daughter, trust, etc.)

   ACCT # OR SSN #:_____________________________________________________________

   NAME OF FIRM:________________________________________________________________

   ATTN:________________________________________________________________________

   ADDRESS OF FIRM:_____________________________________________________________

   CITY/STATE/ZIP:______________________________________________________________

* All Franklin registered representatives and Access Persons, PRIOR TO OPENING A
BROKERAGE ACCOUNT OR PLACING AN INITIAL ORDER, are required to notify the Legal
Compliance Department and the executing broker-dealer in writing. This includes
accounts in which the registered representative or access person has or will
have a financial interest (e.g., a spouse's account) or discretionary authority
(e.g., a trust account for a minor child).

Upon receipt of the NOTIFICATION OF SECURITIES ACCOUNT OPENING form, the Legal
Compliance Department will contact the broker-dealer identified above and
request that it receive duplicate confirmations and statements of your brokerage
account.

SCHEDULE E: NOTIFICATION OF DIRECT OR INDIRECT BENEFICIAL INTEREST If you have
any beneficial ownership in a security and you recommend to the Appropriate
Analyst that the security be considered for purchase or sale by an Associated
Client, or if you carry out a purchase or sale of that security for an
Associated Client, you must disclose your beneficial ownership to the Legal
Compliance Department and the Appropriate Analyst in writing on Schedule E (or
an equivalent form containing similar information) before the purchase or sale,
or before or simultaneously with the recommendation.
<TABLE>
<CAPTION>


____________________________________________________________________________________________________________________________________
                                                Method of                                Primary
                       Ownership              Acquisition  Date and Method Learned  Portfolio Manager
                      Type (Direct    Year   (Purch/Gift/   that Security Under      or Appropriate   Name of Person  Date of Verbal
Security Description  or Indirect)  Acquired    Other)     Consideration by Funds       Analyst         Notified       Notification
____________________________________________________________________________________________________________________________________
<S>                    <C>          <C>       <C>          <C>                       <C>              <C>             <C>

____________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________________



</TABLE>



________________________        ___________________________  __________________
  (PRINT NAME)                           (SIGNATURE)               (DATE)

RETURN TO: LEGAL COMPLIANCE DEPARTMENT, 2000 ALAMEDA DE LAS PULGAS, SUITE 200E,
SAN MATEO, CA 94403



   SCHEDULE F:  INITIAL, ANNUAL & UPDATED DISCLOSURE OF SECURITIES ACCOUNTS

     This report shall set forth the name and description of each securities
account in which you have a direct or indirect beneficial interest, including
securities accounts of a spouse, minor children, trusts, foundations, and any
account for which trading authority has been delegated to you, other than
authority to trade for a Fund in, or a client of, the Franklin Templeton Group.
In lieu of listing each securities account below, you may instead attach copies
of the brokerage statemenus, sign below and return Schedule F and brokerage
statements to the Compliance Department.

<TABLE>
<CAPTION>

____________________________________________________________________________________________________________________________
   NAME(S) ON ACCOUNT    NAME OF BROKERAGE FIRM,  ADDRESS OF BROKERAGE FIRM, BANK OR     ACCOUNT        NAME OF ACCOUNT
 (REGISTRATION SHOWN ON     BANK OR INVESTMENT             INVEST. ADVISER               NUMBER     EXECUTIVE/REPRESENTATIVE
       STATEMENT)                ADVISER         (STREET, CITY , STATE AND ZIP CODE)
____________________________________________________________________________________________________________________________
<S>                      <C>                      <C>                                    <C>        <C>

____________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________

____________________________________________________________________________________________________________________________

</TABLE>

TO THE BEST OF MY KNOWLEDGE I HAVE DISCLOSED ALL OF MY SECURITIES ACCOUNTS IN
WHICH I HAVE A DIRECT OR INDIRECT BENEFICIAL INTEREST, INCLUDING SECURITY
ACCOUNTS OF A SPOUSE, MINOR CHILDREN, TRUSTS, FOUNDATIONS, AND ANY ACCOUNT FOR
WHICH TRADING AUTHORITY HAS BEEN DELEGATED TO ME.


______________________   ____________________    ___________________ ___________
      PRINT NAME             SIGNATURE                 DATE           YEAR ENDED



RETURN TO: LEGAL COMPLIANCE DEPARTMENT, 2000 ALAMEDA DE LAS PULGAS, SUITE 200E,
SAN MATEO, CA 94403


   SCHEDULE G:  INITIAL AND ANNUAL CERTIFICATION OF DISCRETIONARY AUTHORITY

This report shall set forth the account name or description in which you have a
direct or indirect beneficial interest, including holdings by a spouse, minor
children, trusts, foundations, and as to which trading authority has been
delegated by you to an unaffiliated registered broker-dealer, registered
investment adviser, or other investment manager acting in a similar fiduciary
capacity, who exercises sole investment discretion.

<TABLE>
<CAPTION>

___________________________________________________________________________________________________________________
                                                                            TYPE OF OWNERSHIP
                                     NAME/DESCRIPTION OF BROKERAGE FIRM,     DIRECT OWNERSHIP    ACCOUNT NUMBER
  NAME(S) AS SHOWN ON ACCOUNT OR    BANK, INVESTMENT ADVISER OR INVESTMENT         (DO)          (IF APPLICABLE)
            INVESTMENT                                                           INDIRECT
                                                                              OWNERSHIP (IO)
___________________________________________________________________________________________________________________
<S>                                  <C>                                     <C>                 <C>

___________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________

___________________________________________________________________________________________________________________

</TABLE>

TO THE BEST OF MY KNOWLEDGE I HAVE DISCLOSED ALL OF MY SECURITIES ACCOUNTS
AND/OR INVESTMENTS IN WHICH I HAVE A DIRECT OR INDIRECT BENEFICIAL INTEREST,
INCLUDING SECURITY ACCOUNTS OF A SPOUSE, MINOR CHILDREN, TRUSTS, FOUNDATIONS,
AND ANY ACCOUNT FOR WHICH TRADING AUTHORITY HAS BEEN DELEGATED AN UNAFFILIATED
PARTY. FURTHER, I CERTIFY THAT I DO NOT HAVE ANY DIRECT OR INDIRECT INFLUENCE OR
CONTROL OVER THE ACCOUNTS LISTED ABOVE.



____________________  ___________________  _________________  __________________
  PRINT NAME             SIGNATURE            DATE                  YEAR ENDED



RETURN TO: LEGAL COMPLIANCE DEPARTMENT, 2000 ALAMEDA DE LAS PULGAS, SUITE 200E,
SAN MATEO, CA 94403


SCHEDULE H: CHECKLIST FOR INVESTMENTS IN PARTNERSHIPS AND SECURITIES ISSUED IN
PRIVATE PLACEMENTS

GENERAL INSTRUCTIONS: In considering requests by Access Persons for approval of
limited partnerships and other private placement securities transactions, the
Director of Compliance shall consult with an executive officer of Franklin
Resources, Inc. In deciding whether to approve the transaction, the Director of
Compliance and the executive officer shall take into account, among other
factors, whether the investment opportunity should be reserved for a Fund or
other client, and whether the investment opportunity is being offered to the
access person by virtue of his or her position with the Franklin Templeton
Group. IF THE ACCESS PERSON RECEIVES CLEARANCE FOR THE TRANSACTION, AN
INVESTMENT IN THE SAME ISSUER MAY ONLY BE MADE FOR A FUND OR CLIENT IF AN
EXECUTIVE OFFICER OF FRANKLIN RESOURCES, INC., WHO HAS BEEN INFORMED OF THE
ACCESS PERSON'S PRE-EXISTING INVESTMENT AND WHO HAS NO INTEREST IN THE ISSUER,
APPROVES THE TRANSACTION.

   IN ORDER TO PROCESS YOUR REQUEST, PLEASE PROVIDE THE FOLLOWING INFORMATION:

                                               ______________________________
1)   Name/Description of proposed investment: [______________________________]


                                  __________________________________
2)   Proposed Investment Amount: [__________________________________]


3)   Please attach pages of the offering memorandum (or other documents)
     summarizing the investment opportunity, including:

a)   Name of the partnership/hedge fund/issuer;
b)   Name of the general partner, location & telephone number;
c)   Summary of the offering; including the total amount the offering/issuer;
d)   Percentage your investment will represent of the total offering;
e)   Plan of distribution; and
f)   Investment objective and strategy,

   PLEASE RESPOND TO THE FOLLOWING QUESTIONS:

4)   Was this investment opportunity presented to you in your capacity as a
     portfolio manager, trader or research analyst? If no, please explain the
     relationship, if any, you have to the issuer or principals of the issuer.




5)   Is this investment opportunity suitable for any fund/client that you
     advise? If yes, why isn't the investment being made on behalf of the
     fund/client? If no, why isn't the investment opportunity suitable for the
     fund/clients?



6)   Do any of the fund/clients that you advise presently hold securities of the
     issuer of this proposed investment (e.g., common stock, preferred stock,
     corporate debt, loan participations, partnership interests, etc)? If yes,
     please provide the names of the funds/clients and security description.




7)   Do you presently have or will you have any managerial role with the
     company/issuer as a result of your investment? If yes, please explain in
     detail your responsibilities, including any compensation you will receive.




8)   Will you have any investment control or input to the investment decision
     making process?




9)   If applicable, will you receive reports of portfolio holdings? If yes, when
     and how frequently will these be provided?




Reminder: Personal securities transactions that do not generate brokerage
confirmations must be reported to the Legal Compliance Department on Schedule B
within 10 calendar days after you are notified.



               ______________________________
                   Name of Access Person


               _______________________________                  ________________
                   Access Person Signature                              Date


Approved by:   _______________________________________          ________________
                   Chief Investment Officer Signature                   Date


________________________________________________________________________________

                           Legal Compliance Use Only
________________________________________________________________________________

Date Received: ________________________________________

Date Entered in Lotus Notes: ______________________________________

Date Forwarded FRI Executive Officer: _________________________________

Precleared:     [ ] [ ]  (attach E-Mail)  Date:  __________________________

Date Entered in APII:  __________________________

________________________________________________________________________________

APPENDIX C: INVESTMENT ADVISOR AND BROKER-DEALER AND OTHER SUBSIDIARIES OF
FRANKLIN RESOURCES, INC. - FEBRUARY 2000

<TABLE>
<CAPTION>


__________________________________________________________________________________________
<S>                                  <C>    <C>                                  <C>

Franklin Advisers, Inc.              IA     Templeton Management Limited         IA
                                            (Canada)
__________________________________________________________________________________________

Franklin Advisory Services, LLC.     IA     Templeton Franklin Investment        IA/BD
                                            Services, Inc.
__________________________________________________________________________________________

Franklin Investment Advisory         IA     Templeton Investment Counsel, Inc.   IA
Services, Inc.
__________________________________________________________________________________________

Franklin Management, Inc.            IA     Templeton Asset Management, Ltd.     IA/FIA
__________________________________________________________________________________________

Franklin Mutual Advisers, LLC        IA     Templeton Investment Management Co.  FIA
                                            Ltd. (Japan)
__________________________________________________________________________________________

Franklin Properties, Inc.            REA    Closed Joint-Stock Company           FIA
                                            Templeton (Russia)
__________________________________________________________________________________________

Franklin Templeton Distributors,     IA/BD  Templeton Unit Trust Management      FBD
Inc.                                        Ltd. (UK)
__________________________________________________________________________________________

Franklin Asset Management            IA     Orion Fund Management Ltd.           FIA
(Proprietary) Ltd.
__________________________________________________________________________________________

Templeton (Switzerland), Inc.        FBD    Templeton Global Advisors Ltd.       IA
                                            (Bahamas)
__________________________________________________________________________________________

Templeton Franklin Investment        FBD    Templeton Asset Management (India)   FIA/FBD
Services (Asia) Ltd.                        Pvt. Ltd.
__________________________________________________________________________________________

`Templeton Investment Management     IA/FIA Templeton Italia SIM S.p.A. (Italy)  FBD
Limited (UK)
__________________________________________________________________________________________

Templeton Global Strategic Services  FBD    Templeton Global Strategic Services  FBD
S.A. (Luxembourg)                           (Deutschland) GmbH (Germany)
__________________________________________________________________________________________

Templeton Investment Management      FIA    Templeton Funds Annuity Company      INS
(Australia) Ltd.
__________________________________________________________________________________________

Franklin Templeton Investment        TA
Services, Inc.
__________________________________________________________________________________________

Franklin Templeton Services, Inc.    BM
__________________________________________________________________________________________

</TABLE>

Codes:
IA:   US registered investment adviser
BD:   US registered broker-dealer
FIA:  Foreign equivalent investment adviser
FBD:  Foreign equivalent broker-dealer
TA:   US registered transfer agent
BM:   Business manager to the funds
REA:  Real estate adviser
INS:  Insurance company


THE FRANKLIN TEMPLETON GROUP POLICY STATEMENT ON INSIDER TRADING


A.    LEGAL REQUIREMENT

     Pursuant to the Insider Trading and Securities Fraud Enforcement Act of
1988, it is the policy of the Franklin Templeton Group to forbid any officer,
director, employee, consultant acting in a similar capacity, or other person
associated with the Franklin Templeton Group from trading, either personally or
on behalf of clients, including all client assets managed by the entities in the
Franklin Templeton Group, on material non-public information or communicating
material non-public information to others in violation of the law. This conduct
is frequently referred to as "insider trading." The Franklin Templeton Group's
Policy Statement on Insider Trading applies to every officer, director, employee
or other person associated with the Franklin Templeton Group and extends to
activities within and outside their duties with the Franklin Templeton Group.
Every officer, director and employee must read and retain this policy statement.
Any questions regarding the Franklin Templeton Group's Policy Statement on
Insider Trading or the Compliance Procedures should be referred to the Legal
Department.

     The term "insider trading" is not defined in the federal securities laws,
but generally is used to refer to the use of material non-public information to
trade in securities (whether or not one is an "insider") or to communications of
material non-public information to others.

     While the law concerning insider trading is not static, it is generally
understood that the law prohibits:

     (1)  trading by an insider, while in possession of material non-public
          information; or

     (2)  trading by a non-insider, while in possession of material non-public
          information, where the information either was disclosed to the
          non-insider in violation of an insider's duty to keep it confidential
          or was misappropriated; or

     (3)  communicating material non-public information to others.

     The elements of insider trading and the penalties for such unlawful conduct
are discussed below. If, after reviewing this policy statement, you have any
questions, you should consult the Legal Department.



                            POLICY STATEMENT ON INSIDER TRADING



B.    WHO IS AN INSIDER?

     The concept of "insider" is broad. It includes officers, directors and
employees of a company. In addition, a person can be a "temporary insider" if he
or she enters into a special confidential relationship in the conduct of a
company's affairs and as a result is given access to information solely for the
company's purposes. A temporary insider can include, among others, a company's
outside attorneys, accountants, consultants, bank lending officers, and the
employees of such organizations. In addition, an investment adviser may become a
temporary insider of a company it advises or for which it performs other
services. According to the U.S. Supreme Court, the company must expect the
outsider to keep the disclosed non-public information confidential and the
relationship must at least imply such a duty before the outsider will be
considered an insider.

C.    WHAT IS MATERIAL INFORMATION?

     Trading on inside information is not a basis for liability unless the
information is material. "Material information" generally is defined as
information for which there is a substantial likelihood that a reasonable
investor would consider it important in making his or her investment decisions,
or information that is reasonably certain to have a substantial effect on the
price of the company's securities. Information that officers, directors and
employees should consider material includes, but is not limited to: dividend
changes, earnings estimates, changes in previously released earnings estimates,
significant merger or acquisition proposals or agreements, major litigation,
liquidation problems, and extraordinary management developments.

     Material information does not have to relate to a company's business. For
example, in CARPENTER V. U.S., 108 U.S. 316 (1987), the Supreme Court considered
as material certain information about the contents of a forthcoming newspaper
column that was expected to affect the market price of a security. In that case,
a WALL STREET JOURNAL reporter was found criminally liable for disclosing to
others the dates that reports on various companies would appear in the WALL
STREET JOURNAL and whether those reports would be favorable or not.

D.    WHAT IS NON-PUBLIC INFORMATION?

     Information is non-public until it has been effectively communicated to the
marketplace. One must be able to point to some fact to show that the information
is generally public. For example, information found in a report filed with the
Securities and Exchange Commission ("SEC"), or appearing in Dow Jones, Reuters
Economic Services, THE WALL STREET JOURNAL or other publications of general
circulation would be considered public.

E.    BASIS FOR LIABILITY

      1.    FIDUCIARY DUTY THEORY

     In 1980, the Supreme Court found that there is no general duty to disclose
before trading on material non-public information, but that such a duty arises
only where there is a fiduciary relationship. That is, there must be a
relationship between the parties to the transaction such that one party has a
right to expect that the other party will not disclose any material non-public
information or refrain from trading. CHIARELLA V. U.S., 445 U.S. 22 (1980).

     In DIRKS V. SEC, 463 U.S. 646 (1983), the Supreme Court stated alternate
theories under which non-insiders can acquire the fiduciary duties of insiders.
They can enter into a confidential relationship with the company through which
they gain information (E.G., attorneys, accountants), or they can acquire a
fiduciary duty to the company's shareholders as "tippees" if they are aware or
should have been aware that they have been given confidential information by an
insider who has violated his fiduciary duty to the company's shareholders.

     However, in the "tippee" situation, a breach of duty occurs only if the
insider personally benefits, directly or indirectly, from the disclosure. The
benefit does not have to be pecuniary but can be a gift, a reputational benefit
that will translate into future earnings, or even evidence of a relationship
that suggests a quid pro quo.

      2.    MISAPPROPRIATION THEORY

     Another basis for insider trading liability is the "misappropriation"
theory, under which liability is established when trading occurs on material
non-public information that was stolen or misappropriated from any other person.
In U.S. V. CARPENTER, SUPRA, the Court found, in 1987, a columnist defrauded THE
WALL STREET JOURNAL when he stole information from the WALL STREET JOURNAL and
used it for trading in the securities markets. It should be noted that the
misappropriation theory can be used to reach a variety of individuals not
previously thought to be encompassed under the fiduciary duty theory.

F.    PENALTIES FOR INSIDER TRADING

     Penalties for trading on or communicating material non-public information
are severe, both for individuals involved in such unlawful conduct and their
employers. A person can be subject to some or all of the penalties below even if
he or she does not personally benefit from the violation. Penalties include:

o        civil injunctions;
o        treble damages;
o        disgorgement of profits;
o        jail sentences;
o        fines for the person who committed the violation of up to three times
         the profit gained or loss avoided, whether or not the person actually
         benefited; and
o        fines for the employer or other controlling person of up to the greater
         of $1,000,000 or three times the amount of the profit gained or loss
         avoided.

     In addition, any violation of this policy statement can result in serious
sanctions by the Franklin Templeton Group, including dismissal of any person
involved.

G.    INSIDER TRADING PROCEDURES

     Each access person, Compliance Officer, the Risk Management Department, and
the Legal Department, as the case may be, shall comply with the following
procedures.

      1.    IDENTIFYING INSIDE INFORMATION

     Before trading for yourself or others, including investment companies or
private accounts managed by the Franklin Templeton Group, in the securities of a
company about which you may have potential inside information, ask yourself the
following questions:

     o    Is the information material?

     o    Is this information that an investor would consider important in
          making his or her investment decisions?

     o    Is this information that would substantially affect the market price
          of the securities if generally disclosed?

     o    Is the information non-public?

     o    To whom has this information been provided?

     o    Has the information been effectively communicated to the marketplace
          (e.g., published in REUTERS, THE WALL STREET JOURNAL or other
          publications of general circulation)?

If, after consideration of these questions, you believe that the information may
be material and non-public, or if you have questions as to whether the
information is material and non-public, you should take the following steps:

(i)  Report the matter immediately to the designated Compliance Officer, or if
     he or she is not available, to the Legal Department.

(ii) Do not purchase or sell the securities on behalf of yourself or others,
     including investment companies or private accounts managed by the Franklin
     Templeton Group.

(iii) Do not communicate the information inside or outside the Franklin
     Templeton Group, other than to the Compliance Officer or the Legal
     Department.

(iv) The Compliance Officer shall immediately contact the Legal Department for
     advice concerning any possible material, non-public information.

(v)  After the Legal Department has reviewed the issue and consulted with the
     Compliance Officer, you will be instructed either to continue the
     prohibitions against trading and communication noted in (ii) and (iii), or
     you will be allowed to trade and communicate the information.

(vi) In the event the information in your possession is determined by the Legal
     Department or the Compliance Officer to be material and non-public, it may
     not be communicated to anyone, including persons within the Franklin
     Templeton Group, except as provided in (i) above. In addition, care should
     be taken so that the information is secure. For example, files containing
     the information should be sealed and access to computer files containing
     material non-public information should be restricted to the extent
     practicable.

2. RESTRICTING ACCESS TO OTHER SENSITIVE INFORMATION

     All Franklin Templeton Group personnel also are reminded of the need to be
careful to protect from disclosure other types of sensitive information that
they may obtain or have access to as a result of their employment or association
with the Franklin Templeton Group.

            (I)   GENERAL ACCESS CONTROL PROCEDURES

     The Franklin Templeton Group has established a process by which access to
company files that may contain sensitive or non-public information such as the
Bargain List and the Source of Funds List is carefully limited. Since most of
the Franklin Templeton Group files which contain sensitive information are
stored in computers, personal identification numbers, passwords and/or code
access numbers are distributed to Franklin Templeton Group computer access
persons only. This activity is monitored on an ongoing basis. In addition,
access to certain areas likely to contain sensitive information is normally
restricted by access codes.







________

1    "Director" includes trustee.

2    The term "employee or employees" includes management trainees, as well as
     regular employees of the Franklin Templeton Group.

3    SEE Appendix A. II., for definition of "Proprietary Accounts."

4    Generally, a person has "beneficial ownership" in a security if he or she,
     directly or indirectly, through any contract, arrangement, understanding,
     relationship or otherwise, has or shares a direct or indirect pecuniary
     interest in the security. There is a presumption of a pecuniary interest in
     a security held or acquired by a member of a person's immediate family
     sharing the same household.

5    Proprietary Information: Information that is obtained or developed during
     the ordinary course of employment with the Franklin Templeton Group,
     whether by you or someone else, and is not available to persons outside the
     Franklin Templeton Group. Examples of such Proprietary Information include,
     among other things, internal research reports, research materials supplied
     to the Franklin Templeton Group by vendors and broker-dealers not generally
     available to the public, minutes of departmental/research meetings and
     conference calls, and communications with company officers (including
     confidentiality agreements). Examples of non-Proprietary Information
     include mass media publications (e.g., The Wall Street Journal, Forbes, and
     Fortune), certain specialized publications available to the public (e.g.,
     Morningstar, Value Line, Standard and Poors), and research reports
     available to the general public.

6    The Director of Compliance is designated on Schedule A. The "Appropriate
     Analyst" means any securities analyst or portfolio manager, other than you,
     making recommendations or investing funds on behalf of any associated
     client, who may be reasonably expected to recommend or consider the
     purchase or sale of the security in question.

7    Associated Client: A Fund or client whose trading information would be
     available to the access person during the course of his or her regular
     functions or duties.



8    You are a "Portfolio Person" if you are an employee of the Franklin
     Templeton Group, and, in connection with your regular functions or duties,
     make or participate in the decision to purchase or sell a security by a
     Fund in the Franklin Templeton Group, or any other client or if your
     functions relate to the making of any recommendations about those purchases
     or sales. Portfolio Persons include portfolio managers, research analysts,
     traders, persons serving in equivalent capacities (such as Management
     Trainees), persons supervising the activities of Portfolio Persons, and
     anyone else so designated by the Compliance Officer.

9    This restriction applies equally to transactions occurring in margin and
     option accounts which may not be due to direct actions by the Portfolio
     Person. For example, a stock held less than 60 days that is sold to meet a
     margin call or the underlying stock of a covered call option held less than
     60 days that is called away, would be a violation of this restriction if
     these transactions resulted in a profit for the Portfolio Person.

10   You are not required to separately report the vesting of shares or options
     of Franklin Resources, Inc., received pursuant to a deferred compensation
     plan as such information is already maintained.

11   See Sections 3.2 and 4.6 of the Code. Also, confirmations and statements of
     transactions in open-end mutual funds, including mutual funds sponsored by
     the Franklin Templeton Group are not required. See Section 3.3 above for a
     list of other securities that need not be reported. If you have any
     beneficial ownership in a discretionary account, transactions in that
     account are treated as yours and must be reported by the manager of that
     account (see Section 6.1.C below).

12   Officers, directors and certain other key management personnel who perform
     significant policy-making functions of Franklin Resources, Inc., the
     closed-end funds, and/or real estate investment trusts may have ownership
     reporting requirements in addition to these reporting requirements. Contact
     the Legal Compliance Department for additional information. SEE also the
     "Insider Trading Policy" attached.

13   Please note that these conditions apply to any discretionary account in
     existence prior to the effective date of this Code or prior to your
     becoming an access person. Also, the conditions apply to transactions in
     any discretionary account, including pre-existing accounts, in which you
     have any direct or indirect beneficial ownership, even if it is not in your
     name.

14   Any pre-existing agreement must be promptly amended to comply with this
     condition. The required reports may be made in the form of an account
     statement if they are filed by the applicable deadline.

15   An "advisory person" of a registered investment company or an investment
     adviser is any employee, who in connection with his or her regular
     functions or duties, makes, participates in, or obtains information
     regarding the purchase or sale of a security by an advisory client , or
     whose functions relate to the making of any recommendations with respect to
     such purchases or sales. Advisory person also includes any natural person
     in a control relationship to such company or investment adviser who obtains
     information concerning recommendations made to such company with regard to
     the purchase or sale of a security.

16   Generally, an "advisory representative" is any person who makes any
     recommendation, who participates in the determination of which
     recommendation shall be made, or whose functions or duties relate to the
     determination of which recommendation shall be made, or who, in connection
     with his duties, obtains any information concerning which securities are
     being recommended prior to the effective dissemination of such
     recommendations or of the information concerning such recommendations. See
     Section II of Appendix A for the legal definition of "Advisory
     Representative."

17   Security includes any option to purchase or sell, and any security that is
     exchangeable for or convertible into, any security that is held or to be
     acquired by a fund.

18   Special circumstances include but are not limited to, for example,
     differences in time zones, delays due to travel, and the unusual size of
     proposed trades or limit orders. Limit orders must expire within the
     applicable clearance period.

19   As of February 2000



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