Landlord Stories | Renting Well

Ottawa Couple Face Eviction Over Autistic Son’s Wall Shaking Noise

Add this to the “difficult situation” file and try coming to a conclusion on how you feel about this one after hearing the whole story. The Ottawa Citizen reported parents Keri Oastler and John From were recently served an N5 notice by their landlord over the noise their autistic son has been making. The couple literally just moved in to the unit on a year long lease that started on October 1st.

According to the article, the formal notice came after tenants below and beside the family complained the noise was “like a 50-pound box being dropped repeatedly.” The notice said the two neighbours were disturbed by “running, jumping and screaming” between 6:30 a.m. and 9 a.m. and 4 p.m. and 9:30 p.m. — the only times that From says his son is at home and awake. As is common with N5 notices in the province of Ontario, the family has been afforded 7 days to rectify the problem.

From’s son, Logan — an 80-pound, blond, blue-eyed boy — occasionally has tantrums, though they are becoming less and less frequent, his parents say. He will sometimes “squeak” and loves to climb and jump, so much so that his parents say they’re considering acrobatics as a career path. After this whole exchange – From and Oastler no longer want to live in what they’ve described as a hostile environment and are currently considering registering a complaint with the Ontario Human Rights Commission. I can understand where they’re coming from. They just moved in to this place. Kind of difficult to feel unwelcome amidst all this.

Residents of the townhouse community on Lisgar stret were set aback a bit on the initial story about this on the 11th.

Noise complaints have to be pretty severe in order for most people to complain. A lack of concrete division between units (as is the case here) can do nothing for the dampening of transferable sound, so I can definitely appreciate where the other residents are coming from. As a parent, I can also appreciate where Oastler and From are coming from. It sounds like their son’s condition is a challenge, and situations like these have a tendency to put you on the defensive – but what do you do? The other tenants have the right to the reasonable enjoyment of their units, and the “noise” they’re complaining about sounds like it’s occurring at pretty inopportune times. Imagine sitting down to dinner or trying to get your kids down for the night, and hearing the “constant and repeated dropping of a 50 lb. box”.

I think we can all imagine being on both sides of the aisle with this one. According to the Oye Times, who also did a piece on the dilemma, the property management company was not “properly informed” of Logan’s disability by From. From claims he did in fact explain that his son has autism and would be making a little more noise than usual.

As an example of the frequent impossibility that many landlords find themselves in – had the landlord denied the application for tenancy based on the explanation of Logan’s disability, From and Oastler could have applied to the Ontario Human Right’s Commission for discrimination on the basis of disability. Now, they’re doing it anyways. This kind of thing can happen. Landlords can get raked over the coals over stuff like this – even if they do the right thing and have good intentions. To add a level of complexity to the situation – the landlord is also bound by the will of the condominium board (they pushed on the notice serving with the owner/property manager) – proving that condo landlords have it a little harder.

In the end, it sounds like it just wasn’t a good match between unit and tenant. From and Oastler are better served to be living in a single family home or a more audibly insulated unit from their neighbours. What do you think? Share an opinion here. I’d love to hear the thoughts of other landlords and tenants.

Freemen On The Land Is Not So Free After All

As reported earlier this weekend, Andreas Pirelli (a.k.a. Andreas Antonacci) was arrested and removed from Rebekah Caverhil’s duplex after a being ordered to evict the premises by the court of the Queen’s bench in Calgary. Since he didn’t leave, in the early hours of Saturday morning, the police took him into custody – not only because he didn’t leave when we was supposed to – but also because of some pesky outstanding arrest warrants in Quebec. Interesting development to say the least. You might be asking yourself what those outstanding arrest warrants were over. Well…let’s see.

Oh Hello. I'd ask you to come in...but...you know...this is an embassy. — Oh Hello. I’d ask you to come in…but…you know…this is an embassy.

The Huffington Post and Calgary Sun reported what the laundry list of accused crimes he faces in Quebec. That didn’t stop Ms. Malouf from talking to the Globe and Mail about the ordeal with the world’s best tenant.

In 2007 – Pirelli (Antonacci) moved into a unit that Ms. Malouf owned under the guise of “housesitting” for a friend. Ms. Malouf took pity on him, and allowed him to stay with the understanding that he’d be paying the rent. Sure enough – as the housesitting arrangement came to a close, Antonacci declared that residence an embassy and proceeded to tell Ms. Malouf that she had no rights and was incapable of removing him from the unit. In other words – he did this exact thing to this poor lady. One small detail to note though – at some point during this heated exchange between Malouf and Pirelli/Antonacci – he allegedly threw her down a flight of stairs, breaking her pelvis, arm, leg, and ankle. Antonacci, who had pleaded not guilty, stopped showing up during his 2010 trial and a warrant was issued for his arrest. As such – there was never an opportunity to rule on Ms. Malouf’s allegations. Considering Ms. Caverhill’s ordeal has been brewing for 2 years like a bad craft beer, it’s safe to assume the reason Antonacci never showed up for his court dates was because he changed his name to “Pirelli” and skidaddled to Calgary (cue the Benny Hill music).

Lawyer Guillaume Langlois, a Montreal defence attorney, confirmed he’s still the lawyer in a pending file involving Mr. Antonacci, but he said he hasn’t spoken to his client since he stopped going to court.

“I’m still in the file, but he’s under a warrant, I think,” Mr. Langlois said Wednesday. “It’s been a long time since I’ve spoken to him.”

Well…let’s hope they get acquainted again.

Embassy Tenant Andreas Pirelli Arrested This Morning In Calgary

Here’s an interesting development to the story with Andreas Pirelli. According to the Globe and Mail, he was arrested this morning in Calgary without incident from the duplex he “rented” from pensioner landlord Rebekah Caverhill and had illegally claimed was an embassy. There were a few outstanding arrest warrants in Quebec apparently, and the police were able to swoop in at around the time he was required to vacate the house, and took him into custody without incident.

You know…this is just a suggestion – but – clearly this guy fled Quebec and changed his name in Calgary for a reason. Just sayin’.

Judge Orders Eviction For Freeman On The Land Embassy

Good news this morning. CTV reported that Andreas Pirelli has been ordered to leave Rebekah Caverhill’s duplex by a judge of the court of Queen’s bench – by this weekend. As in 12:01 a.m. Saturday morning. A representative of Pirelli’s was present in court this morning for the ruling, and then became belligerent towards the judge by refusing to give his name or approach the bench when asked. Since freemen on the land don’t feel obligated to pay taxes or abide by any rules they don’t agree with, is this all that surprising?

I have to leave by midnight on Saturday morning?

With all of this said, I don’t think this is going to be the end of this just yet. Caverhill hasn’t seen the condition of the property and hasn’t entered the unit in a while. There’s also no guarantee that Pirelli is going to leave willingly or peacefully. I really really really hope he does. Then he can go back to his full time job of getting mistaken for Andrea Bocelli.

“I guess they are going to send a bailiff out with police to make sure there’s no problem,” she said.

So…what’s the lesson here? Never have a verbal agreement on a “spruce up” in exchange for 3 months rent. Always have everything in writing. Also – do background checks on prospective tenants. Pirelli is going to have a helluva time renting another place now. Good. Time to say good bye, Andreas.

Alberta Freeman On The Land Makes Life Difficult For Alberta Pensioner Landlord

Every landlord needs to be made aware of this situation. I read this piece in the Huffington Post today, and it made me quite angry. It ups the game in professional tenancy and redefines people taking advantage of other people for their own benefit.

Rebekah Caverhill is an Alberta landlord. She owns a duplex in Calgary’s Parkdale neighbourhood. She rented half of said duplex out to a guy named Andreas Pirelli back in 2011. The new tenant – a self described handyman – agreed to spruce the property up in exchange for 3 months of rent. When Caverhill came to inspect the work, she found that the kitchen and bathroom had been gutted and that the floors had been painted black. Pirelli declared the unit an “embassy” and identified himself as a freemen on the land. I’ll explain what this is…

Freemen on the land is a North American movement of “sovereign” citizens who basically believe that all statute law is contractual in nature. They further believe that law only governs them if they choose or consent to be governed. By implication, they believe that, by not consenting, they can hold themselves independent of government jurisdiction.

According to the B.C. Law Society and the FBI (who list the sovereign citizen movement as a domestic terror threat) Freemen may number up to 30,000 in Canada and hundreds of thousands in the United States. They believe they can avoid taxes, mortgages, utility bills and more. They state that they have an unfettered right to travel (hence their belief that they do not need driver’s licences, licence plates or insurance). They believe that government-issued identification is somehow different from the “natural person.” They commonly list their names in the format of “First:Last” (using a colon in between). They are loosely affiliated with Canadian “detaxers,” whose tenet is that income taxes do not have to be paid to the government.

In other words – they believe they can essentially do whatever it is they want and that laws don’t apply to them.

Back to Caverhill. Pirelli (also known as Mario Antonacci) changed the locks on the place, and informed Caverhill he was willing to pay $775 a month instead of the $1500 plus utilities they agreed on. To make matters worse, his company – CPC Universal Group – billed Caverhill $26,000 for the work. Caverhill also received a notice from the Land Titles Office and discovered the property had been liened for $17,000. Pirelli’s Linked In profile lists him as a supervisor/coordinator/estimator with CPC Universal Group AND a diplomatic minister with Sovran Nations Assembly – which has a website that looks as if it was designed in 1991. This guy must have a busy day.

As to be expected, when Caverhill – a pensioner who relies on the rental income – got police involved, they indicated to her that this was a civil matter, and that she needed to pursue this with the Alberta LTB.

Thoughts? Comments? Questions? As landlords, we all know professional renters exist, and they cost small landlords millions of dollars every year. Saying this is an interesting situation may be the world’s biggest understatement.

Vancouver Landlord Redefines Being Amazing

When tenants hashtag #amazeballs to a picture of their landlord, they’re thinking of George Woolsey. For the uninitiated, I’ll give you a quick recap of the situation involving Vancouver’s best property owner.

George Woolsey is a former Downtown Eastside landlord who has refused to pay thousands of dollars owed to tenants, and who has been the target of a years long legal campaign against him by a B.C. law society representing said tenants. He used to own Wonder Rooms SRO (single room occupancy) and the Palace Hotels SRO. Residents of his properties finally had enough of his antics, and filed a group action against him with the LTB. During a February 2011 building inspection of the properties, Vancouver city inspectors discovered 165 deficiencies, including a dead-bolted emergency exit, unsafe stairwells, missing or broken smoke alarms, damaged walls, floors and ceilings, and clear evidence of bedbug, cockroach and rat infestations, according to a report that was presented to city council. To boot – the bottom floor of the hotel, a vacant commercial storefront, was essentially a gigantic rat infestation that would have made Crispin Glover’s skin crawl. Council also heard allegations that Wolsey, a former pharmacist, was still involved in the distribution of methadone and that he evicted people from his properties if they failed to obtain their methadone from him. Lastly – council also heard from tenants that he would regularly intimidate them, made substantial efforts to prevent them from speaking to city inspectors about anything and everything, and paid residents well below minimum wage and under the table for simple jobs like renovations and cleaning up rooms after residents moved out or died. You know…the simple jobs.

The Residential Tenancy Branch ruled that Woolsey owed $18,163.75 to 10 different tenants for infestations and health and safety risks. What did Woolsey do? He gave a proverbial middle finger to everyone, refused to pay the amount, skipped a bunch of court dates and requirements to show up, and returned to the Death Star. Since Woolsey technically sold the buildings in 2012 (while facing an injunction from the city and foreclosure from his bank), he figured it wasn’t his problem anymore.

Pivot Legal Society announced last week that it had secured 10 arrest warrants as part of a three-year battle to get Wolsey to pay the money he was ordered to, proceeded to make a whack load of old style Western “wanted” posters, and put them up all over the city. Apparently, that was enough to get him to come down from Mount Doom and resurface, which he did a few days ago. Pivot prepped a backgrounder on the whole situation which you can find here. It’s fascinating – really.

It’s guys like this who give good landlords a bad name. What do you think?

Hamptons Landlord Pens Letter Of The Year To Lousy Renters

Caught this hilarious piece on Jezebel today. Long story short: a landlord in the Hamptons rented a residence out to some young professionals for the summer – for $40,000. Sounds like a lot, but it’s chump change for the Hamptons. Seriously.

The summer ended. The landlord came back to the residence, and proceeded to have a heart attack over the condition of the property. Her outlet of choice to articulate her displeasure? The world’s best point form letter.

With damage including a variety of “bodily secretions” that included blood and soiled linens, broken locks, and damage to wood mouldings and drywall, the landlord clearly had reason to be more than a bit miffed. As much as this piece was written to be a bit tongue in cheek, part of me kind of agrees with the author’s suggestion on “what would you expect here?”. If 10 guys with Lacoste golf shirts and popped collars rent out a house for a summer, this kind of thing might be a given – even if they work for JP Morgan Chase.

The landlord clearly has never seen Weird Science, 21 Jump Street, or Superbad. If you do a quick hashtag search for parties in the Hamptons on Instagram – things like #hamptonsparty and #hamptonspartyface come up.

Either way. Good for a chuckle.

The End Of A Basement Apartment Renovation

Well….it’s done. 3 months, $33,000 later, and about 700 views on this video – the basement apartment from hell has been transformed. Check out the gallery of before – midway – and after images I’ve included here. You can also reference the previous posts here, here, and here about the whole process.

The budget doubled – namely because of some essential items that needed attention. Things like surprises that were found behind drywall (critical masonry and waterproofing that was needed), a required visit from a structural engineer, and a complete rewiring (including the removal of a fair amount of knob and tube electrical). In an effort to create an accurate characterization of this project, these things increased the budget on what was more in line of a common spruce up, and don’t reflect the requirement of any other unit except mine.

The place was a complete mess before – so I’m viewing this as a key investment bringing a unit up to operational cruise control for a while. Considering I was getting $450 a month for an apartment that was technically suppressing the value of the house considerably (something the appraiser told me prior to buying the building), and which was renting for below market average for the area, the fact that this renovation cost more than I was anticipating doesn’t really bother me.

Given the initial state of disarray, viewing the renovation as a strategic investment is a wise approach, especially when considering the long-term benefits it can bring. Opting for high-end interior design services during the renovation, provided by experts like www.9onmain.com interior design, can add significant value to your property. By investing in top-notch design solutions, you not only elevate the aesthetics of your unit but also enhance its functionality and appeal. The expertise of professionals from 9 on Main interior design can transform your space into a luxurious and inviting environment, maximizing its potential and making it a desirable option for potential tenants or buyers. In the realm of real estate, such investments not only justify the renovation costs but also ensure that your property stands out in the market, ultimately leading to higher returns and increased property value over time. Here’s a quick recap of what was done.

A complete down to the studs renovation. The removal of all drywall, insulation, and carpeting.
The reconstruction and masonry work on interior stone walls (former outside foundation walls prior to an addition in 1981).
The addition of an I-beam support for the ceiling.
Masonry work on outside entrance.
Interior stone wall masonry repair and parging
The replacement of water pipes running through the unit to the boiler, which increased the amount of natural light into the unit (they ran across windows).
The reconstruction of a full kitchen and bathroom.
The complete re-wiring of the entire unit – including the removal of knob and tube electrical and the addition of 18 insulated 20 year L.E.D. pot lights. Estimated energy savings vs. prior to the renovation on electrical consumption with these along is about 10%.
The removal of old baseboard heaters and the addition of highly efficient Dimplex electrical convection heaters with wall mounted thermostats. An estimated energy savings of about 20% vs. prior to renovation.
New appliances
Custom kitchen cabinetry and counter top courtesy of the good folks at Ottawa Cabinet Co. This ended up being 10% cheaper than buying pre-assembled cabinetry and a counter from Home Depot AND they were able to fabricate exactly to a measured space.
140 square feet of solid tile courtesy of the folks at Vesta Marble and Granite. The tile was used for a half wall set up in the bathroom, floors, a shower stall, and the kitchen.
Full re-plumbing, including the pin back of major drain pipes in the bathroom that impeded access to the shower and which the previous owner questionably built around.
New toilet, basin, kitchen sinks, taps, faucets, etc are installed with the help of this plumber
Creation of badly needed closet space
Painting
New carpet and appropriate under pad for a cement floor.

For the plumbing, we had to hire plumbers since everything had to be redone, and understanding the purpose of a sump pump was crucial in ensuring that all aspects of the home’s water management system were properly addressed. A sump pump helps prevent water damage by redirecting excess water away from the home’s foundation, which is essential for maintaining a dry and secure living environment. And to make the space a comfortable space to hang around in, installing an HVAC system is highly recommended. Additionally, considering the climate, engaging an ontario ac repair service would ensure the system functions optimally, providing consistent comfort year-round. Furthermore, an annual furnace repair service must be scheduled to keep your hvac system efficient. If you’re looking for ac repair honolulu services, you may contact local hvac companies. Visit sites like https://rapidrepairs247.com/ for additional guidance.

I was getting $450 a month. I’m aiming for $749 a month now, and just put up the listing. Couple of interesting things post renovation. The unit was originally a badly laid out 1 bedroom apartment. After doing all the work, and actually adding about 15 square feet to the place, I decided it was a better bachelor/studio unit, and I’m going to market it as such. Technically – the definition of a 1 bedroom apartment includes a separate and distinct living and bedroom area. In most cases, it also includes a door separating the bedroom. I feel a lot better about having a good sized and nicely put together bachelor unit than I did about a badly laid out and dingy 1 bedroom basement.

Looking at this as a long term exercise – and taking into account the increase in rent this will yield versus what I was getting before – without putting this down on paper – it will take me about 9 years to recoup the investment I made. This doesn’t take into account rent increases over that time or tenant turnover and a new set rent price. It also doesn’t take into account the value that’s been added to building (according to the appraiser I spoke with, it’s around $45,000). Lastly – it doesn’t take into account the reduction in operating attention I need to apply to the unit. All this to say, I’ve decided not to blow a gasket about how much this cost. From an operating perspective – I have a basement apartment that’s easier to market and rent now, and I’ll be earning an extra $3600 a year.

There’s a lesson I learned from this whole process. It’s essential to look at this as a long term thing. If you’re doing this – you might be inclined to finish it as quickly as possible, panic about budget, and neglect paying attention to details. You might also be inclined to jack up the rent unreasonably (especially after having not earned any money from the unit while you were doing the work) without doing some research on the rental market and taking into account the vacancy rate. Ottawa, a historically stable rental market and one of the best cities to be a landlord in – has experienced a significant increase in the vacancy rate. There’s way more selection. There’s also been a noticeable increase in landlords publishing astronomical and unrealistic rents post renovation to units. I don’t agree with this philosophy. Charging $1200 a month for a basement bachelor unit isn’t reasonable – even if you’ve spent $50,000 on fixing it up. You’ll just end up reducing the rent and getting desperate as you sit on a newly fixed up place in your search for a tenant – especially if it falls outside of the best times to rent an apartment. If I were to summarize the whole experience up – I’d give this advice…

Plan everything out before you start. Invest in drawings if you think it’s necessary. Have a clear understanding of what you want to do, what’s reasonable to do, and work towards a concise and air tight plan of action while simultaneously ensuring any essential and glaring things are accounted for and addressed to make it an appropriate environment for a tenant.
Hire good contractors just like these Trusted Vancouver plumbing professionals and make sure the work is done properly and to code. Don’t skimp. It will only end up costing you more money.
Assume there will be a 15% increase in your estimated budget. This helps with setting expectations and not panicking.
Consider items that add long term value to the building and incorporate them into the project if it’s reasonable and makes sense.
Mentally prepare yourself for surprises and avoid a panic. This includes a clear understanding that you’ll be working in a monetary negative – i.e. you won’t be earning money from the unit while also spending money on it.
Don’t overkill it. Know your space. Adding marble floors and stainless steel appliances might look nice, but it’s a rental. Those kinds of things might make sense if you’re renting out a premium spot with a premium rent. For most of us though – this isn’t the case.
Set a date and understand there are optimum times through the course of a year to rent a unit. Doing a major renovation and having it wrap up smack in the middle of January isn’t doing you any favours. There are considerably fewer people looking to rent an apartment in the middle of the winter. Plan the job at a time when it will end at least 30 days out from the best time to find a tenant.

***Last little update. Today – August 31st, 2013 – the day I published this post, I had 7 showings and ended up renting the unit to a new tenant at about 4:30 in the afternoon.

Have you renovated a unit from top to bottom? Worked on a basement apartment? Share you stories with us. How did it go for you?

Yee Haw! Eviction Law In Texas Become Uniform For All Counties.

Some good news from the Lone Star state. Effective August 31st, 2013, all 254 counties in the state of Texas will be required to abide by the same rules with respect to residential evictions. Previously, the process remained open to interpretation by local small claims courts and was a bit of an dentist waiting room dance. Why is this important? Well…it forces landlords to become more organized and it enables lone star state landlords to move more quickly in dealing with delinquent tenants. In many of the smaller counties, where precinct judges do not work full time, securing a court date in less than a month can be difficult. The new law forces the courts to set a date within a 10- to 21-day window.

“Timelines are so important and these rules were written out to help landlords deal with these tenants who are not paying rent,” said Bell County Precinct 4 Justice of the Peace Bill Cooke, who is a full-time judge. “These changes are not only going to give opportunity for more rights for the landlords but repair and remedy for tenants as well”.

Landlords previously took a tenant to court for an eviction hearing if rent wasn’t paid. The new laws will force landowners to take all of the tenants on a lease to court in order to evict them from the property.

Are you a landlord in Texas? What do you think of this legislative change? Share your thoughts with us!

It’s Time To Give Secondary Suite Landlords A Break

Landlords aren’t just people who own multi families and apartment buildings. Secondary suite landlords are numerous in Canada and the United States, and it’s on the rise.

I’m going to give a bit of definition to what constitutes a secondary suite, courtesy of our good friends at the CMHC.

The term “secondary suite” is generally used to describe a self-contained dwelling unit with its own kitchen and bathroom, which is separate from the principal dwelling in a house. It can be located either within the principal dwelling or in an accessory building on the same lot as the principal dwelling. These units are also known as “accessory apartments” and “in-law suites.

Here’s an interesting metropolitan Canadian fact. Conservatively, more than 1 quarter of British Columbia residents rent out a secondary suite to help with the mortgage. That’s a lot of people. 52% of Vancouver’s residents are renters. That’s also a lot of people. I think it’d be safe to assume these numbers are so high, because buying real estate out west is incredibly expensive. That’s a bit of an understatement.

Secondary suites are great. They provide a variety of benefits to neighbourhoods and communities. They’re also a significant source of affordable housing in serviced areas, and make better use of the existing infrastructure. They don’t change the character of neighbourhoods much and they diversify the housing types available. They also increase the number of residents living in an area, which in turn makes neighbourhood transit more viable and enhances commercial activity. Finally, they provide owners with income and increase property tax revenues for municipalities. That’s a whole bunch of double rainbows right there.

Secondary suites aren’t just popular in Vancouver and greater B.C. They’re big in Calgary too. The city has a 1.3% vacancy rate. That’s great news for landlords, but that’s pretty tight for people looking for a place to call home. To boot – mortgage rules changed in July of last year, making it a little more difficult to buy a home. As a result, Calgary is in the process of embracing secondary suites, much like the rest of western Canada, and is attempting to lax rules with respect to them as recently as before the beginning of 2013. Mayor Naheed Nenshi has been advocating easing restrictions on secondary suites for a while. One problem. Calgary’s city council doesn’t get it. Calgary’s already tight rental market is speculated to only get tighter after the flood that swept through the city. This is slated to be a key issue in the upcoming Calgary municipal election.

Secondary suites require a few things to conform legally. It’d be a lie to say that they’re all legal. They’re not. The point I’m trying to make is that the municipal laws that determine whether a suite is legal or not should be relaxed. Mayor Nenshi and several councillors have taken the position that existing suites across the city should be grandfathered in to be legally zoned suites, provided they comply with proper building and fire codes. Compliance with common sense rules like this is a given, of course.

The opposition on council have taken a not-in-my-backyard stance. They prefer the practice of having illegal suites reported by neighbours, and inspectors/by-law enforcement officers dispatched to investigate, and possibly enforce compliance with zoning and building/fire codes. Those in this camp appear to prefer want the to city focus additional resources to the inspection and enforcement of illegal suites in order to ensure the safety of Calgarians. That sounds like a relatively logical position, but in Calgary, legal secondary suites are tough to create because the province’s building code treats suites as duplexes or semi-detached dwellings with mandated separate heating and water tanks, restrictive square footage counts, among other difficult to meet regulations. To put this into perspective, according to a piece in the Calgary Herald in May of 2009, the city had shut down 2,104 “illegal” secondary suites because of bylaw non-compliance — not safety codes of any sort — since 2004. That amounts to the closure of 1 non compliant secondary suite a day. Seems a bit empirical to me.

What do you think? Are you a secondary suite landlord? Do you live in Calgary? Vancouver? Any other city that’s transitioning on the issue? Share your thoughts with us!