Thank you, Chair. Thank you, Peter and Louise.
Mr. Pomeroy, I really appreciate the research you've done to help us identify where the housing crisis is coming from. Of course, part of it is the loss of affordable housing across the country. Your most recent research shows that my community is losing the most units for every new affordable unit getting built. For every one new affordable unit getting built, we're losing in Kitchener-Waterloo at least 39 units. In your research, you talk about “plugging the holes in the bottom of the bucket”. I assume you're referring to the erosion of those affordable units. You've also talked about provincial rent controls as one part of that.
Can you talk about what more is needed? Some have talked about, for example, removing the tax incentives that real estate investment trusts have access to. Can you speak about what needs to be done federally to plug the holes in this bucket?