{ "schemaVersion": 1, "kind": "city-market-research-evidence", "publication": { "id": "city-bc-9739eae6-abe6-4261-bdbe-df4f8b8f448e-7bdcb1b3a555", "batch": "edition-2026-09-07", "publicPath": "/markets/bc/pemberton-housing-development-pipeline", "sourceArticleSha256": "7bdcb1b3a5554575f83dac2b0f1be92c6cde4235353c8070f05c841135280101", "publishedAtUtc": "2026-09-08T01:38:04.954934Z", "editorialLanguageCheck": "passed", "supersedesEvidence": { "id": "pemberton-register-2026-09-03", "sha256": "ca0b16e3f2c3cf32a83e11dd351ffa4534a90b63db7e9574113eaf0361c5313f" }, "replacementGate": { "decisionSha256": "505b634f2c94d7f5bddaba672c8dbd6c3d9805e0b96a830a42fe21fc5374a08b", "postedContentSha256": "02b71fd89b35fa4f6c56717ab9447d5cbb7437049b7cbf1becb891182ca6dd03", "candidateArticleSha256": "7bdcb1b3a5554575f83dac2b0f1be92c6cde4235353c8070f05c841135280101", "substantiveChange": true, "reviewer": "Aurynge editorial comparison review", "reviewedAtUtc": "2026-09-08T02:04:10.418128Z", "rationale": "A retained WHA schedule adds a conflicting 2028 timing signal to the published late-2027 assumption. The candidate discloses the conflict and lowers confidence in when Mount Fee housing could affect Pemberton rental choices.", "changes": [ { "type": "source-conflict-and-forecast-correction", "description": "The article adds the conflicting WHA schedule, documents what the sources do not resolve, and revises the affected forecast assumption.", "sourceKeys": [ "mountfee", "waittimes" ], "claimIds": [ "timing-conflict", "s5p1" ] } ] } }, "cityId": "9739eae6-abe6-4261-bdbe-df4f8b8f448e", "city": "Pemberton", "province": "BC", "asOfUtc": "2026-09-07T16:00:00.1724277+00:00", "thesis": "Four mixed Pemberton application entries advanced while The Aspect remained authorized. Identified Whistler rental delivery provides a more concrete regional supply pathway than inferring Pemberton rental awards from a national programme.", "sources": [ { "key": "local", "url": "https://whistlerrealestate.ca/real-estate-market-report-q2-2026/", "publisher": "Whistler Real Estate Company Q2 report", "publicationDate": "2026-07-16", "observationPeriod": "Published July 16, 2026. Correction: the accompanying chart labels the Pemberton comparison as average listing inventory. Averaging method, precise geography and complete market coverage are not established. These figures are not quarterly new listings, sales or a verified month-end snapshot. Inconsistent sales comparisons are excluded.", "dateNote": "Published July 16, 2026. Correction: the accompanying chart labels the Pemberton comparison as average listing inventory. Averaging method, precise geography and complete market coverage are not established. These figures are not quarterly new listings, sales or a verified month-end snapshot. Inconsistent sales comparisons are excluded.", "checkedAtUtc": "2026-09-06T23:09:53.547368Z", "recordIds": [ "cf77b28a-a5f1-427d-9c2d-de7e475b4ebe" ], "scopes": [ "local", "regional" ] }, { "key": "localchart", "url": "https://sfo3.digitaloceanspaces.com/assets.whistlerrealestate.ca/backup/wp-content/uploads/2026/07/16150953/Market-Report-option-1-2.png", "publisher": "Whistler Real Estate Company: Pemberton Q2 comparison chart", "publicationDate": "2026-07-16", "observationPeriod": "Chart embedded in the July 16, 2026 report, visually checked September 6. The inventory row is labelled average listing inventory; its footnote cites WLS. The chart does not define averaging frequency or geographic and listing coverage.", "dateNote": "Chart embedded in the July 16, 2026 report, visually checked September 6. The inventory row is labelled average listing inventory; its footnote cites WLS. The chart does not define averaging frequency or geographic and listing coverage.", "checkedAtUtc": "2026-09-06T23:09:53.547368Z", "recordIds": [], "scopes": [ "local" ] }, { "key": "population", "url": "https://www150.statcan.gc.ca/n1/daily-quotidien/260617/dq260617a-eng.htm", "publisher": "Statistics Canada Q1 population estimates", "publicationDate": "2026-06-17", "observationPeriod": "Released June 17, 2026. Preliminary estimates for January 1 to April 1, subject to the September revision. National and provincial geography.", "dateNote": "Released June 17, 2026. Preliminary estimates for January 1 to April 1, subject to the September revision. National and provincial geography.", "checkedAtUtc": "2026-09-06T23:09:53.547368Z", "recordIds": [], "scopes": [ "national", "provincial" ] }, { "key": "sitka", "url": "https://whistlerhousing.ca/blogs/news/sitka-cedar-welcomes-its-first-tenants-home", "publisher": "WHA: Sitka & Cedar move-ins", "publicationDate": "2026-07-27", "observationPeriod": "Published July 27, 2026. First tenants arrived July 20; staged move-ins followed. The 104 figure is total project capacity. The release does not establish total occupancy, tenant origins or current vacancies.", "dateNote": "Published July 27, 2026. First tenants arrived July 20; staged move-ins followed. The 104 figure is total project capacity. The release does not establish total occupancy, tenant origins or current vacancies.", "checkedAtUtc": "2026-09-07T17:15:37.575126+00:00", "recordIds": [], "scopes": [ "regional" ] }, { "key": "mountfee", "url": "https://whistlerhousing.ca/blogs/news/bc-housing-announces-funding-for-1600-mount-fee-road", "publisher": "WHA: Mount Fee Road funding", "publicationDate": "2025-10-23", "observationPeriod": "Published October 23, 2025. Late 2027 is the announced completion estimate, not an observed completion.", "dateNote": "Published October 23, 2025. Late 2027 is the announced completion estimate, not an observed completion.", "checkedAtUtc": "2026-09-07T17:15:37.575126+00:00", "recordIds": [], "scopes": [ "regional", "provincial" ] }, { "key": "rental", "url": "https://whistlerhousing.ca/pages/rental-program-overview", "publisher": "WHA rental programme", "publicationDate": null, "observationPeriod": "Programme conditions checked September 6, 2026. Eligibility, allocation and building-specific rent limits apply.", "dateNote": "Programme conditions checked September 6, 2026. Eligibility, allocation and building-specific rent limits apply.", "checkedAtUtc": "2026-09-06T23:09:53.547368Z", "recordIds": [], "scopes": [ "regional" ] }, { "key": "applications", "url": "https://www.pemberton.ca/building-development/planning-development/current-development-applications", "publisher": "Village of Pemberton development applications", "publicationDate": null, "observationPeriod": "Aurynge archive captures: August 31 and September 3, 2026. All 15 current identifiers and statuses independently matched the direct municipal page on September 6. The page has no confirmed decision dates for these changes.", "dateNote": "Aurynge archive captures: August 31 and September 3, 2026. All 15 current identifiers and statuses independently matched the direct municipal page on September 6. The page has no confirmed decision dates for these changes.", "checkedAtUtc": "2026-09-07T17:15:37.575126+00:00", "recordIds": [ "9e86ae36-70c9-4acd-b524-786864f6feb0", "6306bdf1-10e6-47a8-98fa-6d634c0f3a31" ], "scopes": [ "local" ] }, { "key": "strategy", "url": "https://www.pemberton.ca/government/about-the-village-of-pemberton/news/post/press-release-new-housing-strategy-adopted-by-village-of-pemberton-council", "publisher": "Pemberton Housing Strategy adoption", "publicationDate": "2024-11-06", "observationPeriod": "Published November 6, 2024. Describes strategy adoption and the earlier Housing Accelerator Fund agreement; not a delivery report.", "dateNote": "Published November 6, 2024. Describes strategy adoption and the earlier Housing Accelerator Fund agreement; not a delivery report.", "checkedAtUtc": "2026-09-06T23:09:53.547368Z", "recordIds": [], "scopes": [ "local", "national" ] }, { "key": "rates", "url": "https://www.bankofcanada.ca/2026/09/fad-press-release-2026-09-02/", "publisher": "Bank of Canada: September decision", "publicationDate": "2026-09-02", "observationPeriod": "September 2, 2026. Policy rate, bond yields and risk assessment.", "dateNote": "September 2, 2026. Policy rate, bond yields and risk assessment.", "checkedAtUtc": "2026-09-06T23:09:53.547368Z", "recordIds": [], "scopes": [ "national" ] }, { "key": "confidence", "url": "https://www.bcrea.bc.ca/economics/the-phantom-recovery-vibes-supply-shocks-and-the-bc-housing-market/", "publisher": "BCREA: confidence and the housing recovery", "publicationDate": "2026-07-06", "observationPeriod": "July 6, 2026. Provincial analysis, checked September 6; not a measured Pemberton sentiment survey.", "dateNote": "July 6, 2026. Provincial analysis, checked September 6; not a measured Pemberton sentiment survey.", "checkedAtUtc": "2026-09-06T23:09:53.547368Z", "recordIds": [ "f6e467b3-c2d4-4ee5-962c-b07caa275692" ], "scopes": [ "provincial" ] }, { "key": "aclp", "url": "https://www.cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/funding-programs/all-funding-programs/apartment-construction-loan-program", "publisher": "CMHC Apartment Construction Loan Program", "publicationDate": null, "observationPeriod": "Programme terms checked September 6, 2026. Eligibility and approval required; no Pemberton project award inferred.", "dateNote": "Programme terms checked September 6, 2026. Eligibility and approval required; no Pemberton project award inferred.", "checkedAtUtc": "2026-09-06T23:09:53.547368Z", "recordIds": [ "a0b1adc3-dd40-4ede-83d0-f8faac40b2ed" ], "scopes": [ "national" ] }, { "key": "waittimes", "url": "https://whistlerhousing.ca/pages/rental-wait-times", "publisher": "Whistler Housing Authority", "publicationDate": null, "observationPeriod": "2025 turnover data and future construction-year schedule; page publication date unspecified.", "dateNote": "September 3 retained capture and September 7 direct source check. Lists 125 new homes under 2028, conflicting with the October 2025 late-2027 completion estimate. Turnover-based wait times refer to 2025.", "checkedAtUtc": "2026-09-07T17:26:27.640905+00:00", "recordIds": [ "92b30f96-8a54-4307-82d8-cd15f2563cbf" ], "scopes": [ "regional", "local" ] } ], "claims": [ { "id": "s0p0", "kind": "calculation", "section": 0, "paragraph": 0, "sources": [ "applications" ], "explanation": "The August 31 and September 3 captures contain 14 and 15 application entries respectively. Four continuing entries moved from processing to authorization: the Urdal Road design variance, the Tisdale rezoning, Parkside subdivision and the Aster Street variance. Those are four changes among the same 14 entries, or 28.6%. This measures application progress, including infrastructure and land-use matters; it is not a count of new homes.", "calculation": { "formula": "100 * 4 / 14", "inputs": [ 4, 14 ], "result": 28.571428571428573 } }, { "id": "s0p1", "kind": "observation", "section": 0, "paragraph": 1, "sources": [ "applications" ], "explanation": "A fifth application, DP96 at 1440 Portage Road, moved from initial review into processing. DP97, a mixed-use proposal on Pemberton Farm Road East, appeared in the newer capture. The Aspect, the 58-apartment project on Portage Road, was already authorized in the earlier record. Its appearance in the current list is therefore not a new approval." }, { "id": "s0p2", "kind": "interpretation", "section": 0, "paragraph": 2, "sources": [], "explanation": "The latest version of the page alone would not reveal these changes. All 15 current identifiers and statuses also matched a direct check of the municipal website on September 6. The capture dates show when the changes became visible in the archive. They do not establish the dates of the decisions, and a batch update could account for several changes appearing together. The input records and calculations are available below." }, { "id": "s1p0", "kind": "interpretation", "section": 1, "paragraph": 0, "sources": [ "strategy", "applications" ], "explanation": "Pemberton adopted its Housing Strategy in November 2024 under a Housing Accelerator Fund agreement worth up to $2.7 million. Its stated aim was to enable permits for almost 100 additional homes above the expected baseline. The four newly authorized entries include two variances, a rezoning and a subdivision. Without the associated housing counts and permit records, they cannot establish how much progress Pemberton has made toward those additional homes. Nor does the timing establish that the grant caused the changes." }, { "id": "s2p0", "kind": "observation", "section": 2, "paragraph": 0, "sources": [ "rates", "confidence" ], "explanation": "The Bank of Canada held its policy rate at 2.25% on September 2, but also reported higher long-term bond yields and renewed inflation risks from energy and trade. A steady policy rate does not guarantee cheaper project finance. BCREA had already identified household insecurity as an obstacle to the provincial sales recovery in its July research." }, { "id": "s2p1", "kind": "interpretation", "section": 2, "paragraph": 1, "sources": [ "aclp", "applications" ], "explanation": "CMHC's construction loan programme can cover up to the full residential component cost of an eligible rental project. None of the reviewed Pemberton records establishes an award under that programme. Its national availability is therefore background context, not evidence that the newly advanced files will produce rentals before homes for sale." }, { "id": "s2p2", "kind": "interpretation", "section": 2, "paragraph": 2, "sources": [ "mountfee", "applications", "rental" ], "explanation": "The firmer regional evidence is at Mount Fee Road in Whistler: 125 announced employee rentals have identified provincial financing and a late-2027 completion target. Pemberton's newly advanced files do not provide an equivalent funding and delivery link. For a Pemberton household eligible for Whistler employee housing, the neighbouring project is a more specific future option than a prediction that federal lending will accelerate an unidentified local rental project." }, { "id": "s3p0", "kind": "observation", "section": 3, "paragraph": 0, "sources": [ "local", "localchart" ], "explanation": "Whistler Real Estate Company's Q2 2026 Pemberton report gives inventory figures of 42 chalet and acreage properties, 11 townhouses and four condos, compared with 34, three and eight in 2025. Its accompanying chart labels the comparison as average listing inventory and cites WLS data. These are figures for homes listed for sale in that dataset, not sales or all properties newly listed during the quarter. The report does not define the averaging method or exact coverage, so four cannot be treated as a verified count of every condo available across Pemberton." }, { "id": "s3p1", "kind": "interpretation", "section": 3, "paragraph": 1, "sources": [ "applications", "local" ], "explanation": "For The Aspect, the unanswered questions are tenure and delivery. Its 58 apartments could add ownership supply if offered for sale, but the register gives no selling prices or occupancy date. The brokerage figures are too poorly defined to quantify how much that project would change market-wide condo supply." }, { "id": "s4p0", "kind": "observation", "section": 4, "paragraph": 0, "sources": [ "sitka", "mountfee" ], "explanation": "Pemberton also faces a supply change it does not control. The first tenants arrived at Whistler's 104-home Sitka & Cedar project in July, with move-ins scheduled in stages. A further 125 homes at Mount Fee Road have announced provincial financing and a late-2027 completion target. Eligible households may gain another option near their workplaces even if Pemberton builds slowly. Neither project's capacity measures how many Pemberton households will move." }, { "id": "s4p1", "kind": "interpretation", "section": 4, "paragraph": 1, "sources": [ "rental", "sitka", "mountfee" ], "explanation": "That creates a possible source of competition for Pemberton rentals specifically among households eligible for WHA housing. The test is whether successful Whistler applicants leave Pemberton tenancies, and whether those homes return to the rental market. Applicants arriving from elsewhere would not produce that release of local supply. Tenant-origin data is missing, so the potential effect cannot yet be counted as vacancies or a measured fall in Pemberton rental demand." }, { "id": "s4p2", "kind": "observation", "section": 4, "paragraph": 2, "sources": [ "population" ], "explanation": "National demographic headlines add another uncertainty. Statistics Canada reported a preliminary 0.2% decline in BC population in the first quarter, with revisions still to come. That is a reason to question automatic demand-growth assumptions, not to assign the provincial rate to Pemberton. A small community can gain households through regional moves while the provincial total falls." }, { "id": "s5p0", "kind": "forecast", "section": 5, "paragraph": 0, "sources": [], "explanation": "The testable near-term forecast is that at least one of the ten applications currently in processing will appear as authorized in the first complete register capture on or after December 31, 2026, allowing 30 days for that capture. This is a low-confidence editorial forecast based on the observed progression and remaining pipeline. It is not a statistical probability. The frozen cohort, deadline and scoring rule are in the accompanying research data." }, { "id": "s5p1", "kind": "forecast", "section": 5, "paragraph": 1, "sources": [ "mountfee", "sitka", "applications", "rental", "waittimes" ], "explanation": "Preserves and reassesses the original late2027 forecast rather than moving its deadline to2028. Conflicting earlier available schedule is disclosed." }, { "id": "s5p2", "kind": "forecast", "section": 5, "paragraph": 2, "sources": [ "applications", "rental" ], "explanation": "A financed Pemberton ownership project with a confirmed sales and construction schedule would challenge that sequence. WHA tenant-origin records showing few or no Pemberton households would weaken the cross-market case. The separate planning forecast will still be scored against its frozen application cohort; it has no observed outcome yet. Success on that test would not validate a prediction about housing delivery or prices." }, { "id": "timing-conflict", "kind": "interpretation", "section": 2, "paragraph": 3, "sources": [ "waittimes", "mountfee" ], "explanation": "The retained September3 wait-times record predates the original article and lists2028; the earlier review missed this contradictory schedule. No confirmed delay or equivalence of completion and occupancy dates is asserted." } ], "forecasts": [ { "claimId": "s5p0", "horizon": "Register: first capture from December 31, 2026 within 30 days. Market scenario: through late 2027.", "assumptions": [ "Comparable register definitions; observed progression is substantive; timely Whistler rental delivery; eligible Pemberton households receive allocations." ], "upside": "Documented Pemberton ownership financing, sales and construction could bring ownership choices forward and challenge the proposed sequence.", "downside": "Stalled applications challenge the register forecast; delayed WHA delivery or few Pemberton allocations weakens the regional housing outlook.", "changeSignals": [ "The fixed register cohort gains an authorization or fails to do so.", "Local finance, tenure and construction milestones; Whistler allocations and tenant origin." ], "confidence": "low", "confidenceReason": "One register revision and no calibrated relationship between these application transitions and later housing outcomes." }, { "claimId": "s5p1", "horizon": "Register: first capture from December 31, 2026 within 30 days. Market scenario: through late 2027.", "assumptions": [ "Comparable register definitions; observed progression is substantive; timely Whistler rental delivery; eligible Pemberton households receive allocations." ], "upside": "Documented Pemberton ownership financing, sales and construction could bring ownership choices forward and challenge the proposed sequence.", "downside": "Stalled applications challenge the register forecast; delayed WHA delivery or few Pemberton allocations weakens the regional housing outlook.", "changeSignals": [ "The fixed register cohort gains an authorization or fails to do so.", "Local finance, tenure and construction milestones; Whistler allocations and tenant origin." ], "confidence": "low", "confidenceReason": "One register revision and no calibrated relationship between these application transitions and later housing outcomes." }, { "claimId": "s5p2", "horizon": "Register: first capture from December 31, 2026 within 30 days. Market scenario: through late 2027.", "assumptions": [ "Comparable register definitions; observed progression is substantive; timely Whistler rental delivery; eligible Pemberton households receive allocations." ], "upside": "Documented Pemberton ownership financing, sales and construction could bring ownership choices forward and challenge the proposed sequence.", "downside": "Stalled applications challenge the register forecast; delayed WHA delivery or few Pemberton allocations weakens the regional housing outlook.", "changeSignals": [ "The fixed register cohort gains an authorization or fails to do so.", "Local finance, tenure and construction milestones; Whistler allocations and tenant origin." ], "confidence": "low", "confidenceReason": "One register revision and no calibrated relationship between these application transitions and later housing outcomes." } ], "datasetFindings": [ { "reportFile": "analysis.json", "reportSha256": "1b254260601e5471c882611dbd04d4e41069039327928b7c02171c806186b9c4", "claimIds": [ "s0p0", "s0p1" ], "archiveContribution": "Four prior processing entries became authorized; DP96 advanced and DP97 appeared. The Aspect was already authorized. A latest-only page cannot establish those changes." } ], "causalChains": [ { "claimId": "s2p2", "sources": [ "applications", "mountfee", "sitka", "rental" ], "mechanism": "Provincially financed Whistler employee homes with an announced delivery schedule can expand choices for eligible Pemberton households who receive allocations. No equivalent funding and delivery link is established for the four local application changes.", "localExposure": "Eligible Pemberton households receiving Whistler allocations; tenant origin remains unmeasured, so no local vacancy effect is asserted.", "timeHorizon": "Next six to eighteen months, extending to announced late-2027 delivery.", "counterEvidence": "Earlier documented Pemberton ownership delivery, few or no Pemberton recipients, delayed WHA rentals, or administrative-only register corrections.", "forecastImplication": "Identified regional rental allocations may expand options for eligible Pemberton households before these four mixed local files yield comparable documented ownership supply." } ], "review": { "factual": true, "editorial": true, "reviewer": "Codex root, unchanged-edition source, definition and prose review", "reviewedAtUtc": "2026-09-07T17:26:27.640905+00:00", "articleSha256": "7bdcb1b3a5554575f83dac2b0f1be92c6cde4235353c8070f05c841135280101" }, "insightReview": { "findings": [ { "claimIds": [ "s0p0", "s0p1", "s3p1" ], "ordinaryInterpretation": "An active application list indicates possible future housing, but does not reveal which entries have advanced.", "additionalFinding": "Four continuing application entries gained authorization, while The Aspect was already authorized. The register movement supplies no new milestone for that 58-apartment project.", "evidence": { "sourceKeys": [ "applications", "local" ], "recordIds": [ "9e86ae36-70c9-4acd-b524-786864f6feb0", "6306bdf1-10e6-47a8-98fa-6d634c0f3a31" ], "calculation": "4 / 14 * 100 = 28.5714 percent of continuing entries, not homes" }, "localConsequence": "A buyer cannot treat the measured application progression as evidence that the identified apartment supply has moved closer to market.", "missingLinks": [ "Decision dates versus capture dates", "The Aspect tenure, finance, construction and occupancy milestones", "Possible batch administrative update" ], "falsifier": "A source showing that The Aspect gained a relevant milestone during this interval would change the project conclusion; a mapping error would invalidate the counted transitions.", "classification": "Reproducible archive comparison with a limited local implication" }, { "claimIds": [ "s2p2", "s4p1", "s5p1" ], "ordinaryInterpretation": "Public rental finance can support eligible developments.", "additionalFinding": "Identified provincial finance and delivery timing relate to Whistler employee housing, while the reviewed Pemberton files do not establish equivalent funding or tenure. The supported cross-market question concerns eligible Pemberton households receiving WHA allocations.", "evidence": { "sourceKeys": [ "applications", "mountfee", "sitka", "rental" ] }, "localConsequence": "Regional allocations may expand options for a defined group of Pemberton renters before the four local file changes produce documented ownership supply.", "missingLinks": [ "Pemberton tenant origin among WHA allocations", "Homes vacated remaining in rental supply", "Comparable local ownership project schedule" ], "falsifier": "Few or no Pemberton recipients, delayed WHA delivery, or earlier documented Pemberton ownership delivery would undermine the forecast sequence.", "classification": "Conditional regional synthesis, not measured migration or a local financing advantage" } ], "removedOrDemoted": [ "Deleted the hypothesis that access to finance separates built and unbuilt projects: a general prerequisite, not a finding.", "Removed the inference that national CMHC loan availability makes Pemberton rental delivery more likely; no named local award was established.", "Replaced generic planning-versus-finance commentary with the mismatch between mixed application entries and the federal additional-homes target.", "Narrowed the housing forecast to the identified regional delivery sequence; retained the separate frozen register forecast without rewriting its registration.", "Corrected undefined Q2 inventory counts using the chart label and footnote. Removed the broad low-condo-supply implication from the lead and the proposed comparison with The Aspect." ], "remainingEvidenceGaps": [ "No established relationship between these register transitions and future housing statistics, construction or prices.", "WREC chart labels Q2 listing inventory as an average and cites WLS; averaging method, exact geography and full-market completeness are not established. No market-wide four-condo scarcity claim is retained." ], "articlePath": "Aurynge.UI.CloudPortal/Content/Research/pemberton-housing-development-pipeline.json", "articleSha256": "7bdcb1b3a5554575f83dac2b0f1be92c6cde4235353c8070f05c841135280101", "reviewer": "Codex root, unchanged-edition source, definition and prose review", "reviewedAtUtc": "2026-09-07T17:26:27.640905+00:00", "inventoryCorrection": { "sourceKeys": [ "local", "localchart" ], "verified": "Published prose reports 42 versus 34 chalet/acreage, 11 versus 3 townhouses and 4 versus 8 condos for Pemberton. The chart labels the inventory comparison as an average and cites WLS.", "unverified": "Averaging frequency, geographic boundaries and whether every listing in the market is represented.", "arithmeticCheck": { "chaletPercent": 23.529411764705888, "townhousePercent": 266.66666666666663, "condoPercent": -50.0 }, "chartComparison": "Rounded changes match chart: +24%, +267%, -50%. This checks consistency, not market coverage." }, "definitionAudit": "Docs/City-Research-Definition-Audit.json" }, "definitionReview": { "articleSha256": "7bdcb1b3a5554575f83dac2b0f1be92c6cde4235353c8070f05c841135280101", "reviewer": "Codex root, unchanged-edition source, definition and prose review", "reviewedAtUtc": "2026-09-07T17:26:27.640905+00:00", "checks": [ { "id": "sitka-capacity", "source": "https://whistlerhousing.ca/blogs/news/sitka-cedar-welcomes-its-first-tenants-home", "releaseDate": "2026-07-27", "observation": { "projectHomes": 104, "firstMoveIns": "2026-07-20", "arrivalSchedule": "Staged through July and August" }, "correction": "104 is capacity, not a count of completed move-ins. Corrected Whistler and Pemberton prose.", "limits": [ "Total occupied units at article cutoff", "Previous tenant addresses", "How many vacated homes remained available for rent" ] }, { "id": "whistler-adoption", "source": "https://pub-rmow.escribemeetings.com/FileStream.ashx?DocumentId=24860", "location": "October 21, 2025 minutes, page 5, item 10.1", "observation": "Motion to adopt Housing Agreement Bylaw (1600 Mount Fee Road) No. 2468, 2025 carried.", "visualCheck": "Council minutes inspected in browser. October 21 agenda item 10.1 attachment link verified as DocumentId=24692.", "correction": "Adoption is an observed 2025 event, not a remaining forecast condition.", "limits": [ "Minutes do not establish later amendments, land-title registration, executed leases or actual tenant rents" ] }, { "id": "pemberton-haf", "source": "https://www.pemberton.ca/government/about-the-village-of-pemberton/news/post/press-release-new-housing-strategy-adopted-by-village-of-pemberton-council", "releaseDate": "2024-11-06", "observation": "Agreement up to 2.7 million dollars to support an action plan permitting nearly 100 units above the growth baseline.", "result": "Existing article correctly distinguishes additional-unit objective from application-file changes and completed homes." }, { "id": "pemberton-listings", "basis": "Retained preceding source/chart review in City-Research-Insight-Review.json, inventoryCorrection", "observation": "WREC Q2 average inventory cited to WLS: chalet/acreage 42 vs 34; townhouses 11 vs 3; condos 4 vs 8.", "result": "Average-inventory interpretation retained; no new visual inspection claimed in this continuation.", "limits": [ "Averaging method", "Exact geography", "Completeness of market coverage" ] }, { "id": "mountfee-schedule-conflict", "sources": [ "mountfee", "waittimes" ], "finding": "Late2027 completion estimate conflicts with2028 new-construction table; milestone equivalence and actual opening are not established." } ] }, "proseReview": { "articleSha256": "7bdcb1b3a5554575f83dac2b0f1be92c6cde4235353c8070f05c841135280101", "reviewer": "Codex root, unchanged-edition source, definition and prose review", "reviewedAtUtc": "2026-09-07T17:26:27.640905+00:00", "notes": [ "Reread complete existing article. Retained the specific register finding, corrected average-inventory explanation and conditional regional forecast. No first-person voice or claims of human fieldwork.", "No substantive source change was observed in the direct municipal check at 17:14 UTC September 7. Preserved original September 6 publication, September 7 edition time and frozen forecast. Search-index copy still showed the older 14-entry register, whereas the direct live municipal HTML contained all 15 current entries and four authorizations.", "A subsequent source check exposed the2028 schedule already present in the September3 archive. Revised the timing discussion and original forecast assessment; no confirmed delay is invented." ] }, "editionReuse": { "originalPublishedAtUtc": "2026-09-06T18:00:00Z", "originalModifiedAtUtc": "2026-09-07T02:15:43.193001Z", "checkedAtUtc": "2026-09-07T17:15:37.575126+00:00", "reason": "Substantive timing qualification added after locating a previously missed retained source; original publication and forecast deadlines retained.", "checkedFiles": [ "checked-applications.html", "checked-applications.json" ], "forecastOutcome": "Original forecast is not yet due; its registered cohort and deadline are preserved.", "substantiveRevisionAtUtc": "2026-09-07T17:26:27.640905+00:00" }, "forecastReview": { "checkedAtUtc": "2026-09-07T17:26:27.640905+00:00", "status": "not-due-assumption-at-risk", "originalMarketHorizon": "late2027", "originalRegisterDeadline": "2026-12-31 with30-day capture allowance", "reason": "WHA schedule conflict weakens timely Mount Fee delivery premise; no outcome claimed." } }