Mairéad walks in on James in meltdown mode on Thursday's Fair City on RTÉ One.
Warning: spoiler alert!
The schemer extraordinaire has just been told his developer father is expected to make a full recovery in hospital - and that spells trouble for James' conniving in Carrigstown.
Fans can find out what happens next on Thursday on RTÉ One at 8:30pm.
Fair City airs on RTÉ One on Sundays, Tuesdays, Thursdays and Fridays.