Archive for January, 2020

SRO buildings continue to sell as Vancouver aims to discourage speculation

Friday, January 31st, 2020

Single room occupancy hotel buildings have long been “cash-cow” investments

Joanne Lee-Young
The Vancouver Sun

The assessed value of all single-room occupancy hotel buildings in Vancouver increased by a striking 84 per cent during the last five years. And even though values dipped slightly last year, there has been a string of sales in recent months, with some trading hands at yet higher prices.

Real estate prices in Vancouver drew worldwide attention and sparked a slew of tempering measures by governments at all levels when the assessed value of all properties in the city went up by 56 per cent between 2015 and 2020, according to numbers crunched by Andy Yan, director of The City Program at Simon Fraser University. The assessed value of single-family homes rose by just 32 per cent. 

Yan said the sharp increase for SRO buildings is why community advocates are concerned. Speculation brings high risk for already vulnerable, low-income tenants who depend on these units for shelter.

“It’s been an issue for some time, but it’s becoming worse. It’s the moving of tenants, which allows for increasing rents that reset new (property) values,” said Yan. “And this is feeding into the (growing) homeless population.”

In early December, Vancouver city council asked the province to tie rent increases to the rooms and not the tenant, “in an effort to discourage speculative investment, slow rent increases, and discourage displacement of very low-income tenants into homelessness.”

“Landlords would lose the economic incentive to evict tenants,” said Wendy Pedersen, an organizer with the SRO Collaborative Society. She said some are aggressively using “tons of inspections, holding (tenants) to every little rule, documenting everything to give them cause (to evict), and offering payments to grease the wheel. There are so few rooms, so (evicted tenants) live on someone’s couch and then, that’s it. There’s no place for them.”

Pedersen said that even with the proposed vacancy controls, landlords could still increase rents by the allowed fixed amount of 2.5 per cent annually. There is an existing bylaw that protects SRO units, but it dates back to 2003.

The city said on Thursday that Mayor Kennedy Stewart has reached out to the provincial government and “discussions are ongoing on how to improve protection for low-income renters in SROs.” Staff are expected to report back to council on discussions in the spring.

Meanwhile, this week, realtors announced the sale of another SRO building. The three-storey, 26-room Shamrock Hotel on 635 Hastings Street sold for $3.51 million, a price over its 2020 assessed value of $3.023 million. It last sold in 2012 for $1.65 million.

Two months ago, a three-storey building with SRO units at 1168 East Hastings, known as the Vernon Apartments, sold for $3.54 million, also above its 2020 assessed value of $3.267 million.

Around the same time, the Arno Hotel, a four-storey building in Chinatown at 291 East Georgia, sold for $3.8 million, which was less than its 2020 assessed value of $4.23 million, but much more than the $966,166 it last sold for in 2014. In 2015, the Arno was assessed at $2.103 million, said Yan, meaning the assessed value in 2020 was 101 per cent higher.

These old buildings have long been known as “cash-cow” investments, providing a steady return of income.

But as land elsewhere in Vancouver becomes scarce and expensive, investors are turning to these relatively cheaper properties that are mostly in the Downtown Eastside and Chinatown, not far from the site of the new St. Paul’s Hospital. There is at least an eye to developing units with higher rents as well as new, ground-floor businesses, and marketing materials suggest future micro-lofts and gourmet, organic food stores.

Recent analysis by Vancouver-based senior specialist Eric Bond at the Canada Mortgage and Housing Corp. warned of pressure of rising rents even though it focused on market-rate, purpose-built rental units and not SROs. For all of Vancouver, the current market rents posted for vacant units are about 20.8 per cent higher than those paid for occupied units. This is the increase in rent a tenant faces if he or she has to move.

In the East Hastings area, which includes many SROs, Bond found the rent posted for a vacant, bachelor unit is $1,558, compared to $1,292 for an occupied unit, or a 20.6 per cent increase. The difference for a two-bedroom unit is 28 per cent.

“The assessed values have increased a lot,” said realtor Robert Tham of Corbel Commercial Inc., who has brokered many SRO building sales over the years. “It’s one of those things. There is impact on an area when there is a lack of a supply of land.

“There is a disconnect because these SROs are falling apart. It takes a lot to run a good building. … With the last few I have sold, the landlords aren’t kicking out tenants. They are just making improvements as the rooms come available.”

“How are owners of any building, whether a market rental building or a SRO, expected to reinvest in these buildings without being able to recapture those costs in revenue? … How can we advocate for freezing rents while not even discussing costs?” said Beau Jarvis, the chair of the Urban Development Institute, which represents developers.

© 2020 Postmedia Network Inc.

Canadian Monthly Real GDP (Nov) – Jan 31, 2020

Friday, January 31st, 2020


The Canadian economy grew by 0.1% in November, offsetting most of the decline in October. Driving the increase were the construction industry (0.5%) and utilities (2.1%) where inclement weather in central Canada drove up demand (2.1%). 

There were gains in 15 of 20 industries, where retail trade recouped some of the loss reported in October, led by increases at auto dealers. Meanwhile, activity at stores typically associated with Black Friday were mixed. In contrast, decreases were reported in wholesale, transportation (due to an eight-day strike), and in the mining and oil sector (due to the temporary closure of a Potash mine). 

Activity at offices of real estate agents and brokers increased 1.3% in November, rising for the ninth consecutive month. The increase was due to higher housing resale activity in Montreal, Toronto and Vancouver.

We expect growth in the Canadian economy to slow down in the fourth quarter to 0.5% after posting moderate growth in the previous quarter. One factor to look out for is the transitory impact on growth of the coronavirus both in Canada and abroad. 

Where is the ‘grey wave’ pooling? Our top five B.C. retirement towns

Friday, January 31st, 2020

Investors should look at top retirement towns in B.C.

Lise Boullard Frank O’Brien
Western Investor

Sechelt on the Sunshine Coast is a 35-minute ferry ride from Metro Vancouver but house prices are at least 50 per cent lower. Seniors now comprise 34 per cent of Sechelt?s population. | Dana Botsis

A summer street festival in Sidney, a top seaside retirement destination just outside of Victoria, B.C. | Tourism BC

More than 50 per cent of the population of Qualicum Beach is over age 65, making the Vancouver Island seaside town Canada?s most elderly community. | Bernadette Ritter

Canada’s retirement housing industry is on track to top $71 billion within the next two decades; B.C. is where 15 per cent of Canadians in less-blessed provinces want to retire; and B.C. retirees are considered among the wealthiest in Canada, due partly to unsurpassed real estate appreciation over the past three decades. It is estimated that Metro Vancouver seniors alone hold $155 billion worth of equity in residential real estate. 

While the capital city of Victoria is considered the reigning queen of B.C.’s retirement sector, the smaller centres featured have among the highest ratio of seniors in Canada, and may provide an opportunity for real estate investors to share in the grey tsunami at a lower price point.

Here, in no particular order, are our top five investment picks for retirement towns in B.C.

Qualicum Beach

More than 50 per cent of the population in Qualicum Beach is over 65, making the seaside community on Vancouver Island Canada’s most elderly community. European settlers built the area’s first golf course in 1913, and in the 1950s and 1960s retirees began flocking there, attracted by the water views and mild winters. Today, residents spend their retirement hiking, kayaking and biking or enjoying wine and whisky tastings, cribbage games, golf and other activities organized by the Qualicum Beach and Area Newcomers’ Club. 

Snap stats:

  • Average detached-house price: $588,500
  • Medical services: Oceanside Health Centre is only a 12 -minute drive out of town while mid-sized hospitals in Nanaimo, Comox and Port Alberni are less than one hour’s drive away
  • Crime rate: 33 offences per 1,000 people (provincewide crime rate: 74 incidents per 1,000 people)
  • Number of seniors: 4,660, or 52 per cent of the population


Long, warm summers, mild winters and abundant sea life attracted the First Nations people to kw’umuxws thousands of years ago, and they are what continue to draw retirees to this seaside town on the eastern coast of Vancouver Island. Home to a Canadian Forces military base, Comox makes an ideal spot from which to explore the area, whether it’s golfing one of the five local courses, skiing at Mount Washington, or sampling artisan cheeses. While the spa set will appreciate the hydropath experience at the renowned Kingfisher Oceanside Resort & Spa, adventure lovers can head off to discover Vancouver Island by car, or set sail through the Gulf Islands. 

Snap stats:

  • Average detached-house price: $579,655
  • Medical services: The North Island Hospital, Comox Valley, which opened in October 2017 serves patients in the area
  • Crime rate: 33 offences per 1,000 people (provincewide crime rate: 74 incidents per 1,000 people)
  • Number of seniors in the Comox Valley: 17,060 (2016), or 26 per cent of the population


If ocean views, a slower pace of life and being part of a cosy community sound appealing, then Sidney by the Sea could be your ideal retirement destination. Located on the northern end of the Saanich Peninsula on Vancouver Island, the area is easily walkable and offers amenities for nature and culture lovers alike. There’s the Gulf Islands National Park Reserve, great beaches, a popular bakery and a surprisingly good selection of bookstores. Ferries to Tsawwassen and the Victoria International Airport make the town easily accessible, and the ferry to Anacortes in Washington state offers a fun trip. 

Snap stats:

  • Average house price:$632,000
  • Medical services:Saanich Peninsula Hospital is located just south of Sidney, and the Victoria General and Royal Jubilee hospitals are a 45-minute drive out of town
  • Crime rate: 36 offences per 1,000 people (provincewide crime rate: 74 incidents per 1,000 people) 
  • Number of seniors: 4,775, or 41 per cent of the population


Just a 35-minute ferry trip along the Georgia Strait from B.C.’s Lower Mainland, and a short drive brings retirees to this quaint seaside town. 

Sechelt and its surroundings boast a number of reasonably priced waterfront properties and lots – some of which are accessible only by water – waiting to be developed into dream retirement properties. While outdoor enthusiasts are sure to enjoy boating, beachcombing and wildlife viewing, art lovers will appreciate the talented folks who have set up shop in these parts. A local hospital, retirement homes and Nurse Next Door home care service make Sechelt popular for retirees. 

Snap stats:

  • Average detached-house price: $605,000
  • Medical services: Sechelt Hospital is a 46-bed facility serving the more than 30,000 residents living in the Lower Sunshine Coast communities including Langdale, Gibsons, Davis Bay and Pender Harbour
  • Crime rate: 52 offences per 1,000 people (provincewide crime rate: 74 incidents per 1,000 people) 
  • Number of seniors: 3,030 (2016),  or 34 per cent of the population


Proximity to wineries, fruit orchards, golf courses and some of the longest sunlight hours in Canada are just a few of the perks retirees enjoy in this community located just west of Okanagan Lake in B.C.’s Interior. Short and mild winters can be spent on the ski hills at Big White and Apex, while spring, summer and fall are for lake days, birdwatching, hiking and winery tours. The town’s general hospital, Summerland Health Centre, offers outpatient care while numerous retirement residences provide options in this often-sundrenched setting.

Snap stats:

  • Average house price: $481,193
  • Medical services: Summerland Health Centre is located in town; Penticton Regional Hospital is 19 kilometres away
  • Crime rate: 61 offences per 1,000 people (province wide crime rate: 74 incidents per 1,000 people)
  • Number of seniors: 2,885 (2016), or 33 per cent of the population

Copyright © Western Investor

Vancouver green-lights moderate income rental homes

Thursday, January 30th, 2020

Moderate income earners in Vancouver will have access to below-market rental homes

Steve Randall
Canadian Real Estate Wealth

Moderate income earners in Vancouver will have access to more than 50 new below-market rental homes following the City Council’s approval.

The homes will be for individuals, couples, and families. The council approved one project at 1956-1990 Stainsbury Avenue earlier this month and on Wednesday gave the go-ahead for two further projects, at 3600 and 3680 East Hastings Street.

These new approvals will be within projects that add 212 new rental homes to the market, with 43 below-market rents.

The below-market rentals are part of the City’s Moderate Income Rental Pilot Program (MIRHPP).

Moderate income rental housing is privately-owned, purpose-built rental housing that is permanently secured and made available to households earning $30,000 to $80,000 per year.

Rents cannot be increased by more than 2% per year and cannot be increased when a new family moves in.

Copyright © 2020 Key Media Pty Ltd

Canadian home prices accelerated in 2019 says Statistics Canada

Thursday, January 30th, 2020

The fourth quarter of 2019 saw a 0.6% increase

Steve Randall
Canadian Real Estate Wealth

The fourth quarter of 2019 saw a 0.6% increase in Canadian home prices nationwide according to a new report.

Statistics Canada’s latest reading of home price trends also reveals that the rise in prices was driven by a 0.9% increase for resales which partially offset a 0.2% decrease for new home prices.

Both condo apartments and houses gained 0.5% across the 6 provinces covered by the report.

For 2019 as a whole, prices were up 1.6%, gaining from the 1.1% full-year rise for 2018.

Ottawa (+2.3%) reported the largest increase in residential property prices in the fourth quarter, led by the new (+3.6%) and resale (+3.3%) condominium apartment markets.

Regional markets In Toronto, resale condo apartments saw a 1.5% increase in the fourth quarter compared to the previous quarter while new condo apartment prices were down 1.5% (the second consecutive quarterly decline) and were down 3.1% overall in 2019.

For houses in Toronto, prices were up 0.7% in the resale market and the combined rise for condos and houses was 0.4% quarter-over-quarter.

Vancouver rebounded from 5 consecutive quarters of declining prices to post a 0.2% gain month-over-month.

This was driven by resale condominium apartments (+1.1%) and resale houses (+0.6%) while prices for new condominium apartments (-0.8%) and new houses (-0.9%) continued to decline.

Overall in 2019, Vancouver prices were down 2.1% year-over-year.

Oversupply in Calgary meant a decline of 0.2% for home prices in the fourth quarter; New condo apartment prices were down 3.0% quarter-over-quarter and 6.3% for the whole year.

Resale condo apartment prices in Calgary declined by 0.8% in the fourth quarter, following a 2.0% increase in the third quarter.

Montréal prices were up 1.0% with new houses leading the gains with a 2.5% increase. The whole year gain overall was 6.1% as limited supply and labour shortages impacted.

Copyright © 2020 Key Media Pty Ltd

One more blow to cash flow in Vancouver

Thursday, January 30th, 2020

On January 1 City of Vancouver increased taxes by 7%

Clayton Jarvis
Canadian Real Estate Wealth

Investors with their sights set on Vancouver’s recently resurgent market will need to factor a significantly heavier tax burden into their revenue calculations.

On January 1, the City of Vancouver implemented a seven percent increase to local property taxes, equivalent to nearly double the 10-year average. Negotiations around the tax hike were contentious, with councillors arguing against an increase that goes far beyond the rate of inflation.

Others justified the increase, initially proposed to be 8.2 percent, as a means of “playing catch-up after years of chronic underfunding into core infrastructure”. Real estate investors in Vancouver, already bearing the brunt of the speculation and empty property taxes implemented over the past two years, are sure to see it another way.

“I think there’s some frustration because the City government has made housing affordability one of their goals, and this goes against that goal,” says local realtor Mike Stewart. “I understand the city government needs money, but I think reducing some costs might be a better way to approach things as opposed to increasing costs and increasing taxes.”

While the tax increase is one part of the city’s overall budget, such a dramatic spike could be viewed as another example of government tinkering with Vancouver’s painfully tight housing market to curb demand. Such an interpretation ignores the fact that most of the pain will be felt by those who already own property in the city, but after multiple years of multiple taxes, many Vancouverites feel its time for the local government to take their finger off the scales, pick up a pen and start signing a few building permits. 

“I think it’s time for government to change the approach to housing,” Stewart says. “I think that focusing on market-based solutions and allowing new housing supply to come on stream on a large-scale way will go a long way to reducing housing costs. I think taxing our way to affordability is the wrong way to go.”

Stewart feels the higher taxes will “absolutely” discourage investment into the city but adds that investors who choose to purchase in Vancouver will undoubtedly make money, just not on a monthly cash flow basis.

“When you have a situation of dramatically restricted supply, and the process of releasing more supply is highly politicized, and you have always increasing demand in the form of a growing economy and a growing population because of immigration, prices are going to go up.”

Copyright © 2020 Key Media Pty Ltd

Council must vote on, report use of reserve funds

Thursday, January 30th, 2020

There is more than one benefit to the owners when you issue a special levy for an insurance deductible

Tony Gioventu
The Province

Dear Tony:

Our strata has had a deductible of $100,000 for several years due to a number of claims and the inability to approve a resolution to replace our piping. In November we had another claim over $100,000.

In one of your articles you indicated the strata corporation could levy that amount to the owners without approving a three-quarter vote at a general meeting. Our property manager and president told the council we either had to pay this amount from our contingency or call a meeting, and they paid the amount from our contingency fund without a vote of the strata council.

We are concerned about the significant reduction of our reserve funds, because we would not have any funds to pay for emergencies that are not insurable. Who has the authority to make these decisions?

AJC, Surrey

Dear AJ:

Decisions that relate to bylaw enforcement, major expenses, selection of contractors, when general meetings are called, the agenda and resolutions of general meetings, the recovery or back charging of damages and insurance deductibles, and when a strata decides to levy owners for an insurance deductible that is a common expense of the corporation, are all decisions of the strata council by majority vote.

It is critical the decision is voted on and minuted as the decision will delegate authority to the strata manager to act on your instructions and in the event of an action to recover a deductible or proceed with further bylaw enforcement such as a tribunal or court application, the decision and minutes provide valuable evidence of the actions and authority of the strata council and the strata corporation.

There is more than one benefit to the owners when you issue a special levy for an insurance deductible. In addition to reducing the pressure on your reserve fund and depleting your cash resources, owners are in a position to apply their share of the insurance deductible to their home owner policy if they qualify. This is one of the many reasons we recommend home owners purchase condo insurance.

Unfortunately, we have created a culture in strata corporations where owners and tenants assume the strata corporation takes care of everything. In addition to neglecting their personal insurance obligations we see the same behaviour exhibited in use of energy. We still commonly hear from owners they use their gas fireplaces 24 hours per day to heat their units as the gas is paid by the strata — resulting in excessive energy consumption and fuel costs for strata corporations.

In your strata, the insurance claim was caused from a failed pipe, damaging five units, and the damages were $138,000. The $100,000 deductible applies as a common expense of all owners based on unit entitlement. Your options of payment are your operating fund, the contingency reserve fund or you may special levy owners directly. If a strata corporation does not have sufficient cash flow, they will have no choice and must levy the owners. The special levy of $100,000 is approved by a resolution of the strata council at a council meeting.

Like all levies there must be a due date for payment, the purpose of the levy (payment of an insurance deductible) and the method of calculating payments, which is unit entitlement, the same formula applied to all common expenses such as strata fees. The strata corporation/manager then manages a collection process like any special levy and owners may have liens applied to their units if they fail to pay the amount. Because this is a special levy, your strata corporation must also report this account separately as part of your fiscal year end reports.

When in doubt of who has authority to make decisions, always err on the side of inclusion and first bring the matters to council.

© 2020 Postmedia Network Inc.

Canadian software company partners with American POS solution

Wednesday, January 29th, 2020

BluRoot is rolling out an integration with Floify

Kimberly Greene
Mortgage Broker News

Canadian software company BluRoot is rolling out an integration with Floify that is designed to provide end-to-end transaction support to Canadian mortgage brokers.

BluRoot’s BluMortgage application isn’t just a CRM; it was built specifically with pipeline management in mind, being able to capture leads early and providing a step-by-step process for broker teams to be able to follow to get clients through the pipeline. It does have features such as drip marketing, but the main differentiators for BluMortage are its pipeline focus as well as its analytic capabilities, which results in a rich data source for brokers.

Floify is a Colorado-based digital point of sale system provides automated notifications that go to borrowers when documents are missing—things that a broker would otherwise have to take the time to do manually. The system streamlines all aspects of communication surrounding document collection, saving brokers hours of time each deal.

“Whether you’re working in Floify or whether you’re working in BluMortgage, the information that’s available to you will also be available in the other system,” explains Tom Hall, product manager at BluRoot, adding that the information as it relates to the deal flow will be seamless between the two programs.

Floify was looking to build a bigger presence in the Canadian market and thought the integration with BluRoot was a good way to do that. The two companies have worked together previously on individual integrations, but it eventually became clear that by coming together, BluRoot and Floify could achieve their individual goals of expanding their product offerings and expanding into a new market, respectively.

Robert Martin, director of marketing at Floify, said that they’ve been going after the Canadian market simply because there are a lot of brokers here, and their software solution is still applicable north of the border.

“It was just one of those natural things to do,” Martin said. “We do have other CRMs but to cater The Canadian market is so made a lot of sense.”

BluMortgage is very much focused on sales and marketing, providing opportunities to interact with clients, record those interactions, and put together action plans. Floify, on the other hand, handles more of the deal flow, providing tools such as a document portal and a responsive online application that’s able to be branded and included on an individual broker website.

“As brokers are growing, they’re working with different members of their team and some stuff falls through the cracks. We just provide that structure that a lot of people seem to be needing,” Hall said. “We put it all together and can give the broker some really powerful tools to help run their business.”

Floify has more than one million users of their system, and Martin says that on average, about 55,000 loans go through their system each month, equating to around $15 billion in loan volume.

“[BluRoot is] a leader in their space as well, so it’s one of those really awesome partnerships that’s going to prove to be very valuable for brokers in Canada. It’s not one of those fly-by-bight situations,” Martin said. “We’re here to stay.”

Copyright © 2020 Key Media  

Canadian tech firm launches first-of-kind AI tool for brokerages

Wednesday, January 29th, 2020

A new tool powered by artificial intelligence (AI) for real estate brokerages

Steve Randall
Mortgage Broker News

A new tool powered by artificial intelligence (AI) aims to give real estate brokerage leaders strategic insights to drive profitability.

The Lone Wolf Insights solution is the latest addition to a suite of tools created by the Toronto-based firm, which include back office and accounting, forms, transaction management, and digital signature.

By using AI, the new first-of-kind solution converts brokerage data such as company dollar, gross commission income (GCI), and year-over-year trend, into visualizations that make it easier for leaders to assess performance of individual agents, offices, and the brokerage as a whole.

“I can’t tell you how excited we are to release Insights today,” said Jimmy Kelly, CEO of Lone Wolf. “This is a brand-new solution to Lone Wolf, and one that our customers—and the industry at large—have been demanding. Combining artificial intelligence with the power of human intelligence, Insights gives real estate leaders the kind of information they can take immediate action on and provides them much more direct control over their brokerage’s profitability.”

Time saver The solution removes the need for manual aggregation and analysis of data, saving time and resources, while ensuring accuracy.

“We worked with a wide range of real estate thought leaders, experts, and professionals, and together pinpointed a major blind s­pot in the industry: Identifying agents who need coaching and understanding what to coach them on,” said Katy Pusch, Product Director of Insights at Lone Wolf. “Before Insights, it was incredibly difficult for brokers and strategic leaders to get the real-time information they needed to influence their business. Insights solves this problem, as it summarizes and interprets trends and pipeline for leaders and enables them to focus on strategy, coaching, and execution.”

Copyright © 2020 Key Media

Vancouver aims to protect and expand co-ops on city-owned land

Wednesday, January 29th, 2020

The Mayor of Vancouver says he is committed to protecting and expanding co-ops

Steve Randall
Mortgage Broker News

The Mayor of Vancouver says he is committed to protecting and expanding co-ops on city-owned land, a popular housing option over the past 40 years.

Kennedy Stewart is asking for feedback on the best way to renew leases to ensure stability for residents and optimize the provision of affordable housing in the city.

“Over the last 40 years, co-ops on City-owned land have provided a vital source of affordable housing and I am committed to not only preserving the existing co-ops but expanding on them with the help of the federal government,” the mayor said.

The City has produced a paper detailing four potential lease renewal scenarios that address the concerns of the co-ops. The scenarios aim to ensure that residents do not pay more than 30% of their income on housing costs.

“The lack of affordable housing in our city continues to be a critical challenge and the scenarios proposed would allow the City to both protect existing homes and generate funding for more stable, high quality and affordable units for people in need,” added Sandra Singh, General Manager of Arts, Culture and Community Services.

The four scenarios

  • Basic renewal: A co-op pays the City a ground rent linked to Vancouver incomes on an annual basis with limited reporting requirements. 
  • Renewal with additional grant: Similar to the basic renewal scenario but the co-op provides more in-depth reporting to the City regarding income levels and receives an additional grant to ensure affordability for co-op members with demonstrated need. 
  • Redevelopment: The City has a strong interest in working with co-op housing partners to increase the number of co-op homes on City-land. In certain circumstances – including the poor building conditions / unused development potential – the City will determine whether there may be an opportunity to work with an individual co-op to explore potential redevelopment of the site.
  • End of lease: As a last resort and the City’s least preferred scenario, a co-op may opt not to renew its lease. Should this be the option pursued by the co-op, the City will work with that co-op to protect its members and work to identify a new building operator as quickly as possible.

Feedback can be submitted via an online form on the City website.

Copyright © 2020 Key Media