FRANKLIN TEMPLETON INVESTMENTS
                                 CODE OF ETHICS
          (PURSUANT TO RULE 17J-1 OF THE INVESTMENT COMPANY ACT OF 1940
             AND RULE 204A-1 OF THE INVESTMENT ADVISERS ACT OF 1940)
                                       AND
                INSIDER TRADING COMPLIANCE POLICY AND PROCEDURES
                               REVISED MAY 2009

                                TABLE OF CONTENTS

CODE OF ETHICS...............................................................2

PART 1 - STATEMENT OF PRINCIPLES.............................................2
PART 2 - PURPOSE OF THE CODE AND CONSEQUENCES OF NON-COMPLIANCE..............3
PART 3 - COMPLIANCE REQUIREMENTS.............................................4
PART 4 - REPORTING REQUIREMENTS FOR CODE OF ETHICS PERSONS (EXCLUDING
         INDEPENDENT DIRECTORS OF THE FUNDS AND OF CERTAIN ADVISORY
         SUBSIDIARIES OF FRI)...............................................12
PART 5 - PRE-CLEARANCE REQUIREMENTS APPLICABLE TO ACCESS PERSONS
         (EXCLUDING INDEPENDENT DIRECTORS OF THE FUNDS AND AND CERTAIN
         INVESTMENT ADVISORY SUBSIDIARIES OF FRI) AND PORTFOLIO PERSONS)....15
PART 6 - REQUIREMENTS FOR INDEPENDENT DIRECTORS OF THE FUNDS AND CERTAIN
         INVESTMENT ADVISORY SUBSIDIARIES OF FRI............................18
PART 7 - PENALTIES FOR VIOLATIONS OF THE CODE...............................19
PART 8 - A REMINDER ABOUT THE FRANKLIN TEMPLETON INVESTMENTS
         INSIDER TRADING POLICY.............................................21

APPENDIX A: COMPLIANCE PROCEDURES AND DEFINITIONS...........................22

I.    RESPONSIBILITIES OF EACH DESIGNATED COMPLIANCE OFFICER................23
II.   DEFINITIONS OF IMPORTANT TERMS........................................27

APPENDIX B: ACKNOWLEDGEMENT FORM AND SCHEDULES..............................29

ACKNOWLEDGEMENT FORM........................................................30
SCHEDULE A: LEGAL AND COMPLIANCE OFFICERS CODE OF ETHICS ADMINISTRATION
            DEPT. CONTACT INFO..............................................31
SCHEDULE B: TRANSACTIONS REPORT.............................................33
SCHEDULE C: INITIAL & ANNUAL DISCLOSURE OF BROKERAGE ACCOUNTS, INVESTMENT
            ADVISORY ACCOUNTS, SECURITIES HOLDINGS AND DISCRETIONARY
            AUTHORITY.......................................................34
SCHEDULE D: NOTIFICATION OF  SECURITIES ACCOUNT.............................36
SCHEDULE E: NOTIFICATION OF DIRECT OR INDIRECT BENEFICIAL INTEREST..........37
SCHEDULE F: CHECKLIST FOR INVESTMENTS IN PARTNERSHIPS AND SECURITIES
            ISSUED IN LIMITED OFFERINGS PRIVATE PLACEMENTS).................38
SCHEDULE G: REQUEST FOR APPROVAL TO SERVE AS A DIRECTOR.....................40

APPENDIX C: INVESTMENT ADVISER AND BROKER-DEALER AND OTHER SUBSIDIARIES
OF FRANKLIN RESOURCES, INC. - APRIL 2009....................................41

INSIDER TRADING COMPLIANCE POLICY AND PROCEDURES............................42

A.    LEGAL REQUIREMENT.....................................................42
B.    WHO IS AN INSIDER?....................................................42
C.    WHAT IS MATERIAL INFORMATION?.........................................42
D.    WHAT IS NON-PUBLIC INFORMATION?.......................................43
E.    BASIS FOR LIABILITY...................................................43
F.    PENALTIES FOR INSIDER TRADING.........................................43
G.    INSIDER TRADING PROCEDURES............................................44
H.    GENERAL ACCESS CONTROL PROCEDURES.....................................45





                                CODE OF ETHICS

The Code of Ethics (the  "Code") and Policy  Statement  on Insider  Trading (the
"Insider Trading Policy"), including any supplemental memoranda is applicable to
all officers,  directors,  employees and certain designated  temporary employees
(collectively,  "Code of Ethics Persons") of Franklin  Resources,  Inc. ("FRI"),
all of its subsidiaries,  and the funds in the Franklin Templeton Group of Funds
(the "Funds") (collectively, "Franklin Templeton Investments"). The subsidiaries
listed in Appendix C of the Code, together with Franklin Resources, Inc. and the
Funds, have adopted the Code and Insider Trading Policy.

The Code  summarizes the values,  principles  and business  practices that guide
Franklin  Templeton  Investments'  business  conduct,  provides  a set of  basic
principles for Code of Ethics Persons regarding the conduct expected of them and
also establishes  certain  reporting  requirements  applicable to Supervised and
Access Persons (defined below).  It is the  responsibility of all Code of Ethics
Persons to maintain an environment that fosters fairness, respect and integrity.
Code of Ethics  Persons are expected to seek the advice of a  supervisor  or the
Code of Ethics  Administration  Department with any questions on the Code and/or
the Insider Trading Policy.

In addition to this Code, the policies and procedures  prescribed under the CODE
OF  ETHICS  AND  BUSINESS  CONDUCT  adopted  by  Franklin  Resources,  Inc.  are
additional  requirements  that  apply to  certain  Code of Ethics  Persons.  The
current  version of the Fair  Disclosure  Polices and Procedures and the Chinese
Wall Policy also apply to certain Code of Ethics  Persons.  Executive  Officers,
Directors and certain other designated  employees of FRI will also be subject to
additional  requirements  with respect to the trading of the  securities  of FRI
(i.e. BEN shares).

PART 1 - STATEMENT OF PRINCIPLES

      All Code of Ethics Persons are required to conduct themselves in a
lawful, honest and ethical manner in their business practices.  Franklin
Templeton Investments' policy is that the interests of its Funds'
shareholders and clients are paramount and come before the interests of any
Code Of Ethics Person.

      The personal investing activities of Code of Ethics Persons must be
conducted in a manner to avoid actual OR potential conflicts of interest with
Fund shareholders and other clients of any Franklin Templeton adviser.

Code of Ethics  Persons  shall  use  their  positions  with  Franklin  Templeton
Investments  and any  investment  opportunities  they  learn of because of their
positions  with  Franklin  Templeton  Investments  in a manner  consistent  with
applicable  Federal  Securities  Laws and  their  fiduciary  duties  to use such
opportunities  and  information for the benefit of the Funds'  shareholders  and
clients.

      Information concerning the identity of security holdings and financial
circumstances of Funds and other clients is confidential and all Code of
Ethics Persons must vigilantly safeguard this sensitive information.

      Lastly, Code of Ethics Persons shall not, 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:

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

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

D.  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.


PART 2 - PURPOSE OF THE CODE AND CONSEQUENCES OF NON-COMPLIANCE

      It is important that you read and understand the Code because its
purpose is to help all of us comply with the law and to preserve and protect
the outstanding reputation of Franklin Templeton Investments.

      Any violation of the Code or Insider Trading Policy including engaging
in a prohibited transaction or failure to file required reports may result in
disciplinary action, up to and including termination of employment and/or
referral to appropriate governmental agencies.

All Code of Ethics  Persons must report  violations  of the Code and the Insider
Trading  Policy whether  committed by themselves or by others  promptly to their
supervisor  or the Code of  Ethics  Administration  Department.  If you have any
questions or concerns about  compliance  with the Code or Insider Trading Policy
you are  encouraged  to  speak  with  your  supervisor  or the  Code  of  Ethics
Administration  Department.  In addition, you may call the Compliance and Ethics
Hotline at  1-800-636-6592.  Calls to Compliance and the Ethics Hotline may be
made anonymously.  Franklin Templeton Investments will treat the information set
forth in a report of any  suspected  violation  of the Code or  Insider  Trading
Policy  in a  confidential  manner  and will  conduct a prompt  and  appropriate
evaluation and investigation of any matter reported.  Code of Ethics Persons are
expected to cooperate in  investigations of reported  violations.  To facilitate
employee reporting of violations of the Code or Insider Trading Policy, Franklin
Templeton  Investments will not allow retaliation  against anyone who has made a
report in good faith.

PART 3 - COMPLIANCE REQUIREMENTS

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

The  Statement  of  Principles  contained  in the  Code  and  the  policies  and
procedures  prescribed  under the CODE OF ETHICS AND  BUSINESS  CONDUCT  must be
observed by ALL Code of Ethics Persons. All officers,  directors,  employees and
certain designated  temporary  employees of Franklin  Templeton  Investments are
Code of Ethics Persons. However,  depending on which of the categories described
below  that you are  placed,  there  are  different  types of  restrictions  and
reporting  requirements  placed  on  your  personal  investing  activities.  The
category  in which you will be placed  generally  depends on your job  function,
although  unique  circumstances  may  result in your  placement  in a  different
category. If you have any questions regarding which category you are a member of
and  the  attendant   responsibilities,   please  contact  the  Code  of  Ethics
Administration Department.

     (1)  SUPERVISED  PERSONS: Supervised persons are an adviser's partners,
          officers,  directors (or other persons  occupying a similar  status or
          performing  similar  functions),  and employees,  as well as any other
          person who provides advice on behalf of the adviser and are subject to
          the supervision and control of the adviser.

     (2) ACCESS  PERSONS:  Access  Persons are those persons who: have access to
         nonpublic   information   regarding  Funds'  or  clients'   securities
         transactions;  or are involved in making securities recommendations to
         Funds  or  clients;  or  have  access  to  recommendations   that  are
         nonpublic;  or have  access to  nonpublic  information  regarding  the
         portfolio  holdings  of  Reportable  Funds.  Examples  of  "ACCESS  TO
         NONPUBLIC INFORMATION" include having access to trading systems,
         portfolio   accounting  systems,   research  databases  or  settlement
         information.  Thus,  Access  Persons  are  those  people  who are in a
         position to exploit  information  about Funds' or clients'  securities
         transactions  or  holdings.  Administrative,  technical  and  clerical
         personnel  may be deemed Access  Persons if their  functions or duties
         give them access to such nonpublic information.

         The following are some of the departments,  which would typically (but
         not  exclusively)  include  Access  Persons.  Please note however that
         whether you are an Access  Person is based on an analysis of the types
         of information that you have access to and the  determination  will be
         made on a case-by-case basis:

              o fund accounting;
              o futures associates;
              o global compliance;
              o portfolio administration;
              o private client group/high net worth; and
              o anyone else designated by the Director of Global Compliance
                and/or the Chief Compliance Officer.

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

              o an officer or director of the Funds;
              o an officer or director of an investment advisor or broker-dealer
                subsidiary of  Franklin Templeton Investments; or
              o a person that controls those entities

        NOTE: UNDER THIS DEFINITION, AN INDEPENDENT DIRECTOR OF FRI WOULD NOT BE
        CONSIDERED AN ACCESS PERSON.

     (3) PORTFOLIO PERSONS: Portfolio Persons are a subset of Access Persons and
         are those employees of Franklin Templeton Investments, 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
         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 Futures
                Associates);
              o employees supervising the activities of Portfolio Persons; and
              o anyone else designated by the Director of Global Compliance
                and/or the Chief Compliance Officer.

     (4)  NON-ACCESS PERSONS: If you are an employee or temporary employee of
          Franklin Templeton  Investments AND you do not fit into any of the
          above categories, you are a Non-Access Person.  Because you do not
          receive nonpublic information about Fund/Client  portfolios, you are
          subject only to the prohibited transaction provisions described in 3.4
          of the Code, the Statement of Principles and the Insider  Trading
          Policy and the policies and  procedures prescribed under the FRI Code
          of Ethics and Business Conduct. The independent directors of FRI are
          Non-Access Persons.

     You will be notified about which of the category(ies) you are considered to
be a  member  of at the time  you  become  affiliated  with  Franklin  Templeton
Investments and also if you become a member of a different category.

     As  described   further  below,   the  Code  prohibits   certain  types  of
transactions  and requires  pre-clearance  and  reporting of others.  Non-Access
Persons  and  Supervised  Persons  do  not  have  to  pre-clear  their  security
transactions,  and, in most  cases,  do not have to report  their  transactions.
Independent  Directors  of the Funds  also need not  pre-clear  or report on any
securities  transactions unless they 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.  HOWEVER,  PERSONAL INVESTING
ACTIVITIES OF ALL CODE OF ETHICS PERSONS ARE TO BE CONDUCTED IN COMPLIANCE  WITH
THE PROHIBITED  TRANSACTIONS  PROVISIONS CONTAINED IN SECTION 3.4, THE STATEMENT
OF PRINCIPLES AND THE INSIDER TRADING COMPLIANCE POLICY AND PROCEDURES.

3.2   WHAT ACCOUNTS AND TRANSACTIONS ARE COVERED?

      The Code covers:

     1. SECURITIES  ACCOUNTS/TRANSACTIONS IN WHICH YOU HAVE DIRECT OR INDIRECT
BENEFICIAL OWNERSHIP.

     You are  considered  to have  "beneficial  ownership" of a security if you,
directly or  indirectly,  through any  contract,  arrangement,  relationship  or
otherwise,  have or share a direct or indirect  economic interest in a security.
There is a presumption that you have an economic  interest in securities held or
acquired by a member of your immediate family sharing the same household.  Thus,
a transaction by or for the account of your spouse,  or other  immediate  family
member living in your home would be treated as though the transaction  were your
own.

     2.  TRANSACTIONS  FOR AN  ACCOUNT  IN WHICH YOU HAVE AN  ECONOMIC  INTEREST
(OTHER  THAN THE  ACCOUNT OF AN  UNRELATED  CLIENT FOR WHICH  ADVISORY  FEES ARE
RECEIVED) AND HAVE OR SHARE INVESTMENT CONTROL

     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 would generally be treated as though they were your own.

     3. SECURITIES IN WHICH YOU DO NOT HAVE AN ECONOMIC  INTEREST (THAT ARE HELD
BY A PARTNERSHIP,  CORPORATION, TRUST OR SIMILAR ENTITY HOWEVER, YOU EITHER HAVE
CONTROL OF SUCH ENTITY, OR HAVE OR SHARE CONTROL OVER ITS INVESTMENTS.

     For example, if you were the trustee of a trust or foundation but you did
not have an  economic  interest  in the entity  (i.e.,  you are not the  trustor
(settlor) or beneficiary) the securities transactions would be treated as though
they were your own if you had voting or investment control of the trust's assets
or you had or shared control over its investments.

ACCORDINGLY, EACH TIME THE WORDS "YOU" OR "YOUR" ARE USED IN THIS DOCUMENT, THEY
APPLY NOT ONLY TO YOUR PERSONAL TRANSACTIONS AND ACCOUNTS,  BUT TO ALL THE TYPES
OF ACCOUNTS AND  TRANSACTIONS  DESCRIBED  ABOVE. If you have any questions as to
whether a  particular  account or  transaction  is  covered by the Code,  please
contact the Code of Ethics Administration  Department  650-312-3693 (ext. 23693)
for guidance.

3.3   WHAT SECURITIES ARE EXEMPT FROM THE CODE OF ETHICS?

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

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

      (2)  money market instruments - banker's acceptances, bank certificates
           of deposits, commercial paper, repurchase agreements and other high
           quality short-term debt instruments;

      (3)  shares of money market funds;

      (4)  shares issued by unit investment trusts that are invested exclusively
           in one or more open-end funds, none of which are Reportable Funds;
           and

      (5)  shares issued by U.S. registered open-end fund (I.E. mutual funds)
           other than Reportable Funds".

     Transactions in the types of securities  listed above are also exempt from:
(i) the  prohibited  transaction  provisions  contained in Section 3.4; (ii) the
additional requirements applicable to Portfolio Persons and (iii) the applicable
reporting requirements contained in Part 4.

3.4   PROHIBITED TRANSACTIONS AND TRANSACTIONS REQUIRING PRE-APPROVAL FOR CODE
      OF ETHICS PERSONS

      A. INTENT" IS IMPORTANT

     The transactions  described below comprise a non-exclusive listing of those
transactions  that  have  been  determined  by  the  courts  and  the  SEC to be
prohibited by law. These types of transactions  are a violation of the Statement
of Principles and are prohibited.  It should be noted that pre-clearance,  which
is a cornerstone  of our  compliance  efforts,  cannot detect  inappropriate  or
illegal  transactions,  which are by their  definition  dependent  upon  intent.
Therefore,  personnel of the Code of Ethics Administration Department can assist
you with compliance with the Code, however, they CANNOT guarantee any particular
transaction  complies  with the Code or any  applicable  law. The fact that your
proposed transaction receives  pre-clearance may not provide a full and complete
defense to an accusation of a violation of the Code or of any laws. For example,
if you executed a transaction  for which you received  pre-clearance,  or if the
transaction was exempt from pre-clearance (e.g., a transaction for 500 shares or
less),  that would not  preclude a  subsequent  finding  that  front-running  or
scalping  occurred because such activity is dependent upon your intent. In other
words,  your  intent  may  not be  able  to be  detected  or  determined  when a
particular  transaction  request is analyzed for pre-clearance,  but can only be
determined after a review of all the facts.

      In the final analysis, adherence to the principles of the Code remains
the responsibility of EACH person effecting personal securities transactions.

      B.   CODE OF ETHICS PERSONS - PROHIBITIONS AND REQUIREMENTS

        1. FRONT RUNNING:  TRADING AHEAD OF A FUND OR CLIENT

      You shall not 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. Front running is
prohibited whether or not you realize a profit from such a transaction.
Thus, you may not:

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

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

        2. SCALPING

     You shall not  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 a transaction.

        3. TRADING PARALLEL TO A FUND OR CLIENT

     You shall not either 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.

        4. TRADING AGAINST A FUND OR CLIENT

     You shall not:

     (a)   buy a security if you know that a Fund or client is selling the same
           or a related security; or has sold the security or

     (b)   sell a security if you know that a Fund or client is buying the same
           or a related security, or has bought the security.

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

        5. CERTAIN TRANSACTIONS IN SECURITIES OF FRANKLIN RESOURCES, INC., AND
           AFFILIATED CLOSED-END FUNDS

     You shall not effect a short sale of the securities, including "short sales
against the box" of Franklin  Resources,  Inc., or any of the Franklin Templeton
Investments'  closed-end  funds,  or  any  other  security  issued  by  Franklin
Templeton   Investments.   This  prohibition   would  also  apply  to  effecting
economically equivalent  transactions,  including, but not limited to purchasing
and  selling  call or put options and swap  transactions  or other  derivatives.
Officers and directors of Franklin  Templeton  Investments who are covered by
Section 16 of the  Securities  Exchange  Act of 1934,  are  reminded  that their
obligations  under  Section 16 are in addition to their  obligations  under this
Code and other additional requirements with respect to pre-clearance and Rule
144 affiliate policies and procedures.

        6. SHORT TERM TRADING OR "MARKET TIMING" IN THE FUNDS.

     Franklin Templeton  Investments seeks to discourage short-term or excessive
trading,  often  referred to as "market  timing." Code of Ethics Persons must be
familiar with the "Market Timing Trading Policy"  described in the prospectus of
each Fund in which they  invest and must not  engage in  trading  activity  that
might violate the purpose or intent of that policy. Accordingly,  all directors,
officers and employees of Franklin  Templeton  Investments  must comply with the
purpose  and intent of each fund's  Market  Timing  Trading  Policy and must not
engage in any short-term or excessive  trading in Funds.  The Trade Control Team
of each Fund's transfer  agent will  monitor  trading  activity  by  directors,
officers  and  employees  and will  report to the Code of Ethics Administration
Department,  trading  patterns or behaviors that may constitute  short-term or
excessive  trading.  Given the  importance of this issue,  if the Code of Ethics
Administration  Department determines that you engaged in this type of activity,
you will be subject to discipline, up to and including termination of employment
and a permanent suspension of your ability to purchase shares of any Funds. This
policy  applies to Franklin  Templeton  funds  including  those Funds  purchased
through a 401(k) plan and to funds that are sub-advised by an investment adviser
subsidiary  of Franklin  Resources,  Inc.,  but does not apply to purchases  and
sales of Franklin Templeton money fund shares.

        7. SERVICE AS A DIRECTOR

     Code of Ethics  Persons  (excluding  Independent  Directors of FRI) may not
serve as a director, trustee, or in a similar capacity for any public or private
company (excluding not-for-profit companies,  charitable groups and eleemosynary
organizations)  unless you receive approval from the CEO of Franklin  Resources,
Inc. and it is determined  that your service is consistent with the interests of
the Funds and clients of  Franklin  Templeton  Investments.  You must notify the
Code of Ethics  Administration  Department,  of your  interest  in  serving as a
director,  including  your reasons for electing to take on the  directorship  by
completing Schedule G. The Code of Ethics Administration Department will process
the request through the Franklin Resources,  Inc. CEO. If approved by the CEO of
Franklin Resources, Inc. procedures applicable to serving as an outside director
will be furnished to you by the Code of Ethics  Administration  Department.  FRI
Independent  Directors  are subject to the FRI Corporate  Governance  Guidelines
with respect to services on another company's board.

        C. ACCESS PERSONS (EXCLUDING INDEPENDENT DIRECTORS OF THE FUNDS) AND
           PORTFOLIO PERSONS - ADDITIONAL PROHIBITIONS AND REQUIREMENTS.

        1. SECURITIES SOLD IN A PUBLIC OFFERING

      Access Persons shall not buy securities in any initial public offering,
or a secondary offering by an issuer except for offerings of securities made
by closed-end funds that are either advised or sub-advised by a Franklin
Templeton Investments adviser. Although exceptions are rarely granted, they will
be considered on a case-by-case basis and only in accordance with procedures
contained in section I.B. of Appendix A.

        2. INTERESTS IN PARTNERSHIPS AND SECURITIES ISSUED IN LIMITED OFFERING
           (PRIVATE PLACEMENTS)

     Access  Persons  shall  not  invest  in  limited  partnerships   (including
interests  in  limited  liability   companies  and  business  trusts)  or  other
securities in a Limited Offering (private  placement) without  pre-approval from
the Code of Ethics Administration Department. In order to seek consideration for
pre-approval you must:

     (a) complete the Limited Offering (Private  Placement) Checklist (Schedule
         F)

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

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

     (d) submit all documents to the Code of Ethics Administration Department.

     Approvals for such investments will be determined by the Director of Global
Compliance or the Chief Compliance Officer.

     Pre-approval is not required for investments in FTI sponsored  products but
reporting  on Schedule B,  including  the  offering  memorandum  (or  equivalent
documents) is still required.

      D. PORTFOLIO PERSONS - ADDITIONAL PROHIBITIONS AND REQUIREMENTS

        1. SHORT SALES OF SECURITIES

     Portfolio  Persons  shall not sell short ANY  security  held by  Associated
Clients,  including  "short  sales  against  the box." This  prohibition  also
applies 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.

        2. SHORT SWING TRADING

     Portfolio  Persons  shall not profit from the purchase and sale or sale and
purchase within sixty (60) calendar days of any security in all his/her personal
accounts  taken in  aggregate,  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./1

     This restriction does NOT apply to:

     (a) trading within a sixty (60) calendar day period if you do not realize a
         profit and if you do not violate any other provisions of this Code;

     (b) realizing profits from transactions occurring within a sixty (60)
         calendar day period pursuant to the exercise and/or purchase of shares
         in a program sponsored by a company employing you or your spouse when
         no other provision of the code are violated; and

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

          o securities that are direct obligations of the U.S. Government, such
            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 any registered open-end investment companies  including
            Exchange Traded Funds (ETF), Holding Company Depository Receipts
            (Hldrs) and shares of Franklin Templeton Funds subject to the short
            term trading (market timing) policies described in each Fund's
            prospectus;

          o shares of Franklin Resources, Inc.; and

          o call or put options on a financial index ("index option").

     Calculation of profits on any short-swing transaction will be maximum gain
realzied based on the  purchases and sales (or sales and purchases) occurring
during the 60 day period. For example:

          o 6/1/XX buy 1000 shares of Company ABC @ $10.00/share
          o 6/1/XX buy 500 shares of Company ABC @ $15.00/share
          o 6/1/XX buy 500 shares of Company ABC @ $14.00/share

        The short swing profit would be calculated as follows:

          o 7/15/XX sale of 500 shares of Company ABC @ $14.00/share = $7000
          o 6/1/XX buy 500 shares of Company ABC @ $10.00/share =      $5000
            Short-swing profit:                                        $2000

        3. DISCLOSURE OF INTEREST IN A SECURITY AND METHOD OF DISCLOSURE

      As a Portfolio Person, you must promptly disclose your direct or indirect
beneficial interest in the securityof an issue,

     (a) if you are involved, either directly or as part of a larger research
         group, in analysis of the issuer;

     (b) if you participate in the decision to include the company on "buy" or
         "sell" lists or model portfolios; or

     (c) before you place an initial order for an account you manage.

     In such instances,  you must initially disclose that beneficial interest to
your Chief Investment  Officer and/or Director or Research,  with a copy to Code
of  Ethics   Administration,   using  Schedule  E  (or  on  a  form   containing
substantially similar information) that has been signed by your Chief Investment
Officer and/or Director or Research.

     Additionally,   you  must   re-disclose  to  your  your  Chief   Investment
Officer/Director  or  Research,  if you  participate  in decisions to change the
recommendation  of the  security  (e.g. Recommending  to  increase  or decrease
portfolio weighting).

     PART 4 -  REPORTING  REQUIREMENTS  FOR CODE OF  ETHICS  PERSONS  (EXCLUDING
INDEPENDENT DIRECTORS OF THE FUNDS AND OF CERTAIN ADVISORY SUBSIDIARIES OF FRI)

     Reference to Access Persons in this Part 4 do not apply to the  Independent
Directors  of the  Funds  and  of FRI.  Reporting  requirements  applicable  to
Independent Directors of the Funds are separately described in Part 6.

4.1 REPORTING OF BENEFICIAL OWNERSHIP AND SECURITIES TRANSACTIONS

     Compliance with the following  personal  securities  transaction  reporting
procedures  is  essential  to meeting our  responsibilities  with respect to the
Funds and other clients as well as complying with regulatory  requirements.  You
are expected to comply with both the letter and spirit of these  requirements by
completing and filing all reports required under the Code in a timely manner. If
you have any questions about which reporting  requirements  apply to you, please
contact the Code of Ethics Administration Department.

4.2 INITIAL REPORTS

        A. ACKNOWLEDGEMENT FORM (SUPERVISED PERSONS, ACCESS PERSONS AND
           PORTFOLIO PERSONS)

     All  Supervised  Persons, Access  Persons  and  Portfolio  Persons  must
complete  and  return  an  executed  Acknowledgement  Form to the Code of Ethics
Administration  Department  no later than ten (10)  calendar days after the date
the  person  is  notified  by a  member  of the Human Resources Department.

      B. SCHEDULE C - INITIAL & ANNUAL DISCLOSURE OF BROKERAGE ACCOUNTS,
         SECURITIES HOLDINGS AND DISCRETIONARY AUTHORITY (ACCESS PERSONS AND
         PORTFOLIO PERSONS)

In addition, all Access Persons and Portfolio Persons must also file Schedule C
(Initial & Annual  Disclosure  of Brokerage  Accounts,  Securities  Holdings and
Discretionary  Authority) by returning the completed form to Human Resources no
later than ten (10) calendar days after becoming an Access or Portfolio  Person.
The submitted  information must be current as of a date not more than forty-five
(45) days prior to becoming an Access or Portfolio Person.

4.3  QUARTERLY TRANSACTION REPORTS

        A. ACCESS PERSONS AND PORTFOLIO PERSONS

     You must report ALL securities  transactions  except for those (1) effected
pursuant  to  an  Automatic  Investment  Plan  (however,  any  transaction  that
overrides the preset  schedule or allocations of the automatic  investment  plan
must  be  included  in a  quarterly  transaction  report.);  or (2)  that  would
duplicate information contained in broker confirmations or statements.

     You must provide the Code of Ethics Administration Department no later than
thirty (30) calendar days after the end of each calendar  quarter,  with either;
(i) copies of all broker's confirmations and statements (which may be sent under
separate  cover by the broker)  showing  all your  securities  transactions  and
holdings  in such  securities,  or (ii) a  completed  Schedule  B  (Transactions
Report).  Please use Schedule B only when your  securities  transactions  do not
generate a  statement  or do not take place in a  brokerage  account.  Brokerage
statements  and  confirmations   submitted  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.  Please remember that you must report all
securities  acquired by gift,  inheritance,  vesting,/2 stock splits,  merger or
reorganization of the issuer of the security.

      Failure to timely report transactions is a violation of Rule 17j-1, Rule
204A-1, as well as the Code, and will be reported to the Director of Global
Compliance and/or the Fund's Board of Directors and may also result in
disciplinary action, up to and including, termination.

4.4   ANNUAL REPORTS

      A. SECURITIES ACCOUNTS AND SECURITIES HOLDINGS REPORTS  (ACCESS PERSONS
         AND PORTFOLIO PERSONS)

     You must file a report of all personal  securities  accounts and securities
holdings on Schedule C (Initial and Annual  Disclosure  of  Brokerage  Accounts,
Investment Advisory Accounts,  Securities Holdings and Discretionary Authority),
with the Code of Ethics Administration Department, annually by February 1st. 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
your  immediate  family  residing  in  the  same  household.  You  must  provide
information on any account that is covered under Section 3.2 of the Code.

     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.  Your securities  holding  information  must be current as of a date no
more than  forty-five  (45) days before the report is submitted.  You may attach
copies of year-end brokerage statements to Schedule C in lieu of listing each of
your security positions on the Schedule.

     B.  ACKNOWLEDGEMENT FORM (SUPERVISED PERSONS, ACCESS PERSONS AND PORTFOLIO
         PERSONS)

     Supervised Persons,  Access Persons and Portfolio Persons, will be asked to
certify by February 1st annually  that they have  complied  with and will comply
with the CODE and Insider Trading Policy by filing the Acknowledgment  Form with
the Code of Ethics Administration Department.

4.5   BROKERAGE ACCOUNTS, INVESTMENT ADVISORY ACCOUNTS AND CONFIRMATIONS OF
      SECURITIES TRANSACTIONS (ACCESS PERSONS AND PORTFOLIO PERSONS)

     Before or at a time  contemporaneous  with  opening a brokerage  account or
investment  advisory  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, investment adviser or bank, you must:

      (a) notify the Code of Ethics Administration Department, in writing, by
          completing Schedule D (Notification of Securities Account) or by
          providing substantially similar information; and

      (b) notify the institution with which you open the account, in writing,
          of your association with Franklin Templeton Investments.

     The Code of Ethics Administration Department will request, in writing, that
the institution send duplicate  copies of  confirmations  and statements for all
transactions  effected in the account  simultaneously with their mailing of such
confirmation and statement to you.

     If you have an existing  account on the effective date of this Code or upon
becoming an Access or  Portfolio  Person,  you must comply  within ten (10) days
with conditions (a) and (b) above.


PART 5 - PRE-CLEARANCE REQUIREMENTS (APPLICABLE TO ACCESS PERSONS (EXCLUDING
INDEPENDENT DIRECTORS OF THE FUNDS AND CERTAIN INVESTMENT ADVISORY SUBSIDIARIES
OF FRI) AND PORTFOLIO PERSONS

References  to Access  Persons  in this  Part 5 do not apply to the  Independent
Directors  of the Funds and Certain  Investment  Advisory  Subsidiaries  of FRI.
Pre-clearance  requirements applicable to Independent Directors of the Funds are
separately described in Part 6.

     PRIOR APPROVAL (PRE-CLEARANCE) OF SECURITIES TRANSACTIONS

        A. LENGTH OF APPROVAL

     You shall not buy or sell any security without first contacting a member of
the Code of Ethics  Administration  Department either electronically or by phone
and obtaining his or her approval,  unless your proposed  transaction is covered
by  paragraph B below.  Approval  for a proposed  transaction  will remain valid
until the close of the business day following the day  pre-clearance  is granted
but may be  extended  in  special  circumstances,  shortened  or  rescinded,  as
explained in the section entitled Pre-clearance Standards in Appendix A.

        B. SECURITIES NOT REQUIRING PRE-CLEARANCE

     You do not need to request  pre-clearance  for the types of  securities  or
transactions  listed  below.  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 3.4(D), (iii) the
applicable reporting  requirements contained in Part 4; and (iv) insider trading
prohibitions described in the Insider Trading Policy.

      If you have any questions, contact the Code of Ethics Administration
Department 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 the Code of Ethics Administration Department
before engaging in the transaction.

You need NOT pre-clear the following types of transactions or securities:

     1)  FRANKLIN RESOURCES, INC., AND CLOSED-END FUNDS OF FRANKlIN TEMPLETON
         GROUP OF FUNDS.  Purchases and sales of securities of Franklin
         Resources, Inc. and closed-end funds of Franklin Templeton Group of
         Funds, as these securities cannot be purchased on behalf of our
         advisory clients./3

     2)  SHARES OF OPEN-END INVESTMENT COMPANIES (INCLUDING REPORTABLE FUNDS),

     3)  SMALL QUANTITIES (NOT APPLICABLE TO OPTION TRANSACTIONS (EXCEPT INDEX
         OPTIONS) OR CORPORATE BONDS).

          o  Transactions of 500 shares or less of any security regardless of
             where it is traded in any 30-day period including Exchange Traded
             Funds (ETFs) (including SPDRS), Holding Company Depository Receipts
             (Holdrs) and index options (5 contracts); or
          o  Transactions in municipal bonds with a face value of $100,000 or
             less in any 30-day period.
          o  Option Transactions and Corporate Bond Transactions: The small
             quantities rule is not applicable to transactions in options
             (except index options) and corporate bonds. All option and
             corporate bond transactions must be pre-cleared except for employer
             stock options as noted in employer stock option programs below.

      PLEASE NOTE THAT YOU MAY NOT EXECUTE ANY TRANSACTION, REGARDLESS OF
      QUANTITY, IF YOU LEARN THAT THE FUNDS OR CLIENTS ARE ACTIVE IN THE
      SECURITY.  IT WILL BE PRESUMED THAT YOU HAVE KNOWLEDGE OF FUND OR CLIENT
      ACTIVITY IN THE SECURITY IF, AMONG OTHER THINGS, YOU ARE DENIED APPROVAL
      TO GO FORWARD WITH A TRANSACTION REQUEST.

     "SECURITY",  WOULD INCLUDE  SECURITIES OF THE ISSUER THAT ARE  ECONOMICALLY
     EQUIVALENT TO YOUR PROPOSED TRANSACTION. FOR EXAMPLE, YOU MAY NOT PURCHASEE
     CONVERTIBLE  PREFERRED  STOCK OR CALL  OPTIONS OF COMPANY  ABC IF YOU LEARN
     THAT THE FUNDS OR CLIENTS ARE ACTIVE IN THE COMMON STOCK OF COMPANY ABC.

     4)  DIVIDEND REINVESTMENT PLANS:  Transactions  made pursuant to dividend
         reinvestment plans ("DRIPs") do not require pre-clearance regardless
         of quantity or Fund activity.

     5)  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.

     6)  PAYROLL DEDUCTION PLANS.  Securities purchased by an Access Person's
         spouse pursuant to a payroll deduction program.

     7)  EMPLOYER STOCK OPTION PROGRAMS.  Transactions involving the exercise
         and/or purchase/sale by an Access Person or an Access Person's spouse
         of securities pursuant to a program sponsored by a company employing
         the Access Person or Access Person's spouse.

     8)  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.

     9)  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 pre-cleared.

    10)  SECURITIES PROHIBITED FOR PURCHASE BY THE FUNDS AND OTHER CLIENTS.
         Transactions in any securities that are prohibited investments for
         all Funds and clients advised by the entity employing the Access
         Person.

    11)  VARIABLE RATE DEMAND OBLIGATION/NOTE TRANACTIONS.

    12)  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).

    13)  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).

     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, exercises sole
investment discretion, if the following conditions are met:/4

      (1)   The terms of each account relationship ("Agreement") must be in
            writing and filed with the Code of Ethics Administration Department
            prior to any transactions.

      (2)   Any amendment to each  Agreement must be filed with the Code of
            Ethics Administration Department prior to its effective date.

      (3)   The Access Person certifies to the Code of Ethics  Administration
            Department at the time such account relationship  commences,  and
            annually thereafter,  as contained in Schedule C of the Code that
            such Access 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 that are not reported to the Code of
            Ethics  Administration  Department  by a duplicate  confirmation,
            such   transaction  must  be  reported  to  the  Code  of  Ethics
            Administration  Department on Schedule B (Transactions Report)  no
            later than thirty (30) days after the end of the calendar quarter
            after you are notified of the acquisition./5

     However,  if prior to making ANY  request  you  advised  the discretionary
account manager to enter into or refrain from a specific transaction or class of
transactions,  you must  first  consult  with the Code of Ethics Administration
Department and obtain approval prior to making such request.


PART 6 - REQUIREMENTS FOR INDEPENDENT DIRECTORS OF THE FUNDS AND CERTAIN
INVESTMENT ADVISORY SUBSIDIARIES OF FRI.

6.1 PRE-CLEARANCE REQUIREMENTS

Independent  Directors of the Funds and certain investment advisory subsidiaries
of FRI shall pre-clear or report on any securities  transactions if they 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 the
Fund.  Such  pre-clearance  and  reporting   requirements  shall  not  apply  to
securities  transactions  conducted in an account where an Independent  Director
has granted full  investment  discretion to a brokerage firm, bank or investment
adviser or conducted in a trust account in which the trustee has full investment
discretion.

6.2  REPORTING REQUIREMENTS

        A.  INITIAL REPORTS

     1. ACKNOWLEDGEMENT FORM

Independent  Directors of the Funds and certain investment advisory subsidiaries
of FRI must complete and return an executed  Acknowledgement Form to the Code of
Ethics Administration  Department no later than ten (10) calendar days after the
date the person becomes an Independent Director of the Fund.

     2. DISCLOSURE OF SECURITIES HOLDINGS, BROKERAGE ACCOUNTS AND DISCRETIONARY
        AUTHORITY

Independent  Directors of the Funds and certain investment advisory subsidiaries
of FRI are not required to disclose any securities holdings, brokerage accounts,
including brokerage accounts where he/she has granted discretionary authority to
a brokerage firm, bank or investment adviser.

     B. QUARTERLY TRANSACTION REPORTS

Independent  Directors of the Funds and certain investment advisory subsidiaries
of FRI are not required to file any quarterly  transaction reports unless he/she
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 Templeton Investments on behalf of a Fund.

     C. ANNUAL REPORTS

Independent  Directors of the Funds and certain investment advisory subsidiaries
of FRI will be asked to certify by February 1st annually that they have complied
with and will  comply  with the Code and  Insider  Trading  Policy by filing the
Acknowledgment Form with the Code of Ethics Administration Department.


 PART 7 - PENALTIES FOR VIOLATIONS OF THE CODE

The Code is designed to assure  compliance  with applicable laws and to maintain
shareholder confidence in Franklin Templeton Investments.

In adopting this Code,  it is the intention of the Boards of  Directors/Trustees
of the  subsidiaries  listed in Appendix C of this Code,  together with Franklin
Resources,  Inc., and the Funds,  to attempt to achieve 100% compliance with all
requirements of the Code - but recognize that this may not be possible.  Certain
incidental  failures to comply with the Code are not  necessarily a violation of
the law or the Code. Such violations of the Code not resulting in a violation of
law or the Code will be referred to the Director of Global Compliance and/or the
Chief  Compliance  Officer  and/or  the  relevant  management   personnel,   and
disciplinary  action  commensurate  with the  violation,  if warranted,  will be
imposed.   Additionally,  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, Inc.
for the benefit of the affected Funds or other clients.  If Franklin  Resources,
Inc. cannot  determine which Funds or clients were affected the proceeds will be
donated to a charity chosen either by you or by Franklin Resources,  Inc. Please
refer to the  following  page for guidance on the types of sanctions  that would
likely be imposed for violations of the Code.

Failure to disgorge  profits when requested or even a pattern of violations that
individually  do not  violate  the law or the  Code,  but which  taken  together
demonstrate  a lack of  respect  for the Code,  may  result in more  significant
disciplinary action, up to and including termination of employment.  A violation
of the Code  resulting  in a violation  of the law will be severely  sanctioned,
with disciplinary action potentially including,  but not limited to, referral of
the matter to the board of directors of the affected Fund,  senior management of
the  appropriate  investment  adviser,  principal  underwriter or other Franklin
subsidiary  and/or  the  board  of  directors  of  Franklin   Resources,   Inc.,
termination  of  employment  and  referral  of the  matter  to  the  appropriate
regulatory agency for civil and/or criminal investigation.


                      CODE OF ETHICS SANCTION GUIDELINES

PLEASE BE AWARE THAT THESE GUIDELINES  REPRESENT ONLY A REPRESENTATIVE  SAMPLING
OF THE  POSSIBLE  SANCTIONS  THAT MAY BE  TAKEN  AGAINST  YOU IN THE  EVENT OF A
VIOLATION  OF THE  CODE.  REPEATED  VIOLATIONS  OF THE  CODE,  EVEN  INADVERTENT
VIOLATIONS  THAT DO NOT HARM  FUNDS OR  CLIENTS,  WILL  VIEWED  AS  DISREGARDING
PRINCIPALS OF THE CODE AND SANCTION WILL BE MORE SEVER.

 ----------------------------------------------------------------------------
                VIOLATION                        SANCTION IMPOSED
 ----------------------------------------------------------------------------
 o  Failure to pre-clear but otherwise           Reminder Memo
    would have been approved (i.e., no
    conflict with the fund's transactions).
 ----------------------------------------------------------------------------
 o  Failure to pre-clear but otherwise           30 Day Personal Securities
    would have been approved (i.e., no           Trading Suspension
    conflict with the fund's transactions)
    twice within twelve (12) calendar
    months

 o  Failure to pre-clear and the transaction
    would not have been approved
 ----------------------------------------------------------------------------
 o  Failure to pre-clear and the transaction     Immediate sale, 30 Day Personal
    would not have been approved twice           Securities Trading Suspension
    within twenty-four (24) calendar month)      and Disgorgement of Profits
 ----------------------------------------------------------------------------
 o  Trading on a denied request                  Immediate sale, Disgorgement
                                                 of Profits, length of suspen-
                                                 ion and any additional
                                                 penalties will be imposed
                                                 based on the review of all
                                                 facts and circumstances
 ----------------------------------------------------------------------------
 o  Profiting from short-swing trades            Immediate Disgorgement of
    (profiting on purchase & sale or sale &      Profits
    purchase within sixty (60) days)
 ----------------------------------------------------------------------------
 o Failure to return initial or annual           Sanction may include but not
   disclosure forms                              limited to a reminder memo,
 o Failure to timely report transactions         suspension of personal trading,
                                                 monetary sanctions, reporting
                                                 to the Board of Directors,
                                                 placed on unpaid administrative
                                                 leave or termination of
                                                 employment
 ----------------------------------------------------------------------------
 o  Violation of Insider Trading Compliance      Subject to review by the
    Policy Procedures                            appropriate supervisor in
                                                 consultation with the Franklin
                                                 Resources Inc., General Counsel
                                                 for consideration of
                                                 appropriate disciplinary action
                                                 up to and including termination
                                                 of employment and reporting to
                                                 the appropriate regulatory
                                                 agency.
 ----------------------------------------------------------------------------

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

     The Insider Trading Policy (see the attached  Insider  Trading  Compliance
Policy and  Procedures)  deals with the problem of insider trading in securities
that could  result in harm to a Fund,  a client,  or members of the  public.  It
applies to all Code of Ethics Persons. The guidelines and requirements described
in the Insider  Trading  Policy go  hand-in-hand  with the Code. If you have any
questions or concerns  about  compliance  with the Code and the Insider  Trading
Policy  you are  encouraged  to speak  with the  Code of  Ethics  Administration
Department.




               APPENDIX A: COMPLIANCE PROCEDURES AND DEFINITIONS

This appendix sets forth the  responsibilities and obligations of the Compliance
Officers  of each  entity  that  has  adopted  the  Code,  the  Code  of  Ethics
Administration Department, and the Legal Department,  under the Code and Insider
Trading Policy.


I. RESPONSIBILITIES OF EACH DESIGNATED COMPLIANCE OFFICER

     A. PRE-CLEARANCE STANDARDS

        1. GENERAL PRINCIPLES

     The Director of Global Compliance,  the Chief Compliance Officer and/or the
Code of Ethics  Administration  Department,  shall permit an Access Person to go
forward with a proposed  security/9  transaction  only if he or she  determines
that,  considering  all of the  facts  and  circumstances  known  to  them,  the
transaction does not violate Federal  Securities Laws, or this Code and there is
no likelihood of harm to a Fund or client.

        2. ASSOCIATED CLIENTS

     Unless  there  are  special  circumstances  that  make  it  appropriate  to
disapprove  a  personal  securities  transaction  request,  the  Code of  Ethics
Administration  Department 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 securities holdings and/or
trading information would be available to the Access Person during the course of
his or her regular  functions  or duties.  As of November  2004,  there are five
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");  (iii)  the  Templeton  Group of Funds  and the
clients  advised  by  the  various  Templeton  investment  advisers  ("Templeton
Clients");  (iv) the Bissett Group of Funds and the clients  advised by Franklin
Templeton  Investments Corp. ("Bisset Clients");  and (v) the Fiduciary Group of
funds and the  clients  advised by the  various  Fiduciary  investment  advisers
("Fiduciary  Clients").  Other Associated  Clients will be added to this list as
they are established.  Thus, for example, persons who have access to the trading
information of Mutual Clients  generally will be pre-cleared  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,   Templeton  Clients,  Bissett  Clients,  or
Fiduciary  Clients,  generally will be pre-cleared solely against the securities
transactions  of  Franklin  Clients,   Templeton  Clients,  Bissett  Clients  or
Fiduciary Clients respectively.

     Certain  officers of  Franklin  Templeton  Investments,  as well as certain
employees  in  the Legal, Global Compliance,   Fund  Accounting,   Investment
Operations and other personnel who generally have access to trading  information
of the Funds and clients of Franklin Templeton  Investments during the course of
their  regular  functions  and  duties,  will  have  their  personal  securities
transactions   pre-cleared  against  executed  transactions,   open  orders  and
recommendations of all Associated Clients.

        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 all Associated  Clients have disposed of the
security.

          (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 or if the order is immediately withdrawn.

                    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) LIMITED OFFERING (PRIVATE PLACEMENT)

     In  considering   requests  by  Access  Persons  for  approval  of  limited
partnerships and other limited  offering,  the Director of Global  Compliance or
Chief Compliance 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 Franklin Templeton Investments. 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 Portfolio  Person's  pre-existing
investment  and who has no  interest in the issuer,  approves  the  transaction.
Please see Schedule F.

          (d) DURATION OF CLEARANCE

     If the  Code  of  Ethics  Administration  Department  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 Global Compliance and/or the Chief Compliance  Officer
may,  in his or her  discretion,  extend  the  clearance  period up to seven (7)
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./10 The Director of
Global Compliance or the Chief Compliance Officer may, in his or her discretion,
after consultation with an executive officer of Franklin Resources,  Inc., renew
the approval  for a particular  transaction  for up to an  additional  seven (7)
calendar days upon a showing of special  circumstances by the Access Person. The
Director of Global  Compliance  or the Chief  Compliance  Officer 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 GLOBAL COMPLIANCE AND/OR THE CHIEF
COMPLIANCE OFFICER

       The Director of Global Compliance and/or the Chief Compliance Officer
may, in his or her discretion, 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
           Franklin  Templeton Investments, the interests of Franklin Templeton
           Investments 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 the Director of Global Compliance or the Chief Compliance
Officer, shall promptly send a copy to the General Counsel of Franklin
Resources, Inc.

     C.  CONTINUING RESPONSIBILITIES OF THE CODE OF ETHICS ADMINISTRATION
         DEPARTMENT

PRE-CLEARANCE RECORDKEEPING

      The Code of Ethics Administration Department shall keep 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.
The Code of Ethics Administration Department 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.

INITIAL, ANNUAL HOLDINGS REPORTS AND QUARTERLY TRANSACTION REPORTS

     The Code of Ethics Administration  Department shall also collect the signed
Acknowledgment  Forms from Supervised and Access Persons as well as reports,  on
Schedules B, C, D, E, F, G of the Code, as applicable.  In addition, the Code of
Ethics  Administration  Department shall keep records of all confirmations,  and
other  information  with respect to an account  opened and  maintained  with the
broker-dealer by any Access Person of Franklin Templeton  Investments.  The Code
of Ethics  Administration  Department shall preserve those  acknowledgments  and
reports,  the records of consultations and waivers,  and the confirmations,  and
other information for the period required by the applicable regulation.

      The Code of Ethics Administration Department shall review brokerage
transaction confirmations, account statements, Schedules B, C, D, E, F and G
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 pre-clearance  requests or, if a private placement,  the
          Private Placement Checklist;

     (2)  Comparison  of  brokerage  statements  and/or  Schedule  Cs to current
          securities holding  information,  securities  account  information and
          discretionary authority information; and

     (3)  Conducting  periodic  "back-testing"  of Access  Person  transactions,
          Schedule  Cs  and/or  Schedule  Es in  comparison  to fund and  client
          transactions.

      The Code of Ethics Administration Department shall evidence review by
initialing and dating the appropriate document or log.  Violations of the
Code detected by the Code of Ethics Administration Department during his or
her reviews shall be promptly brought to the attention of the Director of
Global Compliance and/or the Chief Compliance Officer with periodic reports
to each appropriate Chief Compliance Officer.

      D. PERIODIC RESPONSIBILITIES OF THE CODE OF ETHICS ADMINISTRATION
         DEPARTMENT

     The Code of Ethics  Administration  Department or designated group shall
consult  with  FRI's  General  Counsel  and seek  the  assistance of 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.   All  Code of  Ethics  Persons  are  adequately  informed  and  receive
          appropriate  education and training as to their duties and obligations
          under the Code.

     3.   All  new  Supervised   and  Access   Persons  of  Franklin   Templeton
          Investments are required to complete the Code of Ethics Computer Based
          Training program.  Onsite training will be conducted on an "as needed"
          basis.

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

     5.   Written  compliance reports are submitted to the Board of Directors of
          each  relevant  Fund  at  least   quarterly.   Additionally,   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 Global Compliance Department will certify at least annually to the
          Fund's board of directors  that  Franklin  Templeton  Investments  has
          adopted  procedures  reasonably  necessary to prevent  Supervised  and
          Access Persons from violating the Code, and

     7.   Appropriate records are kept for the periods required by law. Types of
          records  include  pre-clearance  requests  and  approvals,   brokerage
          confirmations, brokerage statements, initial and annual Code of Ethics
          certifications.


      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
Code of Ethics Persons from engaging in any conduct  prohibited by Rule 17j-1 or
Rule 204A-1. The Code of Ethics  Administration  Department maintains a detailed
list of  violations  and will  amend the Code of  Ethics  and  procedures  in an
attempt to reduce such violations.

     (2)  NEW FUNDS

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

     (3)  MATERIAL CHANGES TO THE CODE OF ETHICS

     The Global 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 Franklin Templeton Investments.


II.  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 - (1) Each director, trustee, general partner or officer of a Fund
      or investment adviser in Franklin Templeton Investments; (2) any Advisory
      Representative; and (3) any director, trustee, general partner or officer
      of a principal underwriter of the Funds, who has access to information
      concerning recommendations made to a Fund or client with regard to the
      purchase or sale of a security.

ADVISERS ACT - The Investment Advisers Act of 1940, as amended.

ADVISORY REPRESENTATIVE - Any director, trustee, general partner, officer or
      employee of a Fund or investment adviser of Franklin Templeton Investments
      (or of any company in a control relationship to such Fund or investment
      adviser) who in connection with his or her regular functions or duties
      makes any recommendation, who participates in the determination of which
      recommendation shall be made; or who, obtains any information concerning
      which securities are being recommended prior to the effective
      dissemination of such recommendations.

AFFILIATED PERSON - it has the 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.

AUTOMATIC INVESTMENT PLAN-A program in which regular periodic purchases (or
      withdrawals) are made automatically in (or from) investment accounts in
      accordance with a predetermined schedule and allocations.  An automatic
      investment plan includes a dividend reinvestment plan.

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.

EXCHANGE TRADED FUNDS AND HOLDING COMPANY DEPOSITORY RECEIPTS - An
      Exchange-Traded Fund or "ETF" is a basket of securities that is designed
      to generally track an index--broad stock or bond market, stock industry
      sector, or international stock.  Holding Company Depository Receipts
      "Holdrs" are securities that represent an investor's ownership in the
      common stock or American Depository Receipts of specified companies in a
      particular industry, sector or group.

FUNDS -U.S. registered 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.

INITIAL PUBLIC OFFERING - An offering of securities registered under the
      Securities Act of 1933, the issuer of which immediately before the
      registration was not subject to the reporting requirements of sections
      13 or 15(d) of the Securities Exchange Act of 1934.

LIMITED OFFERING- An offering that is exempt from registration under the
      Securities Act of 1933 pursuant to section 4(2) or section 4(6) or
      pursuant to Rule 504, Rule 505, or Rule 506 under the Securities Act of
      1933.

PORTFOLIO PERSON - Any employee of  Franklin Templeton Investments, 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  Franklin Templeton Group of Funds, 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 Global
      Compliance.

PROPRIETARY INFORMATION - Information that is obtained or developed during
      the ordinary course of employment with  Franklin Templeton Investments,
      whether by you or someone else, and  is not available to persons outside
      of Franklin Templeton Investments.  Examples of such Proprietary
      Information include, among other things, internal research reports,
      research materials supplied to Franklin Templeton Investments 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.

REPORTABLE FUND - Any fund for which an Franklin Templeton Investments' U.S.
      registered investment adviser ("FTI Adviser") serves as an investment
      adviser or a sub-adviser or any fund whose investment adviser or
      principal underwriter controls a FTI Adviser, is controlled by a FTI
      adviser or is under common control with a FTI Adviser.

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. For purposes of the Code, security does
      not include:

     1. direct obligations of the U.S. government (i.e. securities issued or
        guaranteed by the U.S. government such as Treasury bills, notes and
        bonds including U.S. savings bonds and derivatives thereof);
     2. money market instruments - banker's acceptances, bank certificates of
        deposits, commercial  paper, repurchase agreement and other high
        quality short-term debt instruments;
     3. shares of money market funds;
     4. shares issued by open-end funds other than Reportable Funds; and
     5. Shares issued by unit investment trusts that are invested  exclusively
        in one or more open-end funds, none of which are Reportable Funds.

SUPERVISED PERSONS- Supervised persons are an advisers' partners, officers,
      directors (or other persons occupying a similar status or performing
      similar functions), and employees, as well as any other persons who
      provide advice on behalf of the adviser and are subject to the
      supervision and control of the adviser.



                  APPENDIX B: ACKNOWLEDGMENT FORM AND SCHEDULES



                              INITIAL AND ANNUAL

                              ACKNOWLEDGMENT FORM
       CODE OF ETHICS AND INSIDER TRADING COMPLIANCE POLICY AND PROCEDURES


INSTRUCTIONS:  Print form, complete, sign and date.  Submit completed form to
Code of Ethics Administration Department via:

  Inter-office: Code of Ethics Administration SM-920/2   Fax: (650) 312-5646

  U.S. Mail:  Franklin Templeton Investments   E-mail: Preclear-Code of Ethics
  Attn: Code of Ethics Administration Dept.           (internal)
  P.O. Box 25050                                 Lpreclear@frk.com (external)
  San Mateo, CA 94402-5050



TO:   CODE OF ETHICS ADMINISTRATION DEPARTMENT

   I HEREBY ACKNOWLEDGE RECEIPT OF A COPY OF THE FRANKLIN TEMPLETON
   INVESTMENT'S CODE OF ETHICS ("CODE") AND INSIDER TRADING COMPLIANCE POLICY
   AND PROCEDURES, AS AMENDED, 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.  IF THIS IS AN
   ANNUAL CERTIFICATION, I CERTIFY THAT I HAVE COMPLIED WITH ALL PROVISIONS OF
   THE CODE AND THE INSIDER TRADING POLICY TO THE EXTENT THEY APPLIED TO ME
   OVER THE PAST YEAR.  ADDITIONALLY, I AUTHORIZE ANY BROKER-DEALER, BANK, OR
   INVESTMENT ADVISER WITH WHOM I HAVE SECURITIES ACCOUNTS AND ACCOUNTS IN
   WHICH I HAVE DIRECT OR INDIRECT 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 UP TO AND INCLUDING TERMINATION OF
   EMPLOYMENT.


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      NAME (PRINT)                 SIGNATURE             DATE SUBMITTED
-------------------------------------------------------------------------------




-------------------------------------------------------------------------------
      TITLE                     DEPARTMENT NAME            LOCATION
-------------------------------------------------------------------------------


NON ACCESS PERSON     ACCESS PERSON    SUPERVISED PERSON     PORTFOLIO PERSON
-------------------------------------------------------------------------------

    [  ]                   [  ]              [  ]                  [  ]


-------------------------------------------------------------------------------
  INITIAL DISCLOSURE           ANNUAL DISCLOSURE            YEAR END
(check this box if you're     (check this box if
 a new access person)         annual certification)  (FOR COMPLIANCE USE ONLY)
-------------------------------------------------------------------------------

     [  ]                            [  ]                   [  ]

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SCHEDULE A: LEGAL AND COMPLIANCE OFFICERS CODE OF ETHICS ADMINISTRATION DEPT.
            CONTACT INFO/11

   LEGAL OFFICER
   Craig Tyle
   Executive Vice President & General Counsel
   Franklin Templeton Investments
   One Franklin Parkway
   San Mateo, CA 94403-1906
   Tel: (650) 312-4161
   Fax: (650) 312-2221
   Email: ctyle@frk.com

   COMPLIANCE OFFICERS

   DIRECTOR, GLOBAL COMPLIANCE
   Jim Davis
   Franklin Templeton  Investments
   One Franklin Parkway
   San Mateo, CA 94403-1906
   Tel: (650) 312-2832
   Fax: (650) 312-5676
   Email: jdavis@frk.com

   CHIEF COMPLIANCE OFFICER
   Tim Stearns
   Franklin Templeton Investments
   500 East Broward Blvd., Suite 2100
   Fort Lauderdale, FL 33394-3091
   Tel: (954) 527-7630
   Fax: (954) 847-2470
   Email: tstearns@templeton.com

   Breda Beckerle
   Franklin Templeton Investments
   600 5th Avenue, 5th Floor
   New York, NY 10020
   Tel: (212) 632-3025
   Fax: (212) 632-4055
   Email: bbecker@frk.com

   CODE OF ETHICS ADMINISTRATION DEPARTMENT
   Maria Abbott, Manager
   Darlene James
   Simon Li
   Tadao Hayashi
   Global Compliance Department
   Franklin Templeton Investments
   One Franklin Parkway
   San Mateo, CA 94403-1906
   Tel: (650) 312-3693
   Fax: (650) 312-5646
   Email: Preclear-Code of Ethics (internal)
          Lpreclear@frk.com (external)



                    SCHEDULE B: TRANSACTIONS REPORT

INSTRUCTIONS:  Print form, complete, sign and date. Submit completed form to
the Code of Ethics Administration Department via:

   Inter-office: Code of Ethics Administration SM-920/2    Fax: (650)312-5646

   U.S. Mail: Franklin Templeton Investments    E-mail: Preclear-Code of Ethics
              Attn: Code of Ethics                       (internal)
               Administration Dept                Lpreclear@frk.com (external)
              P.O. Box 25050
              San Mateo, CA 94402-5050
------------------------------------------------------------------------------

This report of personal securities transactions not reported by duplicate
confirmations and brokerage statements pursuant to Section 4.3 of the Code is
required pursuant to Rule 204A-1of the Investment Advisers Act of 1940 and
Rule 17j-1(d) of the Investment Company Act of 1940. The report must be
completed and submitted to the Code of Ethics Administration Department no
later than thirty (30) calendar days after the end of the calendar quarter in
which you completed such as transaction. Refer to Section 4.3 of the Code for
further instructions.



                                                                     

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                                                                PRINCIPAL
                       SECURITY NAME                  PRICE (&  AMOUNT ( &
                     DESCRIPTION/TICKER               CURRENCY  CURRENCY
                      SYMBOL OR CUSIP                  TYPE     TYPE                       PRE-CLEARED
                      NUMBER/TYPE OF                    IF       IF                         THROUGH
                     SECURITY (INTEREST   QUANTITY     NOT      NOT       BROKER DEALER/   COMPLIANCE
TRADE  BUY, SELL     RATE AND MATURITY   (NUMBER OF   IN U.S.  IN U.S.       BANK AND      DEPARTMENT
DATE   OR OTHER     DATE, IF APPLICABLE)   SHARES)   DOLLARS)  DOLLARS)  ACCOUNT NUMBER  (DATE OR N/A)
----------------------------------------------------------------------------------------------------------

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 THIS REPORT SHALL NOT BE CONSTRUED AS AN ADMISSION THAT I HAVE ANY DIRECT OR INDIRECT BENEFICIAL
 OWNERSHIP IN THE SECURITIES DESCRIBED ABOVE.


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NAME (PRINT)          SIGNATURE         DATED SUBMITTED         EMPLOYEE ID
-------------------------------------------------------------------------------


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SCHEDULE C: INITIAL & ANNUAL DISCLOSURE OF BROKERAGE ACCOUNTS, INVESTMENT
            ADVISORY ACCOUTNS, SECURITIES HOLDINGS AND DISCRETIONARY AUTHORITY

INSTRUCTIONS:  Print form, complete, sign and date.  Submit completed form to
the Code of Ethics Administration via:

   INITIAL DISCLOSURE TO: Local Human Resources Dept. Contact Person

   ANNUAL DISCLOSURE TO: Code of Ethics Administration Dept.


   Inter-office:  Code of Ethics Administration SM-920/2  Fax:  (650)312-5646

   U.S. Mail: Franklin Templeton Investments   E-mail: Preclear-Code of Ethics
   Attn: Code of Ethics Administration Dept        (internal)
   P.O. Box 25050                                  Lpreclear@frk.com (external)
   San Mateo, CA 94402-5050
------------------------------------------------------------------------------

This report shall set forth the name and/or description of each securities
account and holding in which you have a direct or indirect beneficial
interest, including securities accounts and holdings of a spouse, minor
children or other immediate family member living in your home, trusts,
foundations, and any account for which trading authority has been delegated
to you, other than authority to trade for a Fund or other client of Franklin
Templeton Investments or 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.  In
lieu of listing each securities account and holding below, you may attach
copies of current brokerage statements, sign below and return the Schedule C
along with the brokerage statements to the Code of Ethics Administration
Department within 10 days of becoming an Access Person if an initial report
or by February 1st of each year, if an annual report.  The information in
this Schedule C or any attached brokerage statements must be current as of a
date no more than 45 days prior to the date you become an Access Person or
the date you submit your annual report.  Refer to Part 4 of the Code for
additional filing instructions.

Securities that are EXEMPT from being reported on the 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 money market funds; shares issued by open-end funds other than
Reportable Funds (any fund for which a Franklin Templeton Investments' U.S.
registered investment adviser ("FTI Adviser") serves as an investment adviser
or a sub-adviser or any fund whose investment adviser or principal
underwriter is controlled by an FTI adviser or is under common control with a
FTI adviser); and shares issued by unit investment trusts that are invested in
one or more open-end funds none of which are Reportable Funds.

[ ] I DO NOT HAVE ANY BROKERAGE OR INVESTMENT ADVISORY ACCOUNTS.
[ ] I DO NOT HAVE ANY SECURITIES HOLDINGS.
[ ] I HAVE ATTACHED STATEMENTS CONTAINING ALL MY BROKERAGE AND INVESTMENT
    ADVISORY ACCOUNTS AND SECURITIES HOLDINGS.
[ ] I HAVE LISTED MY BROKERAGE AND INVESTMENT ADVISORY ACCOUNTS CONTAINING NO
    SECURITIES HOLDINGS.
[ ] I HAVE LISTED MY SECURITIES HOLDINGS NOT HELD IN A BROKERAGE AND INVESTMENT
    ADVISORY ACCOUNT.

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                                                                            SECURITY
                                           ADDRESS           ACCOUNT    DESCRIPTON/TITLE
                         NAME OF        OF SECURITIES        NUMBER      TICKER/SYMBOL      QUANTITY
   ACCOUNT NAME(S)      SECURITIES       FIRM, BANK OR      (INCLUDING      OR CUSIP #       NUMBER OF    CHECK THIS
(REGISTRATION SHOWN     FIRM, BANK      INVESTMENT ADVISER   FUND        (INTEREST RATE      SHARES &      BOX IF
   ON STATEMENT)      OR INVESTMENT     (STREET/CITY/        NUMBER IF    & MATURITY IF     PRINCIPAL    DISCRETIONARY
                         ADVISER        STATE/ZIP CODE)     APPLICABLE    APPROPRIATE)       AMOUNT        ACCOUNT
------------------------------------------------------------------------------------------------------------------------
                                                                                        
------------------------------------------------------------------------------------------------------------------------

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TO  THE  BEST  OF MY  KNOWLEDGE,  I HAVE  DISCLOSED  ALL  OF MY  SECURITIES  AND
INVESTMENT ADVOSRY ACCOUNTS AND/OR HOLDINGS IN WHICH I HAVE A DIRECT OR INDIRECT
BENEFICIAL  INTEREST,  INCLUDING  SECURITIES  AND INVESTMENT  ADVISORY  ACCOUNTS
AND/OR HOLDINGS OF A SPOUSE,  MINOR CHILDREN OR OTHER IMMEDIATE MEMBER LIVING IN
MY HOME,  TRUSTS,  FOUNDATIONS,  AND ANY ACCOUNT FOR WHICH TRADING AUTHORITY HAS
BEEN  DELEGATED  TO ME OR BY  ME TO AN  UNAFFILIATED  REGISTERED  BROKER-DEALER,
REGISTERED  INVESTMENT  ADVISER, OR OTHER INVESTMENT MANAGER ACTING IN A SIMILAR
FIDUCIARY CAPACITY, WHO EXERCISES SOLE INVESTMENT DISCRETION.


-------------------------------------------------------------------------------

NAME (PRINT)            SIGNATURE             DATE SUBMITTED       EMPLOYEE ID
-------------------------------------------------------------------------------




-------------------------------------------------------------------------------
INITIAL DISCLOSURE         ANNUAL
                         DISCLOSURE
(CHECK THIS
 BOX IF                 (CHECK THIS
YOU'RE A NEW            BOX IF ANNUAL                   YEAR END
ACCESS PERSON)          CERTIFICATION)          (FOR COMPLIANCE USE ONLY)
-------------------------------------------------------------------------------

   [ ]                       [ ]
-------------------------------------------------------------------------------






                 SCHEDULE D: NOTIFICATION OF SECURITIES ACCOUNT
-------------------------------------------------------------------------------
INSTRUCTIONS:  Print form, complete, sign and date.  Submit completed form to
Code of Ethics Administration via:

  Inter-office: Code of Ethics Administration SM-920/2    Fax: (650) 312-5646

 U.S. Mail: Franklin Templeton Investments       E-mail: Preclear-Code of Ethics
           Attn: Code of Ethics Administration         (internal)
           Dept.                                  Lpreclear@frk.com
           P.O. Box 25050                         (external)
           San Mateo, CA 94402-5050
-------------------------------------------------------------------------------
All Access Persons,  PRIOR TO OPENING A SECURITIES ACCOUNT OR PLACING AN INITIAL
ORDER  IN  THE  NEW  ACCOUNT,   are  required  to  notify  the  Code  of  Ethics
Administration  Department  and the  executing  broker-dealer  in writing.  This
includes  accounts  in which the  Access  Person  has or will  have a  financial
interest in (e.g., a spouse's account) or discretionary authority (e.g., a trust
account for a minor child) and for Reportable Form.

UPON RECEIPT OF THE NOTIFICATION OF SECURITIES ACCOUNT FORM, THE CODE OF
ETHICS ADMINISTRATION DEPARTMENT WILL CONTACT THE BROKER-DEALER IDENTIFIED
BELOW AND REQUEST THAT DUPLICATE CONFIRMATIONS AND STATEMENTS OF YOUR
BROKERAGE ACCOUNT ARE SENT TO FRANKLIN TEMPLETON INVESTMENTS.



ACCOUNT INFORMATION:
-------------------------------------------------------------------------------
NAME ON THE ACCOUNT (IF                ACCOUNT NUMBER
OTHER THAN EMPLOYEE,STATE             INCLUDING FUND                  DATE
RELATIONSHIP I.E., SPOUSE)           NUMBER IF APPLICABLE          ESTABLISHED
-------------------------------------------------------------------------------


-------------------------------------------------------------------------------
                                                                    SECURITIES
                                                                      FIRM
                                                                     ADDRESS
 NAME OF                            YOUR REPRESENTATIVE           (CITY/STATE/
SECURITIES FIRM                         (OPTIONAL)                  ZIP CODE)
-------------------------------------------------------------------------------


-------------------------------------------------------------------------------

EMPLOYEE INFORMATION:
-------------------------------------------------------------------------------
NAME (PRINT)               SIGNATURE        DATE SUBMITTED      EMPLOYEE ID
-------------------------------------------------------------------------------


-------------------------------------------------------------------------------
                                                INTEROFFICE            PHONE
TITLE                  DEPARTMENT NAME          MAIL CODE            EXTENSION
-------------------------------------------------------------------------------



-------------------------------------------------------------------------------
PHONE EXTENSION                SIGNATURE                    DATE
-------------------------------------------------------------------------------


-------------------------------------------------------------------------------
                                                 NASD REGISTERED REPRESENTATIVE
CODE OF ETHICS DESIGNATION                             (SERIES 6, 7, ETC.)
-------------------------------------------------------------------------------
[ ] Non Access Person  [ ] Supervised Person
[ ] Access Person      [ ] Portfolio Person          [ ] Yes     [ ] No
-------------------------------------------------------------------------------




       SCHEDULE E: NOTIFICATION OF DIRECT OR INDIRECT BENEFICIAL INTEREST

-------------------------------------------------------------------------------
INSTRUCTIONS:  Print form, complete, sign and date.  Obtain required signature
and submit completed form to the Code of Ethics Administration department via:

Inter-office: Code of Ethics Administration SM-920/2    Fax:  (650)312-5646

U.S. Mail: Franklin Templeton Investments        E-mail: Preclear-Code of Ethics
           Attn: Code of Ethics Administration           (internal)
                 Dept.                             Lpreclear@frk.com
           P.O. Box 2505                             (external)
           San Mateo, CA 94402-5050
-------------------------------------------------------------------------------

If you have any beneficial  ownership in a security and it is recommended to the
Appropriate  Analyst that the security be considered  for purchase or sale by an
Associated  Client,  or if a purchase or sale of that security for an Associated
Client is carried out, you must disclose your beneficial  ownership to the Chief
Investment  Officer and/or  Director of Research on Schedule E (or an equivalent
form  containing  similar  information)  before  the  purchase  or  sale  of the
security,  or before or  simultaneously  with the  recommendation to purchase or
sell a security.  The Chief Investment  Officer and/or Director of Research must
review and sign Schedule E and send a copy of the Code of Ethics  Administration
Department.




----------------------------------------------------------------------------------------------------------------------
                                                       DATE AND
                                                        METHOD           PRIMARY
                OWNERSHIP               METHOD OF     LEARNED THAT       PORTFOLIO
                  TYPE                 ACQUISITION   SECURITY'S UNDER   MANAGER OR      NAME OF        DATE OF
 SECURITY      (DIRECT OR     YEAR   (PURCHASE/GIFT   CONSIDERATION     PORTFOLIO       PERSON          VERBAL
DESCRIPTION     INDIRECT)   ACQUIRED    OTHER)         BY FUNDS          ANALYST        NOTIFIED      NOTIFICATION
----------------------------------------------------------------------------------------------------------------------
                                                                                  

----------------------------------------------------------------------------------------------------------------------

----------------------------------------------------------------------------------------------------------------------

----------------------------------------------------------------------------------------------------------------------

----------------------------------------------------------------------------------------------------------------------

----------------------------------------------------------------------------------------------------------------------

----------------------------------------------------------------------------------------------------------------------
EMPLOYEE'S NAME (PRINT)                   SIGNATURE                DATE SUMBITTED       EMPLOYEE ID
----------------------------------------------------------------------------------------------------------------------


----------------------------------------------------------------------------------------------------------------------

----------------------------------------------------------------------------------------------------------------------
CHIEF INVESTMENT OFFICER ORD
DIRECTOR OF RESEARCH NAME (PRINT)                      SIGNATURE                          DATE
----------------------------------------------------------------------------------------------------------------------

----------------------------------------------------------------------------------------------------------------------

----------------------------------------------------------------------------------------------------------------------



SCHEDULE F: CHECKLIST FOR INVESTMENTS IN PARTNERSHIPS AND SECURITIES ISSUED IN
            LIMITED OFFERINGS (PRIVATE PLACEMENTS)

INSTRUCTIONS:  Print form, complete, sign and date and obtain CIO's signatures.
Submit completed form to Code of Ethics Administration department via:

Inter-office: Code of Ethics Administration SM-920/2    Fax: (650) 312-5646

U.S. Mail: Franklin Templeton Investments       E-mail: Preclear-Code of Ethics
           Attn: Code of Ethics Administration           (internal)
                 Dept.                                  Lpreclear@frk.com
           P.O. Box 2505                                (external)
           San Mateo, CA 94402-5050
-------------------------------------------------------------------------------

In deciding whether to approve a transaction,  the Director of Global Compliance
or the Chief  Compliance  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 Franklin Templeton Investments.
IF THE ACCESS PERSON RECEIVES  CLEARANCE FOR THE  TRANSACTION,  NO INVESTMENT IN
THE SAME ISSUER MAY BE MADE FOR A FUND OR CLIENT UNLESS AN EXECUTIVE  OFFICER OF
FRANKLIN  RESOURCES,  INC.,  WITH  NO  INTEREST  IN  THE  ISSUER,  APPROVES  THE
TRANSACTION.

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

-------------------------------------------------------------------------------
NAME/DESCRIPTION OF PROPOSED INVESTMENT:


-------------------------------------------------------------------------------
PROPOSED INVESTMENT AMOUNT:

-------------------------------------------------------------------------------

PLEASE ATTACH PAGES OF THE OFFERING MEMORANDUM (OR OTHER DOCUMENTS) SUMMARIZING
THE INVESTMENT OPPORTUNITY, INCLUDING:

       i) Name of the partnership/hedge fund/issuer;
      ii) Name of the general partner, location & telephone number;
     iii) Summary of the offering; including the total amount the offering/
          issuer;
      iv) Percentage your investment will represent of the total offering;
       v) Plan of distribution; and
      vi) Investment objective and strategy,

PLEASE RESPOND TO THE FOLLOWING QUESTIONS:

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

     b) Is this investment opportunity suitable for any  fund/client  that you
        advise?/9  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?

     c) 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.

     d) 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.

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


     f) 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 (E.G., INVESTMENTS IN PRIVATE PLACEMENTS) MUST BE REPORTED TO
THE CODE OF ETHICS ADMINISTRATION DEPARTMENT ON SCHEDULE B NO LATER THAN 30
CALENDAR DAYS AFTER THE END OF THE CALENDAR QUARTER THE TRANSACTION TOOK
PLACE.

-------------------------------------------------------------------------------
                                                    DATE
EMPLOYER'S NAME (PRINT)         SIGNATURE        SUMBITTED       EMPLOYEE ID
-------------------------------------------------------------------------------



-------------------------------------------------------------------------------
"I CONFIRM,  TO THE BEST OF MY KNOWLEDGE  AND BELIEF,  THAT I HAVE REVIEWED THE
PRIVATE  PLACEMENT AND DO NOT BELIEVE THAT THE PROPOSED  PERSONAL TRADE WILL BE
CONTRARY TO THE BEST INTERESTS OF ANY OF OUR FUNDS' OR CLIENTS' PORTFOLIOS." I
ALSO UNDERSTAND THAT BECAUSE OF THIS CLEARANCE, NO INVESTMENT IN THE SAME
ISSUER MAY BE MADE OF A FUND OR CLIENT UNLESS AN EXECUTIVE OFFICER OF FRANKLIN
RESOURCES, INC., WITH NO INTEREST IN THE ISSUER, APPROVES THE TRANSACTION."

-------------------------------------------------------------------------------
CHIEF INVESTMENT OFFICER'S NAME
(APPLICABLE TO PROTFOLIO PERSONS ONLY)            SIGNATURE             DATE
-------------------------------------------------------------------------------


-------------------------------------------------------------------------------

-------------------------------------------------------------------------------
CHIEF INVESTMENT OFFICER APPROVING            SIGNATURE             DATE
-------------------------------------------------------------------------------


-------------------------------------------------------------------------------

-------------------------------------------------------------------------------
                CODE OF ETHICS ADMINISTRATION DEPARTMENT USE ONLY
-------------------------------------------------------------------------------

DATE RECEIVED:___________  DATE FORWARDED TO FRI EXECUTIVE OFFICER:____________




             SCHEDULE G: REQUEST FOR APPROVAL TO SERVE AS A DIRECTOR


INSTRUCTIONS:  Print form, complete, sign and date.  Submit completed form to
Code of Ethics Administration Department via:

Inter-office: Code of Ethics Administration SM-920/2   Fax: (650) 312-5646

U.S. Mail:  Franklin Templeton Investments      E-mail: Preclear-Code of Ethics
   Attn: Code of Ethics Administration Dept.            (internal)
   P.O. Box 25050                                       Lpreclear@frk.com
   San Mateo, CA 94402-5050                            (external)

----------------------------------------------------------------------------

EMPLOYEE:                                      EMPLOYEE ID:
----------------------------------------------------------------------------

DEPARTMENT:                                    PHONE EXTENSION:
----------------------------------------------------------------------------

JOB TITLE:                                     SITE/LOCATION:
----------------------------------------------------------------------------

SUPERVISOR:                                    SUP. EXTENSION:
----------------------------------------------------------------------------


----------------------------------------------------------------------------

Company Name:
----------------------------------------------------------------------------
Nature of company's
business:
----------------------------------------------------------------------------
Is this a public or
private company?
----------------------------------------------------------------------------
Title/Position:
----------------------------------------------------------------------------
Justification for
servicing as a
director with
the company:
----------------------------------------------------------------------------
Estimate of hours
to be devoted to
the company:
----------------------------------------------------------------------------
Compensation
received:                  [ ] Yes     [ ] No
----------------------------------------------------------------------------
If compensated, how?
----------------------------------------------------------------------------
Starting date:
----------------------------------------------------------------------------

        CODE OF ETHICS DESIGNATION              NASD REGISTERED/LICENSED?
-----------------------------------------------------------------------------
[ ] Non Access Person  [ ] Supervised Person
[ ] Access Person [ ]  [ ] Portfolio Person        [ ] Yes    [ ] No
----------------------------------------------------------------------------


Signature: ___________________________           Date: ______________________
------------------------------------------------------------------------------
                            [ ] Approved [ ] Denied


Signatory Name ____________________    Signatory Title: _____________________

Signature: ________________________    Date: ______________________






APPENDIX C: INVESTMENT ADVISER AND BROKER-DEALER AND OTHER SUBSIDIARIES OF
            FRANKLIN RESOURCES, INC. - APRIL 2009
-----------------------------------------------------------------------------
Fiduciary International, Inc.  IA/FIA  Franklin Templeton Investment   IA/FIA
Services, LLC                          Management Limited (UK)
-----------------------------------------------------------------------------
Fiduciary Investment           IA      Franklin Templeton Investment   FBD
Management International Inc.          Services GmbH (Germany)
-----------------------------------------------------------------------------
Fiduciary Trust Company        Trust   Franklin Templeton Investment   IA/FIA
International                          Trust Management Co., Ltd (Korea)
-----------------------------------------------------------------------------
Fiduciary Trust Company of     FIA     Franklin Templeton Investments  FBD/IA
Canada                                 (Asia) Limited (Hong Kong)
-----------------------------------------------------------------------------
Fiduciary Trust International  FIA     Franklin Templeton Investments    FIA
Limited (UK)                           Australia Limited
-----------------------------------------------------------------------------
Fiduciary Trust International  Trust   Franklin Templeton Investments   IA/FIA/
of California                          Corp. (Ontario)                  FBD
-----------------------------------------------------------------------------
Fiduciary Trust International  Trust   Franklin Templeton Investments   FIA
of Delaware                            Japan Ltd.
-----------------------------------------------------------------------------
Fiduciary Trust International  Trust   Franklin Templeton Investor      TA
of the South                           Services, LLC
-----------------------------------------------------------------------------
Franklin Advisers, Inc.        IA/FIA  Franklin Templeton Italia       FBD
                                       Societa di Gestione del
                                       Risparmio per Axioni (Italy)
-----------------------------------------------------------------------------
Franklin Advisory Services,    IA/FIA  Franklin Templeton Portfolio   IA
LLC                                    Advisors, Inc.
-----------------------------------------------------------------------------
Franklin Investment Advisory   IA      Franklin Templeton Services,   FA/BM
Services, LLC                          LLC
-----------------------------------------------------------------------------
Franklin Mutual Advisers, LLC  IA/FIA  Franklin/Templeton             BD
                                       Distributors, Inc.
-----------------------------------------------------------------------------
Franklin Templeton Asset       IA/FIA  FTC Investor Services, Inc.    FBD
Management (India) Private             (Canada)
Limited (India)
-----------------------------------------------------------------------------
Franklin Templeton Asset       FIA     Templeton Asset Management,     IA/FIA
Management (Malaysia) Sdn.Bhd.         Ltd.
-----------------------------------------------------------------------------
Franklin Templeton Financial   BD      Templeton Global Advisors Ltd.  IA/FIA
Services, Corp.                        (Bahamas)
-----------------------------------------------------------------------------
Franklin Templeton             IA      Templeton Investment Counsel,  IA
Institutional, LLC                     LLC
-----------------------------------------------------------------------------
Franklin Templeton             FBD     Templeton/Franklin Investment  BD
International Services S.A.            Services, Inc
(Luxembourg)
-----------------------------------------------------------------------------
Franklin Templeton Investimentos FIA
(Brasil) Ltda. (Brazil)
-----------------------------------------------------------------------------

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
           FA:    Fund Administrator
           BM:    Business manager to the funds
           REA:   Real estate adviser
           Trust: Trust company






                INSIDER TRADING COMPLIANCE POLICY AND PROCEDURES

A. LEGAL REQUIREMENT
     Pursuant to the Insider  Trading and Securities  Fraud  Enforcement  Act of
1988, No officer, director,  employee,  consultant acting in a similar capacity,
or other person associated with Franklin Templeton Investments may trade, either
personally or on behalf of clients,  including all client assets  managed by the
entities in Franklin Templeton  Investments,  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."  Franklin
Templeton  Investment's Insider Trading Compliance Policy and Procedures applies
to every officer,  director,  employee or other person  associated with Franklin
Templeton  Investments and extends to activities within and outside their duties
with Franklin Templeton Investments.  Every officer,  director and employee must
read  and  retain  this  policy  statement.  Any  questions  regarding  Franklin
Templeton  Investments  Insider Trading  Compliance Policy and Procedures 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.

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 violation of the Code resulting in a violation
of the law will be severely sanctioned, with disciplinary action including
but not limited to termination.  Please refer to Part 7 - Penalties for
Violations of the Code.
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  Investments,  including  dismissal of any
person involved.

G. INSIDER TRADING PROCEDURES
      All employees 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  Investments,   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
           Franklin Templeton Investments.

     (iii) Do not  communicate  the information inside or outside Franklin
           Templeton Investments, 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 Franklin Templeton Investments, 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.   Securities  for  which  there  is
          material,  non-public information shall be placed on the personal
          trading  restricted  list  for  a  timeframe  determined  by  the
          Compliance Officer.

      2. RESTRICTING ACCESS TO OTHER SENSITIVE INFORMATION

      All Franklin Templeton Investments 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  Franklin Templeton Investments.

      3. SEC RULE 10B5-1(C) PLANS

     We many permit  exemptions from the insider trading policies and procedures
set forth above for transactions in securities  issued by FRI effected  pursuant
to  pre-approved,  written  trading plans or  arrangements  complying  with Rule
10b5-1(c) under the Securities Exchange Act of 1934, as amended.  Rule 10b5-1(c)
plans or  arrangements  may not be entered into or modified  either during FRI's
trading  blackout  periods  or  when  you  are  aware  of  material,  non-public
information  relating to FRI or its  securities.  All such plans or arrangements
(and any  modification  of termination  thereof) must be  pre-approved  by FRI's
General Counsel (or such person's designee).

H.  GENERAL ACCESS CONTROL PROCEDURES

     Franklin Templeton Investments 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
Franklin Templeton Investments files, which contain sensitive  information,  are
stored in computers,  personal  identification  numbers,  passwords  and/or code
access numbers are distributed to Franklin Templeton Investments 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.



Revised May 2009/Effective June 15, 2009