IMPACTS DES
\nOP\u00c9RATIONS <\/p>\n
D\u2019EXTRACTION
\nD\u2019AGR\u00c9GATS<\/p>\n
SUR LES VALEURS DES PROPRI\u00c9T\u00c9S<\/p>\n
AGGREGATE
\nEXTRACTION
\nOPERATIONS<\/p>\n
PROPERTY VALUE IMPACTS OCCASIONED BY<\/p>\n
Vol 67 | Book 1 \/ Tome 1 | 2023<\/p>\n
P
\nM<\/p>\n
#
\n40<\/p>\n
00
\n82<\/p>\n
49
\n R<\/p>\n
et
\nur<\/p>\n
n
\nun<\/p>\n
de
\nli<\/p>\n
ve
\nra<\/p>\n
bl
\ne <\/p>\n
C
\nan<\/p>\n
ad
\nia<\/p>\n
n
\nIt<\/p>\n
em
\ns <\/p>\n
to
\n: A<\/p>\n
pp
\nra<\/p>\n
is
\nal<\/p>\n
In
\nst<\/p>\n
it
\nut<\/p>\n
e
\nof<\/p>\n
C
\nan<\/p>\n
ad
\na,<\/p>\n
4
\n03<\/p>\n
-2
\n00<\/p>\n
C
\nat<\/p>\n
he
\nri<\/p>\n
ne
\n S<\/p>\n
t.
\n, O<\/p>\n
tt
\naw<\/p>\n
a,
\n O<\/p>\n
N
\n K<\/p>\n
2P
\n 2<\/p>\n
K
\n9<\/p>\n
The Official Publication of the
\nAppraisal Institute of Canada \/
\nPublication officielle de l’Institut
\ncanadien des \u00e9valuateurs<\/p>\n
BUILDING AND REALIZING
\nTHE AIC OF TOMORROW
\nL’\u00e9laboration et
\nla r\u00e9alisation de l’avenir
\nde l’ICE<\/p>\n
COMPARATIVE ANALYSIS
\nOF PRICING PARAMETERS
\nAnalyse comparative
\ndes param\u00e8tres de
\nfixation des prix<\/p>\n
PROPERTY VALUE
\nIMPACTS OCCASIONED BY
\nAGGREGATE EXTRACTION
\nOPERATIONS
\nImpacts des op\u00e9rations
\nd\u2019extraction d\u2019agr\u00e9gats sur
\nles valeurs des propri\u00e9t\u00e9s<\/p>\n
Immobili\u00e8re au Canada<\/p>\n
Canadian Property<\/p>\n
Competitive
\ncompensation packages<\/p>\n
Recruiting
\n top talent<\/p>\n
Contact us in confidence to Contact us in confidence to
\nlearn morelearn more about joining
\nthe team.<\/p>\n
The Avison Young Valuation & Advisory Services Team
\nis growing and we are looking for individuals, teams and
\ncompanies across Canada seeking an opportunity to
\ngrow with us. <\/p>\n
Leverage technology to
\nservice clients<\/p>\n
High performance,
\npeople-first culture<\/p>\n
Matthew McWatters AACI, P.App
\nPrincipal, Executive Vice President
\n& Canadian Leader,
\nValuation & Advisory Services
\nmatthew.mcwatters@avisonyoung.com<\/p>\n
mailto:matthew.mcwatters@avisonyoung.com<\/p>\n
mailto:dave.black@jll.com
\nhttp:\/\/jll.ca\/value<\/p>\n
Be the expert
\nColliers is seeking motivated appraisers to join our
\nValuation and Advisory Services team.<\/p>\n
Colliers recently introduced new market leading report
\nwriting software which upon its introduction increased average
\nreport production speeds by upwards of 30%. Colliers AACI
\ndesignated appraisers in Canada had an average net
\ncompensation in 2022 in excess of $442,000. Reach out today
\nto learn how to leverage Colliers brand, technology and
\nresources to take your career to the next level.<\/p>\n
Contact Ahmed Al-Sadekin at AAhhmmeedd..AAll–SSaaddeekkiinn@@ccoolllliieerrss..ccoomm
\nto learn more about joining Valuation & Advisory Services at
\nColliers International.<\/p>\n
colliers.com<\/p>\n
mailto:Ahmed.Al-Sadekin@colliers.com
\nhttp:\/\/colliers.com<\/p>\n
The articles printed in
\nthis issue represent
\nauthors\u2019 opinions only
\nand are not necessarily
\nendorsed by the
\nAppraisal Institute
\nof Canada. Copyright
\n2023 by the Appraisal
\nInstitute of Canada.
\nAll rights reserved.
\nReproduction in whole
\nor in part without
\nwritten permission
\nis strictly prohibited.
\nSubscription, $40.00 per
\nyear. Printed in Canada. <\/p>\n
Les articles imprim\u00e9s dans
\nce num\u00e9ro ne rep\u00e9sentent
\nque l\u2019opinion de leur auteur
\nrespectif, mais ne sont pas
\nn\u00e9cessairement endoss\u00e9s
\npar l’Institut canadien des
\n\u00e9valuateurs. Tous droits
\nreserv\u00e9s 2023 par l’Institut
\ncanadien des \u00e9valuateurs.
\nLa reproduction totale ou
\npartielle sous quelque
\nforme que se soit sans
\nauthorisation \u00e9crite est
\nabsolument interdite.
\nAbonnement 40,00 $ par
\nann\u00e9e. Imprim\u00e9 au Canada.<\/p>\n
* The Appraisal Institute of
\nCanada reserves the right
\nto reject advertising that it
\ndeems to be inappropriate.<\/p>\n
** The publisher and the
\nAppraisal Institute of Canada
\ncannot be held liable for
\nany material used or claims
\nmade in advertising included
\nin this publication.Indexed
\nin the Canadian Business
\nIndex and available on-line
\nin the Canadian Business &
\nCurrent Affairs database.
\nISSN 0827-2697<\/p>\n
Publication Mails Agreement
\n#40008249<\/p>\n
Return undeliverable
\nCanadian items to:
\nAppraisal Institute of Canada
\n403-200 Catherine St.,
\nOttawa, ON K2P 2K9. <\/p>\n
Director, Public Affairs
\nand Communications:
\nAndr\u00e9 Hannoush<\/p>\n
Publication management,
\ndesign and production by:
\nDirection, conception et
\nproduction par :<\/p>\n
3rd Floor \u2013 2020 Portage
\nAvenue, Winnipeg,
\nMB R3J 0K4
\nPhone: 866-985-9780
\nFax: 866-985-9799
\nE-mail: info@kelman.ca
\nWeb: www.kelman.ca<\/p>\n
Managing Editor:
\nCraig Kelman<\/p>\n
Design\/Layout:
\nJackie Magat<\/p>\n
Marketing Manager:
\nKris Fillion<\/p>\n
Advertising Co-ordinator:
\nStefanie Hagidiakow<\/p>\n
8 Executive Corner
\nBuilding and realizing the AIC of tomorrow<\/p>\n
38 The Future is Bright
\nA conversation with Hayley Buskas, Candidate<\/p>\n
46 Legal Matters
\nDe Facto Expropriation \u2013
\nGuidance from the Supreme Court of Canada<\/p>\n
50 Advocacy
\nThe current Canadian political landscape<\/p>\n
54 Equity, Diversity and Inclusion (EDI)
\nAn invitation to the table<\/p>\n
58 News
\n\u2022 The year 2022 in review
\n\u2022 Important Dates
\n\u2022 In Memoriam<\/p>\n
62 Designations, Candidates, Students<\/p>\n
11 Le coin de l\u2019\u00e9xecutif
\nL’\u00e9laboration et la r\u00e9alisation de l’avenir de l’ICE<\/p>\n
42 L\u2019avenir est prometteur
\nUne conversation avec Hayley Buskas, stagiaire<\/p>\n
48 Questions juridiques
\nExpropriation de facto \u2013 Direction de la Cour supr\u00eame du Canada<\/p>\n
52 D\u00e9fense des int\u00e9r\u00eats
\nLe paysage politique canadien actuel<\/p>\n
56 \u00c9quit\u00e9, diversit\u00e9 et inclusion (\u00c9DI)
\nUne invitation \u00e0 la table<\/p>\n
58 Nouvelles
\n\u2022 Revue de l\u2019ann\u00e9e 2022
\n\u2022 Dates importantes
\n\u2022 En m\u00e9moire<\/p>\n
62 D\u00e9signations, stagiaires, \u00e9tudiants<\/p>\n
COLUMNS CHRONIQUES<\/p>\n
Building and realizing
\nthe AIC of tomorrow<\/p>\n
L’\u00e9laboration et la r\u00e9alisation
\nde l’avenir de l’ICE<\/p>\n
8<\/p>\n
Property value impacts occasioned
\nby aggregate extraction operations
\nImpacts des op\u00e9rations d\u2019extraction
\nd\u2019agr\u00e9gats sur les valeurs des propri\u00e9t\u00e9s<\/p>\n
Comparative analysis of
\npricing parameters
\nAnalyse comparative des param\u00e8tres
\nde fixation des prix<\/p>\n
23<\/p>\n
15Be the expert
\nColliers is seeking motivated appraisers to join our
\nValuation and Advisory Services team.<\/p>\n
Colliers recently introduced new market leading report
\nwriting software which upon its introduction increased average
\nreport production speeds by upwards of 30%. Colliers AACI
\ndesignated appraisers in Canada had an average net
\ncompensation in 2022 in excess of $442,000. Reach out today
\nto learn how to leverage Colliers brand, technology and
\nresources to take your career to the next level.<\/p>\n
Contact Ahmed Al-Sadekin at AAhhmmeedd..AAll–SSaaddeekkiinn@@ccoolllliieerrss..ccoomm
\nto learn more about joining Valuation & Advisory Services at
\nColliers International.<\/p>\n
colliers.com<\/p>\n
mailto:info@kelman.ca
\nhttp:\/\/www.kelman.ca<\/p>\n
Forge your own
\npath to success
\nJoin CBRE\u2019s Valuation & Advisory Services Team<\/p>\n
At CBRE, you are empowered to take your career where you want it to go.
\nEnjoy workplace flexibility with tremendous scale\u2014in an inclusive, collaborative
\nenvironment with supportive teammates. Work on an industry-leading national
\nteam that provides unmatched client service by leveraging best in class research,
\nsuperior technology and industry expertise.<\/p>\n
Paul Morassutti, AACI, MRICS
\nVice Chairman
\npaul.morassutti@cbre.com
\n+1 416 495 6235<\/p>\n
cbre.ca<\/p>\n
mailto:paul.morassutti@cbre.com
\nhttp:\/\/cbre.ca<\/p>\n
Le Congr\u00e8s de l\u2019ICE 2023
\nR\u00c9SERVEZ LA DATE !<\/p>\n
C\u2019est le temps de commencer \u00e0 planifier votre voyage \u00e0 Vancouver,
\nColombie-Britannique !<\/p>\n
Le comit\u00e9 du Congr\u00e8s de l\u2019ICE 2023 a travaill\u00e9 fort pour
\nmettre au point une exp\u00e9rience de congr\u00e8s des plus dynamiques
\net m\u00e9morables. Soyez des n\u00f4tres au sein de ce port marin tr\u00e8s
\nanim\u00e9 de la c\u00f4te ouest, du 31 mai au 3 juin 2023. Renouez avec des
\ncoll\u00e8gues et des chefs de file de l\u2019industrie canadienne, faites de
\nnouveaux contacts, obtenez des cr\u00e9dits de PPC et d\u00e9couvrez ce que
\nVancouver a de meilleur \u00e0 offrir !<\/p>\n
Encore une fois cette ann\u00e9e, l\u2019ICE est heureuse d\u2019offrir un congr\u00e8s
\nsous forme d\u2019\u00e9v\u00e9nement hybride, avec une composante immersive en
\npr\u00e9sentiel et une option virtuelle pour les participants en ligne\/\u00e0 distance.<\/p>\n
Pour plus de d\u00e9tails, visitez le site web :
\nhttps:\/\/www.aicanada.ca\/fr\/evenements-aic\/conference-annuelle-2023<\/p>\n
2023 National Conference
\nSAVE THE DATE!<\/p>\n
It’s time to start preparing for your trip to Vancouver,
\nBritish Columbia!<\/p>\n
AIC’s 2023 Conference Committee has been hard at
\nwork planning another dynamic and memorable conference
\nexperience. Join us in this bustling west coast seaport from
\nMay 31 to June 3, 2023. Reconnect with colleagues from
\nacross Canada, connect with thought leaders and industry
\nactors, earn CPD credits, and experience the best of what
\nVancouver has to offer!<\/p>\n
AIC is excited to, again, host the national conference as
\na hybrid event this year; with both an immersive in-person
\nexperience and a virtual option for online\/distance attendees. <\/p>\n
For more details:
\nhttps:\/\/www.aicanada.ca\/aic-events\/2023-annual-conference<\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 7Return to CONTENTS<\/p>\n
https:\/\/www.aicanada.ca\/fr\/evenements-aic\/conference-annuelle-2023
\nhttps:\/\/www.aicanada.ca\/aic-events\/2023-annual-conference<\/p>\n
BY SUZANNE DE JONG, AACI, P.APP <\/p>\n
President, Appraisal Institute of Canada<\/p>\n
T he Appraisal Institute of Canada (AIC) Board of Directors, with support from committee volunteers and AIC
\nstaff, have worked diligently to achieve
\nthe objectives set out in the 2018-2020
\nStrategic Plan (subsequently extended to
\n2022 to allow for the Shaping our Future
\nTask Force to complete its work). Over the
\nlast three years, our overall membership
\nnumbers have remained stable, with
\nthe arrival of bright new Candidates and
\nStudent Members keeping pace with
\nretirements. AIC members account for
\nan estimated 85% of the market share
\nof Canada\u2019s valuation professionals and
\nwe are proud that the reputation of our
\ndesignations, standards and education
\nprograms has never been stronger.<\/p>\n
We have made notable progress
\nin our advocacy, education, industry
\npartnerships, diversification opportunities
\nand promotional efforts, and there is still
\nmuch more to do. In the development
\nof our 2023- 2025 Strategic Plan, AIC
\nconsulted with leadership, volunteers,
\nstaff, and the membership at large to
\nidentify the key issues and initiatives
\nto focus on over the next three years.
\nThe findings from the Shaping our Future
\nTask Force (2020-2022) significantly
\ninformed the objectives and metrics of this
\nimportant strategic document.<\/p>\n
The Shaping our Future Task Force
\nhad an overarching objective to provide a
\nroadmap that would lead the way for both
\nAIC, as an organization, and the valuation
\nprofession to thrive in an ever-changing
\nenvironment. This multi-year, member-
\ncentric and multi-stakeholder project
\nyielded comprehensive recommendations
\naimed at ensuring the continued success
\nand effectiveness of the membership and
\nthe organization that serves them. These
\n21 recommendations are grouped into
\nthree areas of impact: 1) the Profession;
\n2) the Membership; and 3) the Organization.<\/p>\n
The Board of Directors and I are
\nproud to lead AIC into the next three-year
\nstrategic cycle that will pave the way to
\nbuilding and realizing the AIC of tomorrow.
\nThe 2023-2025 Strategic Plan will serve
\nas our guide to better improve our ability
\nto anticipate and respond to changes in
\nthe industry while ensuring we maintain
\na world-class reputation that our clients
\nand stakeholders have come to expect.<\/p>\n
The AIC Strategic Plan will continue to
\nposition AIC members as \u2018Canada\u2019s appraisal
\nprofessionals of choice.\u2019<\/p>\n
The Shaping our Future Task Force had an
\noverarching objective to provide a roadmap that
\nwould lead the way for both AIC, as an organization,
\nand the valuation profession to thrive in an
\never-changing environment.<\/p>\n
Building and realizing
\nthe AIC of tomorrow<\/p>\n
The following is a brief overview of the
\ncurrent issues and opportunities within the
\nmarketplace and the Strategic Plan which
\nwill continue to position AIC members as
\n\u201cCanada\u2019s appraisal professionals of choice\u201d.<\/p>\n
ISSUES AND OPPORTUNITIES<\/p>\n
SUCCESSION<\/p>\n
Current demographics indicate that almost
\n40% of Canada\u2019s population is over the age
\nof 50, while those aged 25-34 represent 36%
\nof the population. AIC estimates that the
\nnumber of members in the 50 years and over
\ndemographic is even larger than this \u2013
\nperhaps approaching 60%. This means
\nthat we may be facing a loss of members,
\nexperience, and knowledge over the <\/p>\n
EXECUTIVE CORNER<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 8 Return to CONTENTS<\/p>\n
coming years. To mitigate the effects of this
\n\u2018demographic bubble,\u2019 AIC must continue
\nto focus on recruitment and engagement of
\nCandidates and newly-Designated Members.<\/p>\n
TECHNOLOGY<\/p>\n
New technologies, be it artificial intelligence
\n(AI), Automated Valuation Models (AVMs), Block
\nChain, or others, present opportunities for
\nvaluation professionals and AIC. Traditionally,
\na great deal of members\u2019 time and effort in
\nproviding opinions of value has been taken up
\nby the collection and compilation of data \u2013
\ntasks that new technologies can perform in
\nthe near future. The true value proposition of
\nthe appraiser lies in their ability to interpret
\nthat data to determine its validity and relevance
\nrather than simply collect it. The disruption
\ncreated by new technology in valuation can give
\nMembers an opportunity to increase their value
\nproposition, efficiency, and output.<\/p>\n
EQUITY, DIVERSITY, <\/p>\n
AND INCLUSION (EDI)<\/p>\n
The appraisal profession is at a pivotal moment
\non its EDI journey. Diversity of perspectives
\nand diversity in service offerings are key to
\nour collective success. Equally important are
\ndiversity in race, nationality or ethnic origin,
\nreligion, age, sex, sexual orientation, marital
\nstatus, family status, and disability, among
\nmany others. While AIC membership is
\nincreasingly diverse, this diversity is not always
\nfully reflected throughout and it may prevent
\nsome of the \u2018best and brightest\u2019 from fully
\nengaging in the profession.<\/p>\n
DIVERSIFICATION <\/p>\n
OF SERVICE OFFERINGS<\/p>\n
Public perception and awareness of AIC
\nmember services are still largely limited
\nto point-in-time appraisals. While this will
\ncontinue to constitute a substantial portion
\nof our work for the foreseeable future, the
\nuse of technology will also free up time
\nand create opportunities for members
\nto undertake other types of work. From
\nConsulting to Reserve Fund Studies to
\nMachinery and Equipment Appraisal or
\nany of the other types of work permitted
\nby Canadian Uniform Standards of
\nProfessional Appraisal Practice (CUSPAP),
\nthe question is not \u201cShould I take on other
\ntypes of work?\u201d but rather \u201cWhich other
\ntypes of work will I take on?.\u201d<\/p>\n
RECOMMENDATIONS FROM THE <\/p>\n
SHAPING OUR FUTURE TASK FORCE<\/p>\n
Evolving to thrive in a changing world<\/p>\n
In 2020, AIC embarked on a three-year
\ninitiative to help anticipate and shape the
\nfuture of our profession, our membership and
\nour organization. The overall goal of this Task
\nForce project was to develop recommendations
\nfor how the organization and its membership
\ncan best respond to or anticipate changes in
\nthe marketplace and changes brought about by
\ndisruptive technology.<\/p>\n
Three impact areas, 21 recommendations<\/p>\n
The set of 21 recommendations is grouped
\ninto three impact areas that address the
\nneeds of the Profession, the Membership
\nand the Organization.
\n1. Advancing Our Profession. AIC will <\/p>\n
promote and campaign for change
\nthat will affect the entire appraisal
\nprofession, influencing a sustainable
\nfuture for the profession via lobbying
\ngovernment, strategic partnerships and
\nindirect marketing.
\n\u2022 Create Partnerships to Conduct Research
\n\u2022 Promote Non-Traditional Services
\n\u2022 Reposition Designations<\/p>\n
2. Advancing Our Members. AIC will
\nenable members to diversify, increase
\nand promote the services they provide to
\ntheir clients.
\n\u2022 Investigate Data Access Solutions
\n\u2022 Establish Technology Access <\/p>\n
and Guidance
\n\u2022 Create Continued Professional <\/p>\n
Development Opportunities Focused
\non Technology<\/p>\n
\u2022 Develop an Expert Mentorship Program
\n\u2022 Implement a Mandatory Audit Program
\n\u2022 Implement minimum requirements for <\/p>\n
Co-Signer Eligibility
\n\u2022 Reset Marketing Strategy
\n\u2022 Create Direct Marketing Platform
\n\u2022 Create Direct Marketing Materials
\n\u2022 Create Non-Fee Education and <\/p>\n
Enhance the Promotion of Non-Fee
\nJob Opportunities<\/p>\n
\u2022 Focus on Recruitment
\n3. Advancing Our Organization. AIC will <\/p>\n
optimize processes and structures to ensure
\nmaximum cost-benefit to members.
\n\u2022 Undertake Organizational Assessment
\n\u2022 Reaffirm Member Services
\n\u2022 Standardize Director Eligibility Criteria<\/p>\n
\u2022 Optimize Organization Resources
\n\u2022 Monitor Disruptive Events
\n\u2022 Enhance Candidate Voice
\n\u2022 Establish a Policy Around <\/p>\n
Membership Fees<\/p>\n
OUR MISSION AND CORE VALUES<\/p>\n
MISSION<\/p>\n
Advance the Canadian real property
\nappraisal profession in the public interest
\nthrough education, self-regulation and
\nmember support.<\/p>\n
VISION<\/p>\n
AIC Professional Appraisers are the
\ntrusted professionals of choice for real
\nproperty valuation, advisory and consulting
\nservices in Canada.<\/p>\n
EQUITY, DIVERSITY AND INCLUSION <\/p>\n
(EDI) VALUE STATEMENT<\/p>\n
AIC is committed to providing an
\natmosphere free of barriers to promote
\nequity, diversity, and inclusion (EDI). As
\na membership body, our strength is in
\nour commitment to being inclusive, with
\nintentional strategies to welcome and uplift
\nhistorically marginalized communities and
\nequity-seeking groups. We aim to be as
\ndiverse and inclusive as the communities\/
\npeople we serve.<\/p>\n
AIC STRATEGIC PLAN 2023-2025: <\/p>\n
3 STRATEGIC PILLARS<\/p>\n
1 \u2013 TRUSTED PROFESSIONALS <\/p>\n
OF CHOICE<\/p>\n
Promote AIC Members as Professionals
\nof Choice and trusted for the full range of
\nvaluation services<\/p>\n
Develop and deliver inclusive and
\nhigh-quality education for members in
\ntheir pursuit of excellence. <\/p>\n
Self-Regulate the professional practice
\nof members to ensure the protection of
\nthe public. <\/p>\n
Increase\/ensure public and stakeholder
\nawareness of members\u2019 capabilities and
\nprofessionalism. <\/p>\n
Reposition branding of designations. <\/p>\n
2 \u2013 ADAPTABLE AND PROGRESSIVE<\/p>\n
Strengthen and modernize AIC\u2019s operating
\nand governance models to facilitate
\nmembers of all backgrounds and
\nspecializations to effectivelydeliver services <\/p>\n
EXECUTIVE CORNER<\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 9Return to CONTENTS<\/p>\n
Implement an organizational model that
\noptimizes AIC\u2019s performance
\nand ensures its ability to deliver member
\nservices and professional self-regulation.<\/p>\n
Review and modernize AIC\u2019s governance
\nfor effective oversight and management
\nof the corporation.<\/p>\n
Establish partnerships to enable
\nmembers to be more efficient. <\/p>\n
Recruit, retain and engage an inclusive
\nand diverse membership. <\/p>\n
Improve member service offerings. <\/p>\n
3 \u2013 AIC IS THE VOICE OF <\/p>\n
PROFESSIONAL APPRAISERS<\/p>\n
Be the leading voice for appraisers and the
\nappraisal profession in Canada to increase
\norganizational credibility and influence<\/p>\n
While this plan may evolve from year to year, it still serves as the guiding document
\nfor the Board of Directors, committee volunteers and staff to meet their objectives
\nover the next three years, while also remaining accountable to the AIC membership.<\/p>\n
EXECUTIVE CORNER<\/p>\n
Develop thought leadership through
\npartnerships and other means to
\nincrease organizational credibility
\nand influence. <\/p>\n
Develop and implement a marketing
\nand communications campaign that
\npositions AIC as a leading authority on
\nreal property valuation. <\/p>\n
Explore strategic alliances with
\nrelated organizations.<\/p>\n
Communicate the value of the
\nprofession and AIC to all stakeholders
\n(including government, regulators, etc.). <\/p>\n
NEXT STEPS<\/p>\n
As we move forward to operationalize the
\nthree strategic pillars of this plan, AIC will
\ncreate annual plans to identify priorities, <\/p>\n
OUR VISION<\/p>\n
To be the most trusted association of <\/p>\n
residential appraisal firms in Canada.<\/p>\n
OUR MANDATE<\/p>\n
BAREA protects and promotes the <\/p>\n
business interests of our member firms <\/p>\n
through a strong and cohesive voice <\/p>\n
as well as the sharing of best practices.<\/p>\n
Business Association of Real Estate Appraisers<\/p>\n
barea.ca<\/p>\n
Stronger together<\/p>\n
DON\u2019T GO IT ALONE<\/p>\n
OUR VISION<\/p>\n
To be the most trusted association of <\/p>\n
residential appraisal firms in Canada.<\/p>\n
OUR MANDATE<\/p>\n
BAREA protects and promotes the <\/p>\n
business interests of our member firms <\/p>\n
through a strong and cohesive voice <\/p>\n
as well as the sharing of best practices.<\/p>\n
Business Association of Real Estate Appraisers<\/p>\n
barea.ca<\/p>\n
Stronger together<\/p>\n
DON\u2019T GO IT ALONE<\/p>\n
timings and scope of work for activities
\nthat will be implemented as well as the Key
\nPerformance Indicators that will be used to
\nmeasure the success of each activity.<\/p>\n
While it is likely that this plan may
\nevolve from year to year, it still serves as
\nthe guiding document for the Board of
\nDirectors, committee volunteers and staff
\nto meet their objectives over the next three
\nyears while also remaining accountable to
\nthe AIC membership.<\/p>\n
Annual updates will be provided to the
\nmembership to track the progress of the
\nStrategic Plan and a presentation will be
\ngiven by the AIC President and CEO at the
\nAnnual General Meetings.<\/p>\n
Together, we will continue to shape the
\nAIC of the future. <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 10 Return to CONTENTS<\/p>\n
http:\/\/barea.ca<\/p>\n
L e Conseil d\u2019administration de l\u2019Institut canadien des \u00e9valuateurs (ICE), avec l\u2019appui des b\u00e9n\u00e9voles des comit\u00e9s et
\ndu personnel de l\u2019ICE, a travaill\u00e9 avec
\ndiligence pour atteindre les objectifs
\n\u00e9tablis dans le plan strat\u00e9gique 2018-2020
\n(prolong\u00e9 par la suite jusqu\u2019en 2022 pour
\npermettre au groupe de travail Fa\u00e7onner
\nnotre avenir de terminer son mandat).
\nAu cours des trois derni\u00e8res ann\u00e9es,
\navec l\u2019arriv\u00e9e de nouveaux stagiaires et
\nmembres \u00e9tudiants brillants, le nombre
\ntotal de nos membres est rest\u00e9 stable
\nsuivant le rythme des d\u00e9parts \u00e0 la
\nretraite. Alors que les membres de l\u2019ICE
\nrepr\u00e9sentent environ 85 % de la part de
\nmarch\u00e9 des professionnels de l\u2019\u00e9valuation
\nau Canada, nous sommes fiers que
\nla r\u00e9putation de nos d\u00e9signations, de
\nnos normes et de nos programmes de
\nformation n\u2019ait jamais \u00e9t\u00e9 aussi solide.<\/p>\n
Nous avons fait des progr\u00e8s notables
\nen mati\u00e8re de d\u00e9fense des int\u00e9r\u00eats,
\nd\u2019\u00e9ducation, de partenariats avec
\nl\u2019industrie, de possibilit\u00e9s de diversification
\net d\u2019efforts de promotion, et il reste encore
\ndu travail \u00e0 faire. Lors de l\u2019\u00e9laboration de
\nnotre plan strat\u00e9gique 2023-2025, l\u2019ICE a
\nconsult\u00e9 les dirigeants, les b\u00e9n\u00e9voles, le
\npersonnel et l\u2019ensemble des membres afin
\nd\u2019identifier les questions et initiatives cl\u00e9s
\nsur lesquelles se concentrer au cours des <\/p>\n
trois prochaines ann\u00e9es. Les conclusions
\ndu groupe de travail Fa\u00e7onner notre avenir
\n(2020-2022) ont largement contribu\u00e9
\naux objectifs et aux param\u00e8tres de cet
\nimportant document strat\u00e9gique.<\/p>\n
Le groupe de travail Fa\u00e7onner notre
\navenir avait pour objectif principal de
\nfournir une feuille de route qui permettrait
\n\u00e0 l\u2019ICE, en tant qu\u2019organisation, et \u00e0 la
\nprofession de l\u2019\u00e9valuation, de prosp\u00e9rer
\ndans un environnement en constante
\n\u00e9volution. Ce projet pluriannuel, centr\u00e9 sur
\nles membres et impliquant de nombreuses
\nparties prenantes, a d\u00e9bouch\u00e9 sur des
\nrecommandations d\u00e9taill\u00e9es visant \u00e0 assurer
\nle succ\u00e8s et l\u2019efficacit\u00e9 continus des membres
\net de l\u2019organisation qui les sert. Ces 21
\nrecommandations sont regroup\u00e9es en trois
\ndomaines d\u2019impact : 1) la profession; 2) les
\neffectifs de membres ; et 3) l\u2019organisation.<\/p>\n
Le Conseil d\u2019administration et
\nmoi-m\u00eame sommes fiers de mener l\u2019ice
\nvers le prochain cycle strat\u00e9gique de trois
\nans qui ouvrira la voie \u00e0 l\u2019\u00e9laboration <\/p>\n
Le plan strat\u00e9gique de l\u2019ICE continuera de positionner
\nles membres de l\u2019ICE comme \u00ab les professionnels de
\nl\u2019\u00e9valuation de choix au Canada. \u00bb <\/p>\n
Le groupe de travail Fa\u00e7onner notre avenir avait
\npour objectif principal de fournir une feuille de route
\nqui permettrait \u00e0 l\u2019ICE, en tant qu\u2019organisation, et \u00e0
\nla profession de l\u2019\u00e9valuation, de prosp\u00e9rer dans un
\nenvironnement en constante \u00e9volution.<\/p>\n
L’\u00e9laboration et la r\u00e9alisation de
\nl’avenir de l’ICE
\nPAR SUZANNE DE JONG, AACI, P.APP <\/p>\n
Pr\u00e9sidente, l\u2019Institut canadien des \u00e9valuateurs<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
et \u00e0 la r\u00e9alisation de l\u2019avenir de l\u2019ICE.
\nLe plan strat\u00e9gique 2023-2025 nous
\nservira de guide pour am\u00e9liorer notre
\ncapacit\u00e9 \u00e0 anticiper et \u00e0 r\u00e9pondre aux
\nchangements dans l\u2019industrie, tout en
\nveillant \u00e0 maintenir une r\u00e9putation de
\nclasse mondiale \u00e0 laquelle nos clients et
\nnos partenaires s\u2019attendent.<\/p>\n
Voici un bref aper\u00e7u des enjeux et des
\npossibilit\u00e9s actuels sur le march\u00e9 et du
\nplan strat\u00e9gique de l\u2019ICE qui continuera de
\npositionner les membres de l\u2019ICE comme
\n\u00ab les professionnels de l\u2019\u00e9valuation de
\nchoix au Canada \u00bb.<\/p>\n
11Return to CONTENTS Volume 67 | Book 1 \/ Tome 1 | 2023<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
ENJEUX ET POSSIBILIT\u00c9S<\/p>\n
LA REL\u00c8VE<\/p>\n
Les donn\u00e9es d\u00e9mographiques de la
\nsituation actuelle indiquent que pr\u00e8s de
\n40 % de la population canadienne est \u00e2g\u00e9e
\nde plus de 50 ans, tandis que les 25-34 ans
\nrepr\u00e9sentent 36 % de la population. L\u2019ICE
\nestime que le nombre de membres dans la
\ntranche d\u2019\u00e2ge des 50 ans est encore plus
\n\u00e9lev\u00e9 que cela – peut-\u00eatre pr\u00e8s de 60 %. Cela
\nsignifie que nous pourrions \u00eatre confront\u00e9s
\n\u00e0 une importante perte de membres,
\nd\u2019exp\u00e9rience et de connaissances au cours
\ndes prochaines ann\u00e9es. Pour att\u00e9nuer les
\neffets de cette \u00ab bulle d\u00e9mographique \u00bb,
\nl\u2019ICE doit continuer \u00e0 se concentrer sur le
\nrecrutement et l\u2019engagement des stagiaires
\net des membres nouvellement d\u00e9sign\u00e9s.<\/p>\n
LA TECHNOLOGIE<\/p>\n
Les nouvelles technologies, qu\u2019il s\u2019agisse
\nde l\u2019intelligence artificielle (IA), des mod\u00e8les
\nd\u2019\u00e9valuation automatis\u00e9s (MEA), de la
\ncha\u00eene de blocs, ou d\u2019autres, pr\u00e9sentent
\ndes opportunit\u00e9s pour les professionnels de
\nl\u2019\u00e9valuation et l\u2019ICE. Traditionnellement, une
\ngrande partie du temps et des efforts des
\nmembres pour fournir des opinions sur la
\nvaleur de biens est accapar\u00e9e par la collecte
\net la compilation de donn\u00e9es – des t\u00e2ches
\nque les nouvelles technologies pourront
\naccomplir dans un proche avenir. La v\u00e9ritable
\nproposition de valeur de l\u2019\u00e9valuateur r\u00e9side
\ndans sa capacit\u00e9 \u00e0 interpr\u00e9ter ces donn\u00e9es
\npour en d\u00e9terminer la validit\u00e9 et la pertinence
\nplut\u00f4t que de simplement les collecter.
\nLa perturbation cr\u00e9\u00e9e par les nouvelles
\ntechnologies dans le domaine de l\u2019\u00e9valuation
\npeut donner aux membres l\u2019occasion
\nd\u2019accro\u00eetre leur proposition de valeur, leur
\nefficacit\u00e9 et leur rendement.<\/p>\n
L\u2019\u00c9QUIT\u00c9, LA DIVERSIT\u00c9 <\/p>\n
ET L\u2019INCLUSION (EDI)<\/p>\n
La profession d\u2019\u00e9valuateur se trouve \u00e0 un
\nmoment charni\u00e8re de son parcours en
\nmati\u00e8re d\u2019EDI. La diversit\u00e9 des perspectives
\net des offres de services est la cl\u00e9 de notre
\nr\u00e9ussite collective. La diversit\u00e9 en termes de
\nrace, de nationalit\u00e9 ou d\u2019origine ethnique,
\nde religion, d\u2019\u00e2ge, de sexe, d\u2019orientation
\nsexuelle, d\u2019\u00e9tat civil, de situation familiale
\net de handicap, entre autres, est tout aussi
\nimportante. Bien que les membres de l\u2019ICE <\/p>\n
soient de plus en plus diversifi\u00e9s, cette
\ndiversit\u00e9 n\u2019est pas toujours pleinement
\nrefl\u00e9t\u00e9e dans l\u2019ensemble de l\u2019organisation et
\npeut emp\u00eacher certains des \u00ab meilleurs et
\ndes plus brillants \u00bb de s\u2019engager pleinement
\ndans la profession.<\/p>\n
LA DIVERSIFICATION <\/p>\n
DE L\u2019OFFRE DE SERVICES<\/p>\n
La perception et la sensibilisation du
\npublic aux services des membres de
\nl\u2019ICE sont encore largement limit\u00e9es
\naux \u00e9valuations ponctuelles. M\u00eame si
\ncela continuera \u00e0 constituer une part
\nimportante de notre travail dans un avenir
\npr\u00e9visible, l\u2019utilisation de la technologie
\npermettra \u00e9galement de lib\u00e9rer du temps
\net de cr\u00e9er des opportunit\u00e9s pour les
\nmembres d\u2019entreprendre d\u2019autres types
\nde travail. Qu\u2019il s\u2019agisse de consultation,
\nd\u2019\u00e9tudes de fonds de r\u00e9serve, d\u2019\u00e9valuation
\nde machines et d\u2019\u00e9quipements ou de
\ntout autre type de travail autoris\u00e9 par
\nles Normes uniformes de pratique
\nprofessionnelle en mati\u00e8re d\u2019\u00e9valuation au
\nCanada (NUPPEC), la question n\u2019est pas
\n\u00ab Devrais-je accepter d\u2019autres types de
\ntravail? \u00bb, mais plut\u00f4t \u00ab Quels autres types
\nde travail vais-je accepter? \u00bb<\/p>\n
RECOMMANDATIONS <\/p>\n
DU GROUPE DE TRAVAIL <\/p>\n
FA\u00c7ONNER NOTRE AVENIR<\/p>\n
\u00c9voluer pour prosp\u00e9rer <\/p>\n
dans un monde en \u00e9volution<\/p>\n
En 2020, l\u2019ICE s\u2019est lanc\u00e9e dans une
\ninitiative de trois ans pour aider \u00e0
\nanticiper et \u00e0 fa\u00e7onner l\u2019avenir de notre
\nprofession, de nos membres et de notre
\norganisation. L\u2019objectif global de ce projet
\ndu groupe de travail \u00e9tait d\u2019\u00e9laborer
\ndes recommandations sur la mani\u00e8re
\ndont l\u2019organisation et ses membres
\npeuvent le mieux r\u00e9pondre ou anticiper
\nles changements sur le march\u00e9 et les
\nchangements induits par les technologies
\nperturbatrices.<\/p>\n
Trois domaines d\u2019impact, <\/p>\n
21 recommandations<\/p>\n
L\u2019ensemble des 21 recommandations est
\nregroup\u00e9 en trois domaines d\u2019impact qui
\nr\u00e9pondent aux besoins de la profession,
\ndes membres et de l\u2019organisation.<\/p>\n
1. Faire progresser notre profession.
\nL\u2019ICE va promouvoir et faire campagne
\npour des changements qui affecteront
\nl\u2019ensemble de la profession de
\nl\u2019\u00e9valuation, en influen\u00e7ant un avenir
\ndurable pour la profession par le biais
\ndu lobbying aupr\u00e8s du gouvernement,
\nde partenariats strat\u00e9giques et du
\nmarketing indirect.
\n\u2022 Cr\u00e9er des partenariats pour <\/p>\n
mener des recherches
\n\u2022 Promouvoir des services <\/p>\n
non traditionnels
\n\u2022 Repositionner les d\u00e9signations<\/p>\n
2. Faire progresser nos membres.
\nL\u2019ICE permettra aux membres de
\ndiversifier, d\u2019accro\u00eetre et de promouvoir
\nles services offert \u00e0 leurs clients.
\n\u2022 Examiner des solutions pour <\/p>\n
l\u2019acc\u00e8s aux donn\u00e9es
\n\u2022 \u00c9tablir un acc\u00e8s et une orientation <\/p>\n
en mati\u00e8re de technologie
\n\u2022 Cr\u00e9er des opportunit\u00e9s de <\/p>\n
d\u00e9veloppement professionnel
\ncontinu ax\u00e9es sur la technologie<\/p>\n
\u2022 D\u00e9velopper un programme
\nde mentorat d\u2019experts<\/p>\n
\u2022 Mettre en \u0153uvre un programme
\nd\u2019audit obligatoire<\/p>\n
\u2022 Mettre en place des exigences
\nminimales pour l\u2019\u00e9ligibilit\u00e9
\ndes cosignataires<\/p>\n
\u2022 R\u00e9initialiser la strat\u00e9gie de marketing
\n\u2022 Cr\u00e9er une plateforme de <\/p>\n
marketing direct
\n\u2022 Cr\u00e9er des mat\u00e9riels de <\/p>\n
marketing direct
\n\u2022 Cr\u00e9er une \u00e9ducation r\u00e9mun\u00e9r\u00e9e <\/p>\n
et am\u00e9liorer la promotion des
\nopportunit\u00e9s d\u2019emploi r\u00e9mun\u00e9r\u00e9<\/p>\n
\u2022 Mettre l\u2019accent sur les efforts
\nde recrutement<\/p>\n
3. Faire progresser notre organisation.
\nL\u2019ICE optimisera les processus et
\nles structures afin de garantir un
\nrapport co\u00fbt-b\u00e9n\u00e9fice maximal pour
\nles membres.
\n\u2022 Entreprendre une \u00e9valuation <\/p>\n
organisationnelle
\n\u2022 R\u00e9affirmer les services aux membres
\n\u2022 Normaliser les crit\u00e8res d\u2019\u00e9ligibilit\u00e9 <\/p>\n
des administrateurs
\n\u2022 Optimiser les ressources <\/p>\n
de l\u2019organisation<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 12 Return to CONTENTS<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
Bien qu\u2019il soit bien probable de voir une \u00e9volution de ce plan d\u2019une ann\u00e9e \u00e0
\nl\u2019autre, il servira de document d\u2019orientation au conseil d\u2019administration, aux
\nb\u00e9n\u00e9voles des comit\u00e9s et au personnel afin qu\u2019ils puissent atteindre leurs objectifs
\nau cours des trois prochaines ann\u00e9es tout en restant responsables devant les
\nmembres de l\u2019ICE.<\/p>\n
\u2022 Surveiller les \u00e9v\u00e9nements
\nperturbateurs<\/p>\n
\u2022 Renforcer la voix des stagiaires
\n\u2022 \u00c9tablir une politique concernant les <\/p>\n
frais de cotisation<\/p>\n
NOTRE MISSION ET <\/p>\n
NOS VALEURS FONDAMENTALES<\/p>\n
MISSION<\/p>\n
Faire progresser la profession
\nd\u2019\u00e9valuateur de biens immobiliers au
\nCanada dans l\u2019int\u00e9r\u00eat du public par
\nl\u2019\u00e9ducation, l\u2019autor\u00e9glementation et le
\nsoutien des membres.<\/p>\n
VISION<\/p>\n
Les \u00e9valuateurs professionnels de l\u2019ICE
\nsont les professionnels de confiance et
\nde choix qui fournissent des services
\nd\u2019\u00e9valuation, de conseil et de consultation
\nen mati\u00e8re de biens immobiliers au Canada.<\/p>\n
\u00c9NONC\u00c9 DE VALEURS SUR L\u2019\u00c9QUIT\u00c9, <\/p>\n
LA DIVERSIT\u00c9 ET L\u2019INCLUSION<\/p>\n
L\u2019ICE s\u2019engage \u00e0 offrir une atmosph\u00e8re
\nexempte d\u2019obstacles pour promouvoir
\nl\u2019\u00e9quit\u00e9, la diversit\u00e9 et l\u2019inclusion (EDI).
\nEn tant qu\u2019organisme membre, notre
\nforce r\u00e9side dans notre engagement \u00e0 \u00eatre
\ninclusif, avec des strat\u00e9gies intentionnelles
\npour accueillir et \u00e9lever les communaut\u00e9s
\nhistoriquement marginalis\u00e9es et les
\ngroupes en qu\u00eate d\u2019\u00e9quit\u00e9. Nous visons
\n\u00e0 \u00eatre aussi diversifi\u00e9s et inclusifs
\nque les communaut\u00e9s\/personnes que
\nnous desservons.<\/p>\n
PLAN STRAT\u00c9GIQUE <\/p>\n
DE L\u2019ICE 2023-2025 : <\/p>\n
3 PILIERS STRAT\u00c9GIQUES <\/p>\n
1 \u2013 DES PROFESSIONNELS DE <\/p>\n
CONFIANCE ET DE CHOIX <\/p>\n
Promouvoir les membres de l\u2019ICE en
\ntant que professionnels de choix et de <\/p>\n
confiance pour toute la gamme des
\nservices d\u2019\u00e9valuation. <\/p>\n
D\u00e9velopper et fournir une \u00e9ducation
\ninclusive et de haute qualit\u00e9 pour
\nles membres dans leur poursuite
\nde l\u2019excellence. <\/p>\n
Autor\u00e9glementer la pratique
\nprofessionnelle des membres pour
\nassurer la protection du public. <\/p>\n
Accro\u00eetre\/assurer la sensibilisation
\ndu public et des parties prenantes
\naux capacit\u00e9s et au professionnalisme
\ndes membres. <\/p>\n
Repositionner l\u2019image de marque
\ndes d\u00e9signations. <\/p>\n
2 \u2013 ADAPTABLE ET PROGRESSIF<\/p>\n
Renforcer et moderniser les mod\u00e8les de
\nfonctionnement et de gouvernance de
\nl\u2019ICE afin de permettre aux membres de
\ntous origines et de toutes sp\u00e9cialisations
\nde fournir efficacement leurs services. <\/p>\n
Mettre en place un mod\u00e8le organisationnel
\nqui optimise le rendement de l\u2019ICE
\net assure sa capacit\u00e9 \u00e0 fournir
\ndes services aux membres et une
\nautor\u00e9gulation professionnelle.<\/p>\n
Revoir et moderniser la gouvernance
\nde l\u2019ICE pour une surveillance et une
\ngestion efficace de la soci\u00e9t\u00e9.<\/p>\n
\u00c9tablir des partenariats afin de
\npermettre aux membres d\u2019\u00eatre
\nplus efficaces. <\/p>\n
Recruter, retenir et engager des
\nmembres inclusifs et diversifi\u00e9s. <\/p>\n
Am\u00e9liorer les offrandes de services
\naux membres. <\/p>\n
3 \u2013 L\u2019ICE EST LA VOIX DES <\/p>\n
\u00c9VALUATEURS PROFESSIONNELS <\/p>\n
\u00catre le porte-parole principal des
\n\u00e9valuateurs et de la profession de
\nl\u2019\u00e9valuation au Canada afin d\u2019accro\u00eetre la
\ncr\u00e9dibilit\u00e9 et l\u2019influence organisationnelle. <\/p>\n
D\u00e9velopper un leadership \u00e9clair\u00e9
\npar le biais de partenariats et d\u2019autres
\nmoyens afin d\u2019accro\u00eetre la cr\u00e9dibilit\u00e9 et
\nl\u2019influence de l\u2019organisation. <\/p>\n
\u00c9laborer et mettre en \u0153uvre une
\ncampagne de marketing et de
\ncommunication qui positionne
\nl\u2019ICE comme une autorit\u00e9 de premier
\nplan en mati\u00e8re d\u2019\u00e9valuation des
\nbiens immobiliers. <\/p>\n
Explorer les alliances strat\u00e9giques avec
\ndes organisations connexes.<\/p>\n
Communiquer la valeur de la profession
\net de l\u2019ICE \u00e0 tous les intervenants
\n(y compris le gouvernement, les
\norganismes de r\u00e9glementation, etc.).<\/p>\n
PROCHAINES \u00c9TAPES<\/p>\n
\u00c0 mesure que nous avancerons dans
\nla mise en \u0153uvre des trois piliers
\nstrat\u00e9giques de ce plan, l\u2019ICE cr\u00e9era des
\nplans annuels pour identifier les priorit\u00e9s,
\ndes calendriers pour appuyer l\u2019\u00e9tendue
\ndu travail et des activit\u00e9s qui seront mises
\nen \u0153uvre, ainsi que les indicateurs cl\u00e9s
\nde performance qui seront utilis\u00e9s pour
\nmesurer le succ\u00e8s de chaque activit\u00e9.<\/p>\n
Bien qu\u2019il soit bien probable de voir une
\n\u00e9volution de ce plan d\u2019une ann\u00e9e \u00e0 l\u2019autre,
\nil servira de document d\u2019orientation au
\nconseil d\u2019administration, aux b\u00e9n\u00e9voles
\ndes comit\u00e9s et au personnel afin qu\u2019ils
\npuissent atteindre leurs objectifs au
\ncours des trois prochaines ann\u00e9es tout en
\nrestant responsables devant les membres
\nde l\u2019ICE.<\/p>\n
Afin de suivre les progr\u00e8s du plan
\nstrat\u00e9gique, les membres recevront
\ndes mises \u00e0 jour annuelles, incluant
\nune pr\u00e9sentation qui aura lieu lors des
\nassembl\u00e9es g\u00e9n\u00e9rales annuelles livr\u00e9es par
\nla pr\u00e9sidente et le chef de direction de l\u2019ICE.<\/p>\n
Ensemble, nous continuerons \u00e0
\nfa\u00e7onner l\u2019ICE de demain. <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 13Return to CONTENTS<\/p>\n
Com
\npar<\/p>\n
ativ
\ne an<\/p>\n
alys
\nis<\/p>\n
of p
\nrici<\/p>\n
ng
\npar<\/p>\n
am
\nete<\/p>\n
rs<\/p>\n
http:\/\/www.cdcinc.ca<\/p>\n
This article is a PhD dissertation by Roman Sustek,
\nan appraiser who is currently studying at the
\nINSTITUTE OF FORENSIC ENGINEERING in the
\nCzech Republic. His paper deals with the issue of
\nforming machine valuation utilizing an innovative
\napproach known as the ECM method and computational
\nmodelling. In the dissertation, this procedure is
\napplied to other forming machines as well. <\/p>\n
T
\nhe valuation is based on a comparison of the valuation
\nobject with comparable objects (International
\nValuation Standards). As a property appraiser in the
\nCzech Republic, I am often faced with the problem of
\nhow to quantify the degree of dissimilarity between
\nan appraised and a comparable item. In the case of <\/p>\n
forming machine valuation, although we have comparable forming
\nmachines, there are almost always differences in essential
\ncharacteristics, i.e., design, condition, and parameters between
\nthe forming machine being valued and the forming machines to be
\ncompared. Differences in design and condition should be assessed
\nby the valuer based on his knowledge and experience. <\/p>\n
The aim of this paper is mainly to present the procedure of
\nreduction of basic parameters to determining parameters.
\nThe determining parameters are those that determine the value of
\nthe forming machine. Forming machines are described by several
\nparameters. However, there are no methods that can perform a
\nmulti-parameter price comparison with such a large number of
\nparameters. Thus, the use of computational modelling is suggested.
\nFor the implementation of the derivation of the determining
\nparameters, the forming machine of the bending press is selected.<\/p>\n
Com
\npar<\/p>\n
ativ
\ne an<\/p>\n
alys
\nis<\/p>\n
of p
\nrici<\/p>\n
ng
\npar<\/p>\n
am
\nete<\/p>\n
rs<\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 15Return to CONTENTS<\/p>\n
The basic parts of the bending press are as follows:<\/p>\n
SIDE
\nPROTECTION<\/p>\n
HYDRAULIC
\nCYLINDER<\/p>\n
upper toolbar<\/p>\n
lower toolbar<\/p>\n
upper tool<\/p>\n
die<\/p>\n
DETAIL A-A
\nF<\/p>\n
A<\/p>\n
CNC
\nCONTROL<\/p>\n
FOOT PEDAL<\/p>\n
FRONT
\nSUPPORTS<\/p>\n
BED<\/p>\n
RAM
\nFRAME<\/p>\n
The bending press is described by parameters that can be
\nclassified as follows:
\n i. Workspaces (p1 bending length, p2 throat, p3 table height,
\n p4 stroke, p5 distance between columns, and p6 daylight)
\n ii. Performance (p7 press force, p8 power)
\n iii. Efficiency (p9 speed of stoppers, p10 feed of the upper cross)
\n iv. Machine size (p11 length, p12 height, p13 width, p14 weight)
\n v. Other (p15 accuracy, p16 degree of automation)<\/p>\n
A change in each of the above parameters from the groups of
\nworkspaces, performance, efficiency, machine size and others
\nwill affect the value of the press brake, but to varying degrees.
\nTo solve practical valuation problems, it therefore seems
\nadvisable that the comparison between the press brake being
\nvalued and the press brake used for comparison is primarily
\nbased on the examination of those parameters that have a
\ndetermining influence on the price of the machine, i.e., they are
\nprice-determining.<\/p>\n
For this purpose, a method based on three-step parameter
\nreduction is proposed. Expert analysis is used to select the
\nimportant parameters from the group of essential parameters,
\ncorrelation analysis is used to reduce the important parameters
\nto essential parameters, and multi-criteria variant evaluation
\nis used to select the determining parameters. This procedure
\nis collectively referred to as the ECM method. This method
\ndescribes a procedure for controlled parameter reduction with
\nminimal loss of essential information. The ECM method has
\nbeen published 1,2,3.<\/p>\n
The scheme of the ECM method is as follows:<\/p>\n
BASICBASIC<\/p>\n
IMPORTANTIMPORTANT<\/p>\n
ESSENTIALESSENTIAL<\/p>\n
DETERMININGDETERMINING<\/p>\n
Expert analysis<\/p>\n
Correlation analysis<\/p>\n
Multi-criteria
\nvariant evaluation<\/p>\n
Selection of parameters based on expert judgement (E)
\nPress brakes are designed to meet the high demands and
\nrequirements of users. In terms of assessing the utility of a press
\nbrake, the most important factor is the variety of products that
\ncan be produced on the machine. The variety of the product is <\/p>\n
determined by the size of the material to be processed and the
\noperation that the machine can perform.<\/p>\n
To reduce the basic parameters, it is necessary to express,
\nin the form of questions, the possibilities of the forming machine.
\nI propose to formulate questions for the bending press in relation
\nto the utility:
\n\u2022 WHAT IS THE PRODUCT MADE OF? In a fencing operation, <\/p>\n
it is usually sheets of different shapes, dimensions and
\nthicknesses.<\/p>\n
\u2022 HOW IS THE PRODUCT MADE? By bending the sheet metal to
\ndifferent degrees with a tool in a die.<\/p>\n
QUESTION\/INFLUENCE BENDING PRESS<\/p>\n
What is the product made of? Sheets of different shapes,
\nsizes, and thicknesses.<\/p>\n
Influence of parameters Group workspace and
\nperformance.<\/p>\n
HOW is the product made? By bending.<\/p>\n
Influence of parameters –<\/p>\n
The utility depends on the parameters from the working space
\ngroup, i.e., on the parameters p1 bending length, p2 throat,
\np3 table height, p4 stroke, p5 distance between columns
\nand p6 daylight, as well as on the parameters describing
\nthe performance characteristics of the machine, i.e., on the
\nparameters p7 press force and p8 power. Parameter p3 table
\nheight from the workspace group, is primarily an ergonomic
\nparameter and does not affect the utility. The other parameters
\nlisted in the other groups will not be very significant in terms of
\nthe variety of products produced on the bending press.<\/p>\n
Parameter selection by excluding linearly dependent parameters (C)
\nThis step is performed in the ECM method in order not to
\nduplicate the mutually linearly dependent parameters in the
\ncomputational model. To quantify the tightness of the parameter
\nrelationships, the Pearson correlation coefficient is used in
\nthis paper. For the purpose of parameter reduction by the
\nECM method, only parameters with a tightness of correlation
\nvery strong in the range of \u20390.80; 1.00\u203a. Data from common
\ninformation sources are used to verify the linear interdependence
\nof important parameters (found for parameters from the
\nsame groups). The exclusion of linearly dependent parameters
\n(correlation matrix created, (e.g., in Excel or Gretl) allows
\nreducing the seven important parameters to four. These are the
\nparameters from the working space group p1 bending length,
\np2 throat and p4 stroke, and the parameter from the performance
\ngroup p7 press force.<\/p>\n
Parameter selection by multi-criteria variant evaluation (M)
\nI propose to use the multi-criteria variant evaluation method to find
\nthe determining parameters. The aim of the analysis is to find out
\nwhich of the essential parameters p1 bending length, p2 throat, p4
\nstroke and p7 press force are the determining (pricing) parameters <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 16 Return to CONTENTS<\/p>\n
for the comparison of forming machines. In this case, the variants
\nare the individual essential parameters which are further assessed
\naccording to the evaluation criteria introduced below.<\/p>\n
From the point of view of the machine manufacturer, the cost
\nof production is always important. Simplistically, these costs can
\nbe divided into the costs incurred for the actual production (costs
\nincurred directly by the manufacturer), the costs incurred for the
\nsupplies from the subcontractor (purchase of components), and
\nthe costs for the assembly of the forming machine.<\/p>\n
Given the problem under consideration, the use of a nominal
\n(binary) scale seems to be the best option. The nominal scale
\nmethod of evaluating variants is based on the application of
\nagreement or disagreement, which is defined by a binary logical
\nvalue of 1 (agreement) and 0 (disagreement). The variants
\nevaluated are unbiased with respect to the criterion being
\nevaluated. This method does not consider the preferences of each
\ncriterion, and the weights of each criterion are not considered.
\nThe ranking of the variants is determined based on the simple
\nsum of the values given in the criterion matrix. The certainty
\nof each parameter will be assessed and evaluated according
\nto its impact on the selected criteria: cost of own production,
\ncost of subcontractor, and cost of installation. The evaluation
\nof the criterion matrix shows that, in terms of the total cost of
\nproduction of the press brake, the parameters p1 bending length
\n(3 preferred) and p7 press force (3 preferred) can be considered
\nas the determining parameters of the machine.<\/p>\n
Evaluation of criterion matrix:<\/p>\n
Essential
\nparameters<\/p>\n
Criterion-
\ncost of own
\nproduction<\/p>\n
Criterion-
\ncost of <\/p>\n
subcontractors<\/p>\n
Criterion-
\ninstallation <\/p>\n
costs
\nResult<\/p>\n
p1 bending
\nlength<\/p>\n
1 1 1 3<\/p>\n
p2 throat 0 1 0 1<\/p>\n
p4 stroke 0 0 0 0<\/p>\n
p7 press
\nforce<\/p>\n
1 1 1 3<\/p>\n
Conditions are set for evaluation purposes:
\n\u2022 a preference count of 0 and 1 means that the parameter is <\/p>\n
not a determinant, and
\n\u2022 the number of preferences 2 and 3 means that the parameter <\/p>\n
is determinant.<\/p>\n
Computational modelling
\nFor the practical use of the ECM method, it is necessary to
\nbuild a computational model. The data on the basic prices of
\na hydraulically driven press brake with different values of the
\ndetermining parameters p1 bending length and p7 pressing
\nforce were obtained through the usual information sources.
\nThe regression statistics is created in Gretl (more detailed
\nderivation is stored by the author of the paper). The ordinary
\nleast squares (OLS) method is used to obtain estimates of the
\nLRM parameters. The p-values of the regression coefficients for <\/p>\n
the parameters p1 bending length and p7 pressing force and the
\nabsolute component are smaller than the chosen significance level <\/p>\n
=0,05, i.e., the analysed parameters are statistically significant
\nat the chosen significance level =0,05. The adjusted coefficient
\nof determination R2adj = 0.990563 explains what percentage of
\nthe variability in the dependent variable can be explained by the
\nchosen LRM (the model can explain 99.06 % of the variability in
\nthe variable). The significance of the model is captured by the
\nP-value (F) = 3.55e-07, which is less than the chosen significance
\nlevel =0,05. The LRM is statistically significant and is considered
\nappropriate to capture the variability of the dependent variable.<\/p>\n
The estimated LRM takes the form:
\ny=51469.33+38.09p7+13.84p1<\/p>\n
where y is the selling price\/value of the bending press and the
\nvalues 51469.33 and 38.09 and 13.84 are the estimated regression
\ncoefficients 0, 1 and 2 respectively.<\/p>\n
For practical use of the estimated LRM of a bending press, it
\nis necessary to express the established dependence of the price
\nof the bending press on the determining parameters by means of
\nproportional numbers so that the current price level of bending
\npresses can be considered in the normal valuation, regardless
\nof the price level used to create the estimated LRM. The general <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 17Return to CONTENTS<\/p>\n
matrix of values, after inserting the values of the parameters
\np7 press force and p1 bending length into the estimated LRM,
\ntakes the form:<\/p>\n
84354,33 93876,83 103399,33 112921,83 \u2026
\n87814,33 97336,83 106859,33 116381,83 \u2026
\n91274,33 100796,83 110319,33 119841,83 \u2026
\n\u2026 \u2026 \u2026 \u2026 \u2026<\/p>\n
The dependent variable for the estimated LRM is the price of the
\npress brake in . For faster use of computational modelling, a
\nconversion is performed. The current trend is to maximize the
\nautomation of the valuation process and make it faster.
\nThe conversion converts the values in in the general matrix
\ninto dimensionless values and thus allows to import the value of
\nthe bending press in different currencies, e.g., in \u00a3, , $.<\/p>\n
The normalized matrix of values has the form:<\/p>\n
1,000000 1,112887 1,225774 1,338661 \u2026
\n1,041017 1,153904 1,266791 1,379678 \u2026
\n1,082035 1,194922 1,307809 1,420696 \u2026
\n\u2026 \u2026 \u2026 \u2026 \u2026<\/p>\n
The ordinary least squares (OLS) method yields estimate of the
\nparameters of the normalized LRM of the form:<\/p>\n
cn=0.610156+0.000451p7+0.000164p1<\/p>\n
where cn is the normalized selling price\/value of the bending
\npress and the values 0.610156, 0.000451 and 0.000164 are the
\nestimated regression coefficients 0, 1 and 2 respectively.
\nAfter fitting the specific values of parameters p7 and p1 to the
\nnormalized LRM, we obtain the normalized coefficient of CN [-].<\/p>\n
In a practical valuation, it is necessary to compare the
\nvalued bending press with a comparable bending press.
\nThe difference (dissimilarity) is expressed by the ratio of the
\nstandardised CN coefficients of the valuation press and the
\ncomparable press:<\/p>\n
COP=CNO\/CNS<\/p>\n
where CNO is the normalized coefficient of the valued forming
\nmachine [-] and CNS is the normalized coefficient of the
\ncomparable forming machine [-].<\/p>\n
Verification of results
\nVerification of the functionality of the standardized LRM in
\nvaluation practice is performed on samples of four hydraulically
\ndriven bending presses from different manufacturers, namely
\nLVD, TRUMPF and DURMA.<\/p>\n
Manufacturer\/label PPEC 220\/42
\nAD-SERVO <\/p>\n
40175
\nTruBend <\/p>\n
5050
\nAD-R
\n30135<\/p>\n
p7 press force 2200 kN 1750 kN 500 kN 1350 kN<\/p>\n
p1 bending length 4270 mm 4050 mm 1275 mm 3050 mm<\/p>\n
Comparable bending presses:<\/p>\n
Manufacturer\/label PPEC 170\/42
\nAD-SERVO <\/p>\n
30135
\nTruBend <\/p>\n
5230
\nAD-R
\n40175<\/p>\n
p7 press force 1700 kN 1350 kN 2300 kN 1750 kN<\/p>\n
p1 bending length 4270 mm 3050 mm 3230 mm 4050 mm<\/p>\n
Values of determining
\nparameters:<\/p>\n
Lower
\nthan the valued<\/p>\n
Higher
\nthan the valued<\/p>\n
Selling price\/value 95000 66617 186000 47187 <\/p>\n
Comparison of normalized coefficients and estimates of bending
\npress values:<\/p>\n
Manufacturer LVD DURMA TRUMPF DURMA<\/p>\n
CNO 2.304 2.065 1.045 1.720<\/p>\n
CNS 2.078 1.720 2.179 2.065<\/p>\n
COP=CNO\/CNS 1.109 1.200 0.480 0.833<\/p>\n
Estimate=selling
\nprice\/value \u00b7COP<\/p>\n
105320 79966 89225 39310 <\/p>\n
Estimation deviations:<\/p>\n
Manufacturer\/label PPEC 220\/42
\nAD-SERVO <\/p>\n
40175
\nTruBend <\/p>\n
5050
\nAD-R
\n30135<\/p>\n
Estimate 105320 79966 89225 39310 <\/p>\n
Real value 100000 77720 87000 37010 <\/p>\n
Deviation 5.3 % 2.9 % 2.6 % 6.2 %<\/p>\n
Conclusion
\nThe derivation of the coefficient of difference COP, which considers
\nthe differences in the determining parameters, is essential for
\nthe comparison of forming machines. LRM and computational
\nmodelling were used in the research to derive the COP coefficient.
\nThe proposed procedure was tested on a press brake forming
\nmachine (in the next phase of the research, testing is performed
\non other stands). The determining parameters found by the ECM
\nmethod were used to create the estimated or optimized LRM of the
\nforming machines. In cases where COP=1, it is 100% comparability
\nin the determining parameters. The differences between the value
\ncalculated using the proposed model and the sale price\/value
\ndo not exceed 7%. The new approach presented in this paper, i.e.,
\nboth the ECM method and the application of the COP dissimilarity
\ncoefficient, which considers differences in the determining
\nparameters, can be advantageously used to quantify differences in
\nadvertised prices found in the market.<\/p>\n
End notes
\n1 \u0160USTEK, Roman. Use of Multicriterion Method in Significance <\/p>\n
Analysis. Odhadce a ocenov\u00e1n\u00ed majetku. 2021, Vol. 27, No. 1-2,
\npp. 20\u221226.<\/p>\n
2 \u0160USTEK, Roman. Metoda ECM a jej\u00ed aplikace pri ocenov\u00e1n\u00ed
\ntv\u00e1rec\u00edch stroju. Young Science. 2022, Vol. 10, No. 6, pp. 48\u221260.<\/p>\n
3 \u0160USTEK, Roman. Selection of Determining Parameters Using
\nthe ECM Model. Scientific supplement of ANNALS of FACULTY
\nENGINEERING HUNEDOARA \u2013 INTERNATIONAL JOURNAL of
\nENGINEERING. 2022, Vol. 20, No. 3, pp. 155\u2212158. <\/p>\n
Ana
\nlyse<\/p>\n
com
\npar<\/p>\n
ativ
\ne<\/p>\n
des
\n par<\/p>\n
am
\n\u00e8tre<\/p>\n
s<\/p>\n
de fi
\nxat<\/p>\n
ion
\n des<\/p>\n
pri
\nx<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 18 Return to CONTENTS<\/p>\n
Le pr\u00e9sent article est une dissertation de doctorat
\nr\u00e9dig\u00e9e par Roman Sustek, un \u00e9valuateur qui
\n\u00e9tudie actuellement \u00e0 l\u2019INSTITUTE OF FORENSIC
\nENGINEERING, en R\u00e9publique tch\u00e8que. Sa dissertation
\ntraite de l\u2019\u00e9valuation d\u2019une machine \u00e0 former en
\nutilisant une approche novatrice appel\u00e9e m\u00e9thode
\nECM et la mod\u00e9lisation computationnelle. Dans sa
\ndissertation, cette proc\u00e9dure est aussi appliqu\u00e9e \u00e0
\nd\u2019autres machines \u00e0 former.<\/p>\n
L\u2019
\n\u00e9valuation repose sur une comparaison de l\u2019objet \u00e9valu\u00e9
\navec des objets comparables (International Valuation
\nStandards). En tant qu\u2019estimateur de biens en R\u00e9publique
\ntch\u00e8que, je suis souvent perplexe quant \u00e0 savoir
\ncomment quantifier le degr\u00e9 de dissemblance entre un
\narticle \u00e9valu\u00e9 et un article comparable. Dans le cas de <\/p>\n
l\u2019\u00e9valuation d\u2019une machine \u00e0 former, m\u00eame s\u2019il existe des machines
\ncomparables, il y a souvent des diff\u00e9rences dans leurs caract\u00e9ristiques
\nessentielles, soit la conception, la condition et les param\u00e8tres entre
\nla machine \u00e0 former \u00e9valu\u00e9e et les machines \u00e0 former compar\u00e9es.
\nLes diff\u00e9rences de conception et de conditions devraient \u00eatre \u00e9valu\u00e9es
\npar l\u2019estimateur selon ses connaissances et son exp\u00e9rience.<\/p>\n
Cet article vise principalement \u00e0 pr\u00e9senter la proc\u00e9dure visant
\n\u00e0 r\u00e9duire les param\u00e8tres de base aux param\u00e8tres d\u00e9terminants.
\nLes param\u00e8tres d\u00e9terminants sont ceux qui permettent d\u2019\u00e9tablir la
\nvaleur de la machine \u00e0 former. Plusieurs param\u00e8tres servent \u00e0 d\u00e9crire
\nles machines \u00e0 former. Cependant, \u00e9tant donn\u00e9 qu\u2019aucune m\u00e9thode ne
\npeut effectuer une comparaison de prix multiparam\u00e9tr\u00e9e avec un aussi
\ngrand nombre de param\u00e8tres, je sugg\u00e8re d\u2019utiliser la mod\u00e9lisation
\ncomputationnelle. Pour mettre en \u0153uvre la d\u00e9rivation des param\u00e8tres
\nd\u00e9terminants, j\u2019ai s\u00e9lectionn\u00e9 la machine \u00e0 former d\u2019une presse \u00e0 cintrer.<\/p>\n
Ana
\nlyse<\/p>\n
com
\npar<\/p>\n
ativ
\ne<\/p>\n
des
\n par<\/p>\n
am
\n\u00e8tre<\/p>\n
s<\/p>\n
de fi
\nxat<\/p>\n
ion
\n des<\/p>\n
pri
\nx<\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 19Return to CONTENTS<\/p>\n
Les composants essentiels de la presse \u00e0 cintrer sont les suivants :<\/p>\n
PROTECTION
\nLAT\u00c9RALE<\/p>\n
CYLINDRE
\nHYDRAULIQUE<\/p>\n
barre \u00e0 outils
\nsup\u00e9rieure<\/p>\n
barre \u00e0 outils
\ninf\u00e9rieure<\/p>\n
outil sup\u00e9rieur<\/p>\n
matrice<\/p>\n
D\u00c9TAILS A-A
\nF<\/p>\n
A<\/p>\n
CONTR\u00d4LE
\nCNC<\/p>\n
LEVIER DE
\nCOMMANDE \u00c0 PIED<\/p>\n
SUPPORTS
\nANT\u00c9RIEURS<\/p>\n
TABLE<\/p>\n
COULISSEAU
\nCADRE<\/p>\n
La presse \u00e0 cintrer est d\u00e9crite par des param\u00e8tres qui peuvent
\n\u00eatre class\u00e9s comme suit :
\n i. Espaces de travail (p1 longueur de pliage, p2 gorge, p3 hauteur
\n de la table, p4 coup, p5 distance entre les colonnes, et p6
\n passage sous presse)
\n ii. Performance (p7 force de la presse, p8 puissance)
\n iii. Efficacit\u00e9 (p9 vitesse des registres, p10 alimentation de
\n la croix sup\u00e9rieure)
\n iv. Dimensions de la machine (p11 longueur, p12 hauteur,
\n p13 largeur, p14 poids)
\n v. Autres (p15 pr\u00e9cision, p16 degr\u00e9 d\u2019automatisation)<\/p>\n
Un changement dans chacun des param\u00e8tres ci-dessus
\ndans les groupes espaces de travail, performance, efficacit\u00e9,
\ndimensions de la machine et autres influera sur la valeur de la
\npresse \u00e0 cintrer, mais \u00e0 des degr\u00e9s variables. Pour r\u00e9soudre
\ndes probl\u00e8mes d\u2019\u00e9valuation pratique, il semble donc utile que
\nla comparaison entre la presse \u00e0 cintrer \u00e9valu\u00e9e et la presse \u00e0
\ncintrer utilis\u00e9e pour la comparaison repose principalement sur
\nl\u2019examen des param\u00e8tres qui ont une influence d\u00e9terminante sur
\nle prix de la machine, c.-\u00e0-d. qu\u2019ils sont d\u00e9terminants du prix.<\/p>\n
\u00c0 cette fin, je propose une m\u00e9thode fond\u00e9e sur la r\u00e9duction
\ndes param\u00e8tres en trois \u00e9tapes. D\u2019abord, une analyse experte
\nsert \u00e0 s\u00e9lectionner les param\u00e8tres importants dans le groupe de
\nparam\u00e8tres essentiels, puis, une analyse de corr\u00e9lation sert \u00e0
\nr\u00e9duire les param\u00e8tres importants aux param\u00e8tres essentiels et,
\nenfin, une \u00e9valuation des variantes multicrit\u00e8res sert \u00e0 s\u00e9lectionner
\nles param\u00e8tres d\u00e9terminants. Cette proc\u00e9dure est appel\u00e9e
\ncollectivement la m\u00e9thode ECM. Celle-ci d\u00e9crit une proc\u00e9dure
\nde r\u00e9duction des param\u00e8tres contr\u00f4l\u00e9s, avec perte minimale des
\ninformations essentielles. La m\u00e9thode ECM a \u00e9t\u00e9 publi\u00e9e1,2,3.<\/p>\n
Le sch\u00e9ma de la m\u00e9thode ECM se d\u00e9cline comme suit : <\/p>\n
DE BASEDE BASE<\/p>\n
IMPORTANTIMPORTANT<\/p>\n
ESSENTIELESSENTIEL<\/p>\n
D\u00c9TERMINANTD\u00c9TERMINANT<\/p>\n
Analyse experte<\/p>\n
Analyse de corr\u00e9lation<\/p>\n
\u00c9valuation des
\nvariantes multicrit\u00e8res<\/p>\n
S\u00e9lection des param\u00e8tres bas\u00e9e sur le jugement expert (E)
\nLes presses \u00e0 cintrer sont con\u00e7ues pour rencontrer les fortes
\ndemandes et les exigences rigoureuses des utilisateurs. Pour ce
\nqui est d\u2019estimer l\u2019utilit\u00e9 d\u2019une presse \u00e0 cintrer, le facteur le plus <\/p>\n
important est la vari\u00e9t\u00e9 de produits qui peuvent \u00eatre fabriqu\u00e9s sur
\nla machine. Cette vari\u00e9t\u00e9 est d\u00e9termin\u00e9e par la taille du mat\u00e9riau
\n\u00e0 transformer et par l\u2019op\u00e9ration que la machine peut ex\u00e9cuter.<\/p>\n
Pour r\u00e9duire les param\u00e8tres de base, il est n\u00e9cessaire
\nd\u2019exprimer, sous forme de questions, les possibilit\u00e9s de la
\nmachine \u00e0 former. Je propose de formuler des questions pour la
\npresse \u00e0 cintrer relativement \u00e0 l\u2019utilit\u00e9 :
\n\u2022 DE QUOI LE PRODUIT EST-IL FAIT ? Dans une usine de <\/p>\n
cl\u00f4tures, ce sont habituellement des feuilles de diff\u00e9rentes
\nformes, dimensions et \u00e9paisseurs.<\/p>\n
\u2022 COMMENT LE PRODUIT EST-IL FABRIQU\u00c9 ? En pliant le m\u00e9tal
\nen feuille \u00e0 diff\u00e9rents degr\u00e9s avec un outil dans une matrice.<\/p>\n
QUESTION\/INFLUENCE PRESSE \u00c0 CINTRER<\/p>\n
De quoi le produit est-il fait ? Feuilles de diff\u00e9rentes formes,
\ndimensions et \u00e9paisseurs.<\/p>\n
Influence des param\u00e8tres Espace de travail et
\nperformance du groupe.<\/p>\n
Comment le produit
\nest-il fabriqu\u00e9 ?<\/p>\n
En pliant.<\/p>\n
Influence des param\u00e8tres –<\/p>\n
L\u2019utilit\u00e9 d\u00e9pend des param\u00e8tres du groupe espace de travail,
\nc.-\u00e0-d. les param\u00e8tres p1 longueur de pliage, p2 gorge, p3
\nhauteur de la table, p4 coup, p5 distance entre les colonnes, et
\np6 passage sous presse, de m\u00eame que les param\u00e8tres d\u00e9crivant
\nles caract\u00e9ristiques de performance de la machine, c.-\u00e0-d. les
\nparam\u00e8tres p7 force de la presse et p8 puissance. Le param\u00e8tre
\np3 hauteur de la table dans le groupe espaces de travail est
\nprincipalement un param\u00e8tre ergonomique et il ne touche pas
\nl\u2019utilit\u00e9. Les autres param\u00e8tres \u00e9num\u00e9r\u00e9s dans d\u2019autres groupes
\nne seront pas tr\u00e8s significatifs en termes de vari\u00e9t\u00e9 des produits
\nfabriqu\u00e9s sur la presse \u00e0 cintrer.<\/p>\n
S\u00e9lection des param\u00e8tres en excluant
\nles param\u00e8tres lin\u00e9airement d\u00e9pendants (C)
\nCette \u00e9tape est ex\u00e9cut\u00e9e dans la m\u00e9thode ECM afin de ne pas
\ndupliquer les param\u00e8tres mutuels lin\u00e9airement ind\u00e9pendants
\ndans le mod\u00e8le computationnel. Dans cet article, le coefficient
\nde corr\u00e9lation Pearson sert \u00e0 quantifier la fermet\u00e9 des relations
\nentre les param\u00e8tres. Afin de r\u00e9duire les param\u00e8tres avec la
\nm\u00e9thode ECM, il faut prendre seulement les param\u00e8tres ayant une
\ntr\u00e8s grande fermet\u00e9 de corr\u00e9lation dans la plage \u20390,80; 1,00\u203a.
\nLes donn\u00e9es provenant de sources d\u2019informations communes servent
\n\u00e0 v\u00e9rifier l\u2019interd\u00e9pendance lin\u00e9aire des param\u00e8tres importants
\n(trouv\u00e9s pour les param\u00e8tres des m\u00eames groupes). L\u2019exclusion des
\nparam\u00e8tres lin\u00e9airement d\u00e9pendants (matrice de corr\u00e9lation cr\u00e9\u00e9e,
\np.ex. avec Excel ou Gretl) permet de r\u00e9duire les sept param\u00e8tres
\nimportants \u00e0 quatre. Ce sont les param\u00e8tres du groupe espaces de
\ntravail p1 longueur de pliage, p2 gorge et p4 coup, de m\u00eame que le
\nparam\u00e8tre du groupe performance p7 force de la presse.<\/p>\n
S\u00e9lection des param\u00e8tres en \u00e9valuant les variantes multicrit\u00e8res (M)
\nJe propose d\u2019employer la m\u00e9thode d\u2019\u00e9valuation des variantes
\nmulticrit\u00e8res pour trouver les param\u00e8tres d\u00e9terminants. L\u2019analyse
\nvise \u00e0 d\u00e9couvrir lesquels des param\u00e8tres essentiels p1 longueur <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 20 Return to CONTENTS<\/p>\n
de pliage, p2 gorge, p4 coup et p7 force de la presse sont des
\nparam\u00e8tres d\u00e9terminants (de fixation des prix) pour la comparaison
\ndes machines \u00e0 former. Dans le cas pr\u00e9sent, les variantes sont
\nles param\u00e8tres essentiels individuels qui sont estim\u00e9s plus avant
\nselon les crit\u00e8res d\u2019\u00e9valuation introduits ci-dessous.<\/p>\n
Pour le fabricant de la machine, les co\u00fbts de production
\nsont toujours importants. Simplement, ces co\u00fbts peuvent se
\ndiviser ainsi : frais encourus pour la production elle-m\u00eame (frais
\nencourus directement par le fabricant); frais encourus pour les
\nfournitures des sous-traitants (achat des composants); et frais
\nd\u2019assemblage de la machine \u00e0 former.<\/p>\n
Avec le probl\u00e8me \u00e0 l\u2019\u00e9tude, l\u2019usage d\u2019une \u00e9chelle nominale
\n(binaire) semble \u00eatre la meilleure option. La m\u00e9thode de
\nl\u2019\u00e9chelle nominale pour \u00e9valuer les variantes repose sur
\nl\u2019application d\u2019un accord ou d\u2019un d\u00e9saccord, qui est d\u00e9fini
\npar une valeur logique binaire de 1 (accord) et 0 (d\u00e9saccord).
\nLes variantes \u00e9valu\u00e9es sont impartiales en ce qui touche le
\ncrit\u00e8re qui est \u00e9valu\u00e9. Cette m\u00e9thode ne tient pas compte des
\npr\u00e9f\u00e9rences de chaque crit\u00e8re et les poids de chaque crit\u00e8re ne
\nsont pas pris en consid\u00e9ration. Le classement des variantes est
\nd\u00e9termin\u00e9 par une simple somme des valeurs donn\u00e9es dans
\nla matrice du crit\u00e8re. La certitude de chaque param\u00e8tre sera
\nestim\u00e9e et \u00e9valu\u00e9e en fonction de son impact sur les crit\u00e8res
\ns\u00e9lectionn\u00e9s : frais de la production elle-m\u00eame; frais des
\nsous-traitants; et frais d\u2019installation. L\u2019\u00e9valuation de la matrice
\ncrit\u00e9rielle montre qu\u2019en termes de co\u00fbt total de production
\nde la presse \u00e0 cintrer, les param\u00e8tres p1 longueur de pliage
\n(3 pr\u00e9f\u00e9r\u00e9) et p7 force de la presse (3 pr\u00e9f\u00e9r\u00e9) peuvent \u00eatre
\nconsid\u00e9r\u00e9s comme les param\u00e8tres d\u00e9terminants de la machine.<\/p>\n
\u00c9valuation de la matrice crit\u00e9rielle :<\/p>\n
Param\u00e8tres
\nessentiels<\/p>\n
Crit\u00e8re-
\nfrais de la
\nproduction
\nelle-m\u00eame<\/p>\n
Crit\u00e8re-
\nfrais des sous-<\/p>\n
traitants<\/p>\n
Crit\u00e8re-
\nfrais <\/p>\n
d\u2019installation
\n R\u00e9sultat<\/p>\n
p1 longueur
\nde pliage<\/p>\n
1 1 1 3<\/p>\n
p2 gorge 0 1 0 1<\/p>\n
p4 coup 0 0 0 0<\/p>\n
p7 force de
\nla presse<\/p>\n
1 1 1 3<\/p>\n
Les conditions sont \u00e9tablies pour les fins de l\u2019\u00e9valuation :
\n\u2022 un compte de pr\u00e9f\u00e9rence de 0 et 1 signifie que le param\u00e8tre <\/p>\n
n\u2019est pas un d\u00e9terminant, et
\n\u2022 le nombre de pr\u00e9f\u00e9rences 2 et 3 signifie que le param\u00e8tre <\/p>\n
est d\u00e9terminant.<\/p>\n
Mod\u00e9lisation computationnelle
\nPour l\u2019utilisation pratique de la m\u00e9thode ECM, il est n\u00e9cessaire
\nde construire un mod\u00e8le computationnel. Les donn\u00e9es sur les
\nprix de base d\u2019une presse \u00e0 cintrer hydraulique avec diff\u00e9rentes
\nvaleurs des param\u00e8tres d\u00e9terminants p1 longueur de pliage
\net p7 force de la presse ont \u00e9t\u00e9 obtenues dans les sources
\nd\u2019information habituelles. La statistique de r\u00e9gression est cr\u00e9\u00e9e
\ndans Gretl (une d\u00e9rivation plus d\u00e9taill\u00e9e est stock\u00e9e par l\u2019auteur
\nde l\u2019article). La m\u00e9thode des moindres carr\u00e9s ordinaires (MCO) <\/p>\n
est employ\u00e9e pour obtenir des estimations des param\u00e8tres
\ndu mod\u00e8le de r\u00e9gression lin\u00e9aire (MRL). Les valeurs p des
\ncoefficients de r\u00e9gression pour les param\u00e8tres p1 longueur de
\npliage et p7 force de la presse et pour le composant absolu sont
\nplus petites que le niveau de signification choisi =0,05, c.-\u00e0-d.
\nque les param\u00e8tres analys\u00e9s sont statistiquement significatifs
\nau niveau de signification choisi =0,05. Le coefficient de
\nd\u00e9termination ajust\u00e9 R2aju = 0,990563 explique quel pourcentage
\nde la variabilit\u00e9 dans la variable d\u00e9pendante peut s\u2019expliquer
\npar le MRL choisi (le mod\u00e8le peut expliquer 99,06 % de la
\nvariabilit\u00e9 dans la variable). La signification du mod\u00e8le est
\ncaptur\u00e9e par la valeur P (F) = 3,55e-07, qui est inf\u00e9rieure au
\nniveau de signification choisi =0,05. Le MRL est statistiquement
\nsignificatif et consid\u00e9r\u00e9 comme appropri\u00e9 pour capturer la
\nvariabilit\u00e9 de la variable d\u00e9pendante.<\/p>\n
Le MRL estim\u00e9 prend la forme :
\ny=51469,33+38,09p7+13,84p1<\/p>\n
o\u00f9 y est le prix de vente\/la valeur de la presse \u00e0 cintrer et
\nles valeurs 51469,33, 38,09 et 13,84 sont les coefficients de
\nr\u00e9gression estim\u00e9s \u03b20, \u03b21 et \u03b22, respectivement.<\/p>\n
Pour l\u2019utilisation pratique du MRL estim\u00e9 pour une presse
\n\u00e0 cintrer, il est n\u00e9cessaire d\u2019exprimer la d\u00e9pendance \u00e9tablie
\ndu prix de la presse \u00e0 cintrer sur les param\u00e8tres d\u00e9terminants
\npar le moyen des nombres proportionnels, afin que le niveau de
\nprix courant des presses \u00e0 cintrer puisse \u00eatre consid\u00e9r\u00e9 dans
\nl\u2019\u00e9valuation normale, peu importe le niveau de prix utilis\u00e9 pour
\ncr\u00e9er le MRL estim\u00e9. La matrice g\u00e9n\u00e9rale de valeurs, apr\u00e8s <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 21Return to CONTENTS<\/p>\n
l\u2019insertion des valeurs des param\u00e8tres p7 force de la presse et
\np1 longueur de pliage dans le MRL estim\u00e9, prend la forme :<\/p>\n
84354,33 93876,83 103399,33 112921,83 \u2026
\n87814,33 97336,83 106859,33 116381,83 \u2026
\n91274,33 100796,83 110319,33 119841,83 \u2026
\n\u2026 \u2026 \u2026 \u2026 \u2026<\/p>\n
La variable d\u00e9pendante pour le MRL estim\u00e9 est le prix
\nde la presse \u00e0 cintrer en . Pour utiliser la mod\u00e9lisation
\ncomputationnelle plus rapidement, on effectue une conversion.
\nLa tendance actuelle est de maximiser l\u2019automatisation
\ndu processus d\u2019\u00e9valuation et de l\u2019acc\u00e9l\u00e9rer. La conversion
\nchange dans la matrice g\u00e9n\u00e9rale les valeurs en en valeurs
\nadimensionnelles, permettant d\u2019importer la valeur de la presse
\n\u00e0 cintrer en diff\u00e9rentes devises, p. ex. en \u00a3, et $.<\/p>\n
La matrice de valeurs normalis\u00e9e a la forme :<\/p>\n
1,000000 1,112887 1,225774 1,338661 \u2026
\n1,041017 1,153904 1,266791 1,379678 \u2026
\n1,082035 1,194922 1,307809 1,420696 \u2026
\n\u2026 \u2026 \u2026 \u2026 \u2026<\/p>\n
La m\u00e9thode des moindres carr\u00e9s ordinaires (MCO) produit une
\nestimation des param\u00e8tres du MRL normalis\u00e9 de la forme :<\/p>\n
cn=0.610156+0.000451p7+0.000164p1<\/p>\n
o\u00f9 cn est le prix de vente\/la valeur de la presse \u00e0 cintrer
\nnormalis\u00e9(e) et les valeurs 0,610156, 0,000451 et 0,000164 sont
\nles coefficients de r\u00e9gression estim\u00e9s 0, 1 et 2, respectivement.
\nApr\u00e8s avoir ajust\u00e9 les valeurs sp\u00e9cifiques des param\u00e8tres p7
\net p1 au MRL normalis\u00e9, nous obtenons le coefficient normalis\u00e9
\nde CN [-].<\/p>\n
Dans l\u2019\u00e9valuation pratique, il est n\u00e9cessaire de comparer
\nla presse \u00e0 cintrer \u00e9valu\u00e9e \u00e0 une presse \u00e0 cintrer comparable.
\nLa diff\u00e9rence (dissemblance) est exprim\u00e9e par le ratio des
\ncoefficients CN standardis\u00e9s de la presse \u00e9valu\u00e9e et de la
\npresse comparable :<\/p>\n
COP=CNO\/CNS<\/p>\n
o\u00f9 CNO est le coefficient normalis\u00e9 de la machine \u00e0 former
\n\u00e9valu\u00e9e [-] et CNS est le coefficient normalis\u00e9 de la machine \u00e0
\nformer comparable [-].<\/p>\n
V\u00e9rification des r\u00e9sultats
\nLa v\u00e9rification de la fonctionnalit\u00e9 du MRL standardis\u00e9 dans
\nla pratique d\u2019\u00e9valuation est effectu\u00e9e sur les \u00e9chantillonnages
\nde quatre presses \u00e0 cintrer hydrauliques de diff\u00e9rents
\nfabricants, \u00e0 savoir LVD, TRUMPF et DURMA.<\/p>\n
Fabricant\/\u00e9tiquette PPEC 220\/42
\nAD-SERVO <\/p>\n
40175
\nTruBend <\/p>\n
5050
\nAD-R
\n30135<\/p>\n
p7 force de la presse 2200 kN 1750 kN 500 kN 1350 kN<\/p>\n
p1 longueur de pliage 4270 mm 4050 mm 1275 mm 3050 mm<\/p>\n
Presses \u00e0 cintrer comparables :<\/p>\n
Fabricant\/\u00e9tiquette PPEC 170\/42
\nAD-SERVO <\/p>\n
30135
\nTruBend <\/p>\n
5230
\nAD-R
\n40175<\/p>\n
p7 force de la presse 1700 kN 1350 kN 2300 kN 1750 kN<\/p>\n
p1 longueur de pliage 4270 mm 3050 mm 3230 mm 4050 mm<\/p>\n
Valeurs des
\nparam\u00e8tres
\nd\u00e9terminants :<\/p>\n
Inf\u00e9rieures \u00e0 la
\npresse \u00e9valu\u00e9e<\/p>\n
Sup\u00e9rieures \u00e0 la
\npresse \u00e9valu\u00e9e<\/p>\n
Prix de vente\/valeur 95 000 66 617 186 000 47 187 <\/p>\n
Comparaison des coefficients normalis\u00e9s
\net estimations des valeurs des presses \u00e0 cintrer :<\/p>\n
Fabricant LVD DURMA TRUMPF DURMA<\/p>\n
CNO 2,304 2,065 1,045 1,720<\/p>\n
CNS 2,078 1,720 2,179 2065<\/p>\n
COP=CNO\/CNS 1,109 1,200 0,480 0,833<\/p>\n
Estimation=prix de
\nvente\/valeur \u00b7COP<\/p>\n
105 320 79 966 89 225 39 310 <\/p>\n
D\u00e9viation des estimations :<\/p>\n
Fabricant\/\u00e9tiquette PPEC 220\/42
\nAD-SERVO <\/p>\n
40175
\nTruBend <\/p>\n
5050
\nAD-R
\n30135<\/p>\n
Estimation 105 320 79 966 89 225 39 310 <\/p>\n
Valeur r\u00e9elle 100 000 77 720 87 000 37 010 <\/p>\n
D\u00e9viation 5,3 % 2,9 % 2,6 % 6,2 %<\/p>\n
Conclusion
\nLa d\u00e9rivation du coefficient de diff\u00e9rence COP, qui examine les
\ndiff\u00e9rences dans les param\u00e8tres d\u00e9terminants, est essentielle dans
\nla comparaison des machines \u00e0 former. Le MRL et la mod\u00e9lisation
\ncomputationnelle ont \u00e9t\u00e9 utilis\u00e9s dans la recherche pour calculer le
\ncoefficient COP. La proc\u00e9dure propos\u00e9e a \u00e9t\u00e9 test\u00e9e sur la machine
\n\u00e0 former d\u2019une presse \u00e0 cintrer (au stade suivant de la recherche,
\nle test est effectu\u00e9 sur d\u2019autres supports). Les param\u00e8tres
\nd\u00e9terminants trouv\u00e9s avec la m\u00e9thode ECM ont servi \u00e0 cr\u00e9er le
\nMRL estim\u00e9 ou optimis\u00e9 des machines \u00e0 former. Dans les cas o\u00f9
\nCOP=1, c\u2019est une comparabilit\u00e9 de 100 % dans les param\u00e8tres
\nd\u00e9terminants. Les diff\u00e9rences entre la valeur calcul\u00e9e avec le
\nmod\u00e8le propos\u00e9 et le prix de vente\/la valeur ne d\u00e9passent pas 7 %.
\nLa nouvelle approche pr\u00e9sent\u00e9e dans cet article, c.-\u00e0-d. tant la
\nm\u00e9thode ECM que l\u2019application du coefficient de dissemblance COP,
\nqui examine les diff\u00e9rences dans les param\u00e8tres d\u00e9terminants,
\npeut \u00eatre utilis\u00e9e avantageusement pour quantifier les diff\u00e9rences
\ndans les prix annonc\u00e9s que l\u2019on trouve sur le march\u00e9. <\/p>\n
Notes en fin de texte
\n1 \u0160USTEK, Roman. Use of Multicriterion Method in Significance <\/p>\n
Analysis. Odhadce a ocenov\u00e1n\u00ed majetku. 2021, Vol. 27, No. 1-2,
\npp. 20\u221226.<\/p>\n
2 \u0160USTEK, Roman. Metoda ECM a jej\u00ed aplikace pri ocenov\u00e1n\u00ed
\ntv\u00e1rec\u00edch stroju. Young Science. 2022, Vol. 10, No. 6, pp. 48\u221260.<\/p>\n
3 \u0160USTEK, Roman. Selection of Determining Parameters Using
\nthe ECM Model. Scientific supplement of ANNALS of FACULTY
\nENGINEERING HUNEDOARA \u2013 INTERNATIONAL JOURNAL of
\nENGINEERING. 2022, Vol. 20, No. 3, pp. 155\u2212158.<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 22 Return to CONTENTS<\/p>\n
Market Value is the standard measure of the value of property exchanged in
\nan open, active and transparent market, and assumes that the buyer is well-
\ninformed or well-advised in making the purchase. Real estate agents, most
\nof whom have little or no understanding of the externalities occasioned by
\nthe aggregate industry and the sellers they represent are seldom in the habit
\nof disclosing the adverse effects of an aggregate operation for fear of having
\nto discount the asking price of their property. The argument often presented
\nby the aggregate industry in refusing to acknowledge the detrimental effects
\nthat an aggregate operation has on the value of nearby residential properties
\nis premised on the implicit, but unrealistic assumption that a prospective
\npurchaser has an understanding of the adverse impacts to which they will <\/p>\n
This feature represents one section of a more
\nin-depth article authored on this subject by Tony
\nSevelka. The complete article was published in
\nthe Journal of Environmental Law & Policy and
\ncan be accessed through the following link:
\nwww.grassrootsjournals.org\/
\njelp\/0203m00310.html#status<\/p>\n
By Tony Sevelka, AACI, P.App<\/p>\n
AGGREGATE
\nEXTRACTION
\nOPERATIONS<\/p>\n
PROPERTY VALUE IMPACTS OCCASIONED BY<\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 23Return to CONTENTS<\/p>\n
http:\/\/www.grassrootsjournals.org\/jelp\/0203m00310.html#status<\/p>\n
be exposed. \u2026[T]he aggregate industry] should not realistically
\nexpect a purchaser to check the county clerk\u2019s office, the
\nplanning and zoning commission files, the Army Corps of
\nEngineers, the United States Geological Society, the state
\ngeologist, other agencies and the internet, prior to purchasing
\na house, much less bringing a building inspector, hydrologist,
\ngeologist and meteorologist to the site [p. 41].186 <\/p>\n
In the application of a hedonic pricing model by Guignet
\n(2011)187 designed to measure the impact of an environmental
\ndisamenity on house prices, found that, if the sellers and
\nbuyers were unaware of the presence of a leaking underground
\nstorage tank (LUST), there was no measurable impact on house
\nprice. It was stated that: <\/p>\n
\u201cOverall, in my hedonic application I find LUSTs [leaking
\nunderground storage tanks] generally have little effect
\non the local home values. I believe this is because
\nbuyers and sellers (at least in these housing markets
\nand during this period) are typically unaware of the
\ndisamenity. I do, however, find a significant depreciation
\nat homes where I know households are well-informed,
\nas well as in the preference studies where respondents
\nare explicitly informed as part of the study design.\u201d <\/p>\n
As important value-influencing information is usually
\nasymmetrical, resting solely with the seller, prospective
\npurchasers overpay for properties impacted by aggregate
\noperations or other disamenites\/negative externalities.188
\nAn internet search related to the potential impact of aggregate
\noperations on the value of residential properties in proximity
\nproduced the following proximity studies: <\/p>\n
Proximity Study One
\nIn a large-scale peer-reviewed study of the impact of rock mines
\n(quarries) on residential property prices, the first of its kind,189
\nMalikov, et al (2018), documented a sample of 5,500 house sales
\nthat took place in Delaware County, Ohio, during the 2009-2011
\nperiod (roughly two years). Within the County are four surface
\nrock (limestone) mines (quarries), three of which are no longer
\noperational. The only operational quarry (state mine: Del-5),
\nat 510 acres, also happens to be the largest and is subject to
\nblasting, which creates a far greater nuisance (hazard) than
\nother types of surface mines. It was said explicitly: <\/p>\n
\u201cGiven that the other mines in the county were no longer
\nin operation by the period of our study and hence did not
\ngenerate noise, dust and traffic, in our analysis we focus solely
\non the operational Del-5 mine, which is not only very large but
\nis also located in an area of high urban development.\u201d <\/p>\n
Standard software was used to calculate straight-line distances
\nfrom each property (sale) to the mine centroid of Del-5.
\nThe study found statistically significant property-suppressing
\neffects of being located near an operational rock mine (quarry),
\nwhich gradually decline to near-zero at roughly a 10-mile
\n(16.093-kilometre) distance. For residential property in the middle
\nof the price distribution (r = 0.50), our estimates suggest that,
\nbetween two identical houses, the one located a mile closer to
\na rock mine is predicted to be priced, on average, at about 3.1%
\ndiscount.190 The analogous average discounts for houses in the
\nfirst and third quartiles of price distribution are around 2.3% and
\n3.4%, respectively. For an upscale property in the 0.95th quantile
\n[$552,500 average house price], it is at an astounding 5.1%. This is <\/p>\n
rather expected because of income sorting
\nwhereby higher-income households have
\nhigher ability to pay for better environmental
\nquality: in this case, distance from a
\ndisamenity. Conversely, households with
\nlower incomes and less expensive homes
\nare perhaps more willing to substitute
\nenvironmental quality for other, more
\nnecessary, house characteristics such as
\neasier access to employment, including jobs
\nin the environmental-externality-generating
\nrock mining industry itself.\u201d191 <\/p>\n
As a back-of-the-envelope welfare
\ncalculation using unconditional sample
\nquantiles of house values corresponding
\nto the fitted quantile functions,192 the above
\ndiscount estimates imply the average
\nloss in property value associated with
\nthe house being located a mile [1.609
\nkilometres] closer to a rock mine ranging
\nfrom $3,691 to $10,970 for houses within
\nthe interquartile range of price distribution.
\nFor more expensive neighborhoods in
\nthe 0.95th quantile, such losses can be, <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 24 Return to CONTENTS<\/p>\n
on average, as high as $28,410. A July 9, 2018 Supplementary
\nAppendix193 of the study includes the following statement: <\/p>\n
\u201cOur estimates suggest that, all else equal, a house
\nlocated a mile [1.609 kilometres] closer to a rock mine is
\npriced, on average, at about 2.3-5.1% discount, with more
\nexpensive properties being subject to larger markdowns.\u201d<\/p>\n
Proximity Study Two
\nProfessor Hite undertook a study in 2015 that analyzed the
\nproperty value impacts of rock and gravel mines on house prices
\nin Upstate New York. The study used a large data set of MLS
\nrealtor-negotiated house sales (18,941) covering the period of
\nJanuary 1, 2000 to May 7, 2015, with all sales adjusted to current
\n2015 dollars based on the House Price CPI, in areas surrounding
\nthree stone quarries and one sand\/gravel pit in Columbia,
\nSaratoga and Rensselaer Counties. The sales surrounding the
\nfour mines are from Capital Region Multiple Listing Service
\n(MLS) data, and, according to Hite, use of only Realtor mediated
\nsales in Hedonic Price Models consistently demonstrate lower
\nimpacts of disamenities than do those that include all house
\nsales (Jauregui and Hite, 2009);194 \u201cthus estimates of impacts in
\nthe current study should be considered underestimates of the
\ntrue impacts of mines [by about 3.0%].\u201d <\/p>\n
Hite\u2019s study, which was relied upon by the Town of Nassau,
\nNew York, in its 2015 review of Troy Sand & Gravel Co., Inc.\u2019s
\napplication to permit a blasting quarry with an expected
\nlife of 150 years on 89 acres (36.017 hectares) of a 216-acre
\n(87.412-hectare) parcel, concluded that: <\/p>\n
\u2022 Mine operations are a disamenity that would have a
\nnegative impact on property values ranging from a 7.5% to
\n36% discount. Related to these discounts, she concluded
\n(page 12)[195] that \u2018These discounts are statistically
\nsignificant at the 99+% level; such a high degree of
\nsignificance leads us to conclude that, without a doubt, the
\nquarry Troy Sand & Gravel Co., Inc., proposes to develop
\nand operate in the Town of Nassau, Rensselaer County,
\nNew York, will have a deleterious financial effect on
\nexisting homeowners [emphasis in original].\u2019 <\/p>\n
\u2022 \u2026[T]here are 293 residential parcels within 1 mile
\n[1,609 metres] of the [proposed] mine site, equating to
\nabout 750 people (293 residences at 2.6 persons per
\nhousehold as per US Census Data). That equals about
\n15% of the Town [of Nassau] population. The Town does
\nnot consider this a remote location [p.35]. <\/p>\n
\u2022 To most people, it makes intuitive sense that an operation
\nlike a mine \u2013 which creates traffic, noise, and dust and
\nthat is highly unattractive \u2013 would result in nearby house
\nprices being depressed. Statistically based studies have
\nborne out this intuition, and the current study scientifically
\nconservatively demonstrates these impacts\u2026. Dr. Hite\u2019s
\n1998 article in Land Economics[196] found that individuals
\nwho were aware of the existence of a disamenity (in this
\ncase, landfills), bid down the prices of houses within <\/p>\n
3 miles [4.83 kilometres] by an average of 10.65% as
\ncompared to individuals who did not know about the
\ndisamenity. The same group of people received further
\ndiscounts as high as 20% based on how close the homes
\nsought to be purchased were to the disamenity. In addition,
\nbecause house prices are influenced by comparable sales,
\neven individuals without knowledge of the disamenity
\nreceived discounted house prices [p.12].[197] <\/p>\n
Because uninformed buyers overpay for property impacted
\nby a quarry operation, an acknowledged disamenity, these
\ntransactions taint the data pool of comparable sales if they
\nare relied upon by realtors setting asking prices or real estate
\nappraisers estimating market value. <\/p>\n
Proximity Study Three
\nErickcek\u2019s 2006 study198 of the economic impact of the proposed
\n853-acre Stoneco Gravel Mine (Pit), when in full operation,
\nconcluded that residential property values in Richland and
\nRichland Township, Michigan, would be reduced by $31.5 million,
\nadversely impacting the value of 1,400 homes, which represent
\nover 60% of the Richland residences, with residential properties
\ndeclining 20% within a half-mile (805 metres) to 4.9% within
\n3 miles (4,828 metres): <\/p>\n
\u201cA residential property located a half mile (805 metres)
\nfrom the gravel mine (pit) would experience an estimated
\n20% reduction in value; one mile [1,609 metres] from the
\nmine, a 14.5% reduction; 2 miles [3,219 metres] from the
\nmine, an 8.9% reduction; and 3 miles [4,828 metres] from
\nthe mine, a 4.9% reduction. These estimates are similar to
\nestimates published in academic journals on the effects of
\nlandfills on nearby property values [p.5].\u201d
\n \u201cThe loss in property value results from the negative
\nconsequences of the mining operation and reflects the
\ndeterioration in the area\u2019s quality of life due solely to
\nthe operation of the gravel mine. In other words, the
\nloss in house value is a way to quantify in dollars the
\ndeterioration in quality of life, as capitalized in the price of
\nthe house. It captures the price reduction the homeowner
\nwould have to offer to induce a new [informed] buyer to
\npurchase the property. Even if homeowners do not move
\nas a result of the gravel mine, they will lose homeowner
\nequity as the potential sale price of their house is less.
\nTherefore, regardless of whether or not a person actually
\nsells their property, it measures the adverse effects in
\ntheir quality of life in being subjected to the disamenities
\nintroduced into the area by the gravel mine [p.6].\u201d <\/p>\n
The \u2018hedonic pricing model\u2019 relied upon by Erickcek was
\ndeveloped by Professor Hite, Auburn University, based on detailed
\ntransactional data from Delaware County, Ohio, for the initial
\npurpose of studying land use planning issues (Erickcek, 2006): <\/p>\n
\u201cHite examines the effects of distance from a 250-acre
\ngravel mine [i.e., blasting limestone quarry] on the sale
\nprice of 2,552 residential properties from 1996 to 1998. <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 25Return to CONTENTS<\/p>\n
Her model controls for a large set of other factors
\nthat determine a house\u2019s sale price, including number
\nof rooms, number of bathrooms, square footage, lot
\nsize, age of home, sale date, and other factors specific
\nto the locality, so that she can focus solely on the
\neffect of proximity to the gravel mine [i.e., blasting
\nquarry] on house values. She finds a large, statistically
\nsignificant effect of distance from a gravel mine
\n[i.e., blasting quarry] on home sale price: controlling
\nfor other determinants of residential value, proximity
\nto a gravel mine reduces sale price. Specifically, Hite
\nreports that the elasticity of house prices with respect
\nto distance from a gravel mine [i.e., blasting quarry] is
\n.097, implying that a 10% increase in distance from
\nthe gravel mine is associated with slightly less than
\na 1% increase in home value, all else the same.199
\nConversely, the closer the house to the proximity to the
\nmine, the greater the loss in house value.\u201d <\/p>\n
According to Professor Hite, model results presented in
\nelasticity form are particularly difficult for lay people to
\nunderstand. As a result, Erickcek transformed the elasticity
\nmodel into a graph that calculates property discounts
\nassociated with the estimated model demonstrating that the
\nreduction in house values shown on the graphic (page 5)
\ndue to the mine (pit) ranged from 30% adjacent to the mine
\n(pit), to about 5% at 3 miles (4,828 metres) from the mine (pit).
\nWhile the Hite study relied upon by Erickcek pertains to a
\nblasting quarry, Erickcek justified and explained his reliance
\n on the Hite study to measure the impact of a proposed
\ngravel pit, as if fully operational, on area property values in
\nhis December 20, 2006, addendum. The following points are
\nnotable in this context:
\n\u2022 Hedonic pricing models have been the standard research <\/p>\n
technique for evaluating property value impacts for decades.
\n\u2022 The Upjohn report based its estimates of property value <\/p>\n
impacts for Richland using model estimates from Professor
\nHite\u2019s research because her research was based on
\nhigh quality data. In addition, hers was the only study we
\nknew of at the time that used hedonic pricing models to
\nestimate residential property value impacts of mines.
\nSince conducting the study, we have become aware of
\nanother study that uses hedonic pricing models, and we
\nhave conducted our own analysis based on data for an
\narea gravel mine supplied in an industry consulting report
\n[Sustaining A River: An Economic Impact Study of the
\nLower Great Miami River Segment Improvements, by Radha
\nAyalasomayajula, Fred Hitzhusen and Pierre Wilmer Jeanty]. <\/p>\n
This study used a hedonic price model similar to that used in
\nProfessor Hite\u2019s study to estimate the impact of gravel mining
\noperations near the Great Miami River in Butler and Hamilton
\ncounties, Ohio. The sample contained sales data on only
\n119 homes \u2013 far fewer than the 2,552 homes Professor Hite
\nhad in her sample. The model used in this study accounted for <\/p>\n
structural characteristics of the individual homes including
\nnumber of baths, living area, age, number of bedrooms
\nand whether they had a fireplace. In addition, it included
\nthe distance from a gravel mine and distance to the closest
\nurban area. The study found that, on average, property
\nvalues increased by $1,675 per every 1\/10th mile [161 metres]
\nthe home was away from the mining operation. In other
\nwords, the value of a home one mile [1,609 metres] away
\nfrom the gravel mine would be worth $16,725 more than the
\nidentical house located at the mouth of the mine. The study\u2019s
\nanalysis limited its impact to only a one-mile radius.200 <\/p>\n
Although Professor Hite\u2019s data set is ideal for studying
\nthese property value impacts, we were uncomfortable basing
\nthe Upjohn report on her initial analysis. Professor Hite
\nagreed to do additional work for the Institute [without seeking
\ncompensation]\u2026 [T]his involved running checks on the data
\nand variable construction, adding control variables, and
\ntesting the robustness of her results to model specification.
\nThe simulations presented in the Upjohn report were based
\nentirely on new work performed by Hite for the Upjohn
\nInstitute and show somewhat lower property value impacts
\nthan in her initial report\u2026 Professor Hite\u2019s interest in this
\nproject is solely to produce high quality research that is
\npublishable in a peer-reviewed, scholarly journal.201 <\/p>\n
As pointed out by Professor Hite, pits and quarries have a
\nnumber of operational similarities: <\/p>\n
\u201cI would like to emphasize that the two types of gravel
\noperations [pits and quarries] are very similar in that,
\nlike landfills, they both involve increased truck traffic,
\nnoise, and dust and the destruction of large tracts of
\nland… [T]he main difference is that gravel produced
\nat a limestone quarry requires significantly more
\nblasting. To the extent that blasting results in higher
\naverage noise or dust levels for area residents, these
\noperations may have larger adverse effects on nearby
\nproperty values. The adverse property effects from
\nlimestone quarries in my study are very large\u2026 and\u2026
\nit is improbable that all of these adverse property
\neffects are the consequence of blasting.\u201d <\/p>\n
Erickcek also took into account an assessor\u2019s testimony at
\nan August 9, 2006, public hearing held in Howard Township
\nin Cass County on Moose Lake Aggregate\u2019s application for a
\nConditional Use Permit, confirming that the assessments on
\n13 residences near the Moose Lake Gravel Mine were reduced
\nby 30% based on his expertise. The estimated 30% reduction
\nin the assessments of these 13 properties is nearly identical to
\nthe estimates in the Upjohn Institute study. Later the township
\nassessor revised the negative impact to only 10%; however,
\nupon the protest of two of the homeowners of the impacted
\nproperties, the assessor increased the negative impact of the
\nmining operation back up to 30% of the property\u2019s original SEV.
\nThe two owners had their properties independently appraised
\nand the Township assessor agreed: <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 26 Return to CONTENTS<\/p>\n
\u201cI believe that if I had the appraisals
\nbefore\u2026that I probably would have left
\neverbody\u2019s at 70%, but I didn\u2019t have any
\nknowledge of that.\u201d [footnote omitted] <\/p>\n
In addition to the obvious adverse impacts
\n(nuisances) of dust and noise generated by
\nthe operations of an active gravel pit, which
\ndecline with distance from the gravel pit,
\nthree other adverse or negative impacts
\nthat would not decline so quickly with
\ndistance are traffic congestion and traffic
\naccidents, town or community reputation
\nand uncertainty about future development
\nor land use plans, all of which result in a
\nnegative impact on residential property
\nvalues. These are described as below:
\n\u2022 Road Congestion: Still, township <\/p>\n
residents who do not live along potential
\ntruck routes or who reside far enough
\naway from the mine to avoid its dust
\nand noise, will face increased road
\ncongestion [and traffic accidents] due to
\nthe truck traffic generated by the mine.
\nGravel trucks can be slow-moving and
\ndifficult to pass. Also, due to the lack of
\nsidewalks, the trucks will have to share
\nthe road with pedestrians and bicyclists. In addition, while
\nthe proposed truck route for the gravel mine stays clear of
\nthe Village of Richland, independent truck contractors would
\nbe allowed by state law to drive through the Village on M-43
\nand\/or M-89. For some instances, this could prove to be the
\nlow-cost route for the independent haulers. If this occurs, it
\nwill have a negative impact on the Village\u2019s environment, which
\nwould be shared by most all of the township residents. <\/p>\n
\u2022 Reputation of the area: Just as amenities such as a good
\nschool system can improve a town\u2019s reputation and improve
\nproperty values, the introduction of a disamenity such as a
\ngravel mine can harm the reputation of the area [community],
\nin turn depressing property values. As George Tolley of the
\nUniversity of Chicago writes \u201cpeople living away from the area,
\nwho are not directly affected by the disamenities, view the area
\nas undesirable.\u201d202 <\/p>\n
\u2022 The operation could also alter future development plans for
\nthe township. In real estate, uncertainty only decreases land
\nvalues. Once the mining operation is in place, it can ease
\nthe allowance of other heavy industry uses to occur in the
\ntownship. In short, the gravel mine could open the door to
\nother heavy primary industries. This is the \u201cblight-begets-
\nblight\u201d principle. In fact, one argument cited in defense of
\nhaving trucks use 24th Street is that it was used before for
\nheavy trucks going to a now closed landfill. In short, this will
\nraise uncertainty about the allowance of other noisy, heavy
\nindustries into the region. <\/p>\n
Proximity Study Four
\nIn 2020, Kolala et al.203 undertook a study employing the hedonic
\npricing method (Rosen, 1974)204 to quantify the impact on
\nresidential property values in proximity to the Fimiston super pit
\n(quarry) in Western Australia, which measures 3.5 km in length,
\n1.5 km in width and 360m in depth. Kalgoorlie-Boulder has an
\nestimated population of about 32,000, and the main economic
\nactively is mining, followed by agriculture, manufacturing and
\nprocessing activities. The most common complaints from
\nresidents residing in proximity to the super quarry relate to
\nblasting, noise and dust. To estimate the \u2018dis-amenity impact\u2019
\nof the open pit gold mine on residential property values in the
\ncommunity, sales data for 21,850 residential properties sold in
\nKalgoorlie-Boulder, between 1990 and 2018, were analyzed, and
\nadjusted to 2012 values using the consumer price index (CPI).
\nThe average house sale price in the sample of 21,850 house sales
\nis AU$250,000, in 2012 prices; has a 700 square metre (7,535 sf)
\nlot, three bedrooms, and one bathroom; and is located 3 km
\n(1.864 miles) from the super-pit, 2.5 km (1.553 miles) from the
\nCBD, 1 km from the nearest school, and 0.5 km (0.311 miles)
\nfrom the nearest park. <\/p>\n
The distance between the super quarry and the first street
\nwith residential properties is less than 200 metres (656 feet),
\nand the maximum distance to the quarry to residential homes
\nis just under 7 kilometres (4.35 miles). The data set contains
\ninformation on the sale price, location, and sale date; as well as
\nhouse features such as the number of bedrooms, bathrooms, lot <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 27Return to CONTENTS<\/p>\n
size, type of roofing, wall construction material, and the year the
\nproperty was built. The initial data contained over 30,000 sales
\nrecords, but after data checking and restricting the observations
\nto single-family houses and units within the Kalgoorlie-Boulder
\nmetropolitan area, \u202621,850 complete records [remained]. The
\nmaximum distance from a residential home to the super pit is
\njust under 7 km\u2026. Cadastral data were obtained from Landgate,
\nthe Western Australian Land Information Authority\u2026. [T]he
\ndistance of each house to relevant neighbourhood amenities,
\n(schools, parks, sports facilities and central business district)
\nand dis-amenities (super-pit and the airport) using ArcMap 10.5.
\nModel estimation was\u2026 performed [in] R (R Core Team 2019)).205 <\/p>\n
The study found that residential properties within 2 km (1.243
\nmiles) of the Fimiston super-pit (quarry) trade at a 20% to 30%
\ndiscount to similar residential properties located at least six to
\nseven km (4.35 miles) from the super pit. It was also concluded
\nthat the results of the study provide valuable information for
\nplanners seeking to set appropriate buffer zones (separation
\ndistances) around mining operations to avoid land use conflicts,
\nwhile protecting residential property values. <\/p>\n
Proximity Study Five
\nIn M & N Materials, Inc. v. Town of Gurley, Alabama, et al., (2015)206
\nthe United States District Court issued summary judgement in
\nfavour of the Town of Gurley, upholding the Town\u2019s April 13, 2004
\ndecision to annex a quarry operator\u2019s 266 acres (107.65 hectares),
\nand to prevent quarrying based on a number of potential adverse
\neffects on the environment and the community related to health,
\nsafety, morals and general welfare of the Town\u2019s residents. On the
\nissue of property value impacts, Key, a member of the Appraisal
\nInstitute, prepared a Proximity Study involving small samples of
\ngrouped sales. Key\u2019s Proximity Study grouped sales of modest
\ndetached single-family dwellings within 875 feet (267 metres) of
\nthe lot boundaries of a quarry that was operational when the sales
\noccurred, compared to a group of sales located beyond 875 feet of
\nthe lot boundary of the operational quarry (i.e., the control group).
\nBoth groups of sales are from the same subdivision. The purchase
\nprice of each sale in both groups of sales were time-adjusted to
\nthe effective date of appraisal (November 23, 2004), and relied
\nupon to isolate the impact, if any, the proposed quarry in the Town
\nof Gurley would have on the value of nearby residences within 875
\nfeet (267 metres) of the boundary limits of the proposed 266-acre
\nquarry. Combined, the house sales in both groups ranged in price
\nfrom $82,000 to $125,000. <\/p>\n
Based on the distance parameter of the Proximity Study,
\nKey concluded that residences within 875 feet of the boundary
\nlimits of the proposed quarry would sustain an estimated 12.2%
\ndiminution (loss) in value, a rate that falls within the 10% to 15%
\ndiscount suggested by two knowledgeable local realtors. The risk
\nfactors associated with a quarry operation to which homeowners
\nare exposed, as identified in Key\u2019s study, include the following:
\n\u2022 Quiet Enjoyment: Noise issues
\n\u2022 Trespass: Dust and airborne particles <\/p>\n
\u2022 Structural Damage: Blasting
\n\u2022 Ongoing Monitoring: Determining change of structural damage
\n\u2022 Market Resistance: Proximity issues resulting in a diminution <\/p>\n
in value
\nThe Proximity Study does not indicate the distance from the
\nactual quarry activity (mining and blasting), a point that is
\nmore distant than the 875 feet (267 metres) measured from the
\nboundary limits of the quarry. Likewise, the distance from the
\nplanned quarry activity (mining and blasting) to its boundary
\nlimits of the proposed quarry is not specified. Furthermore,
\nthe Proximity Study does not disclose whether the purchasers
\nin both groups of sales were aware of the potential hazards of
\nflyrock, as identified by Ludwiczak, the blasting expert whose
\ntestimony in this case was also accepted by the court. <\/p>\n
Purchasers relocating from major urban centres to a rural
\ncommunity like the Town of Gurley (2004 population: 874) are
\nunlikely to fully grasp the deleterious effects associated with
\nresiding in proximity to a blasting quarry operation, including the
\ndangers of flyrock, which is the ultimate adverse effect due to its
\npotential for injury or death of human and non-human life. If the
\npurchasers in both groups of sales were not fully aware of, or
\nwell-advised as to the adverse effects of residing near a blasting
\nquarry, the loss in property value would be expected to be higher.
\nBuyers given the choice of selecting between two homes at the
\nsame price and similar in age, quality of construction, building
\nmaterials, utility and lot size, would avoid choosing the one in
\nproximity to a blasting quarry (or non-blasting quarry). <\/p>\n
Conclusion
\nWhile aggregate resources are essential for road and building
\nconstruction, the process of extracting aggregate involves the
\ninevitable destruction of the land from where the aggregate
\nresources are extracted. There are always adverse impacts on
\nthe environment occasioned by the processes and operational
\naspects involved in aggregate extraction, impacts that are
\nmagnified as the scale, intensity and duration of aggregate
\noperations increases. The most destructive and dangerous
\nform of aggregate extraction involves quarries that blast rock
\nbelow the water table, and which have no realistic prospect of
\nrehabilitation. Blasting generates toxic fumes, airblast, ground
\nvibrations and flyrock, an unavoidable by-product of blasting.
\nRepeated blasting has been documented as causing structural
\ndamage at a considerable distance from the blast site, despite
\nblasting being conducted within regulatory limits, and despite
\nthe aggregate industry\u2019s constant claims to the contrary. <\/p>\n
When a blasting quarry operation is permitted to be
\nestablished in the wrong geographic location, and the adverse
\nimpacts on the environment and surrounding community
\ncannot be mitigated to a \u2018trivial\u2019 level, the negative externalities,
\nfinancial and otherwise, associated with the quarry operation
\nare borne by the public and innocent third parties. Not only is
\nthe health, safety and welfare of the community compromised,
\nbut numbers of comprehensive proximity studies have also <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 28 Return to CONTENTS<\/p>\n
concluded that residential properties within a certain radius of
\nblasting quarry operations, as well as pits, are less marketable
\nand sustain a significant loss in property value or home-owner
\nequity. Upscale homes sustain larger losses than more modestly
\npriced homes equally distant from an aggregate operation. <\/p>\n
Land use planners acting on behalf of a municipality, county
\nor region, engaged in the processing of applications to permit
\naggregate extraction have statutory and common law obligations
\nto protect the health, safety and welfare of the communities
\nunder their jurisdiction, including the residents\u2019 rights to the
\nuninterrupted use and enjoyment of their properties and to
\npreservation of their property values (e.g., home-owner equity).
\nA permanent mandatory minimum onsite setback of 500 metres to
\nprotect quarry employees, coupled with a minimum offsite radius
\nseparation distance of 1,000 metres between the boundary of a
\nquarry and sensitive land uses or activities, existing or proposed,
\nwould reduce, but not necessarily eliminate all adverse effects.
\nOther environmental considerations could necessitate enhanced
\nsetbacks and separation distances. All other things equal, the
\nmore geographically distant a quarry operation is from sensitive
\nor incompatible land uses, deleterious impacts are reduced,
\nincluding losses in property value.<\/p>\n
End notes
\n186 Demos Binder, The Duty to Disclose Geologic Hazards in <\/p>\n
Real Estate Transactions,\u201d (1998) 1 (13) Chapman Law Review
\n13-56. (https:\/\/www.chapman.edu\/law\/files\/publications\/
\nCLR-1-denis-binder.pdf). <\/p>\n
187 Dennis B Guignet, What Do Property Values Really Tell
\nUs? Evidence From Revealed and Stated Preference
\nStudies, Doctoral dissertation University of Maryland,
\nCollege Park, 2011 <\/p>\n
188 Neelawala, S.N.S.L.H.P., Asymmetric Information Between
\nBuyers and Sellers in the Residential Property Market, A
\nHedonic Property Valuation Approach, PhD diss. Queensland
\nUniversity of Technology, 2014. (https:\/\/eprints.qut.edu.
\nau\/76412\/5\/S.N.S.L.H.P%20Neelawala%20Thesis.pdf). <\/p>\n
189 Emil Malikov, Yiguo Sun and Diane Hite, (Under)Mining Local
\nResidential Property Values: A Semiparametric Spatial
\nQuantile Autoregression, (June 22, 2018) Journal of Applied
\nEconometrics 82-109. (https:\/\/onlinelibrary.wiley.com\/doi\/
\nepdf\/10.1002\/jae.2655). <\/p>\n
190 5.28 thousand feet [one mile] times the mean estimate of
\n0.58% per 1,000 feet. The average discount estimates for other
\nquantiles of house price are obtained similarly. <\/p>\n
191 Cohen and Coughlin (2008) discuss such positive employment
\naccessibility effects associated with environmental
\ndisamenities which may counteract negative externality
\neffects in the context of a noise-generating airport. <\/p>\n
192 And assuming a constant marginal willingness to pay
\n[footnote 18]. <\/p>\n
193 (http:\/\/qed.econ.queensu.ca\/jae\/2019-v34.1\/malikov-sun-hite\/
\nMalikov-Sun-Hite-Mining-Property-Values-Appendix.pdf). <\/p>\n
194 Jauregui, A. and Diane Hite, The Impact of Realtors on
\nHouse Prices near Environmental Disamenities, (2009) 20 (2)
\nHousing Policy Debate 295-316. <\/p>\n
195 Diane Hite and Derrick Robinson, The Impact of Hard Rock
\nand Gravel Mines on House Prices in Upstate New York,
\nJune 23, 2015. <\/p>\n
196 Hite, Diane, Information and Bargaining in Markets for
\nEnvironmental Quality, (1998) 74 (3) Land Economics 303-316. <\/p>\n
197 Diane Hite and Derrick Robinson, The Impact of Hard Rock
\nand Gravel Mines on House Prices in Upstate New York,
\nJune 23, 2015. <\/p>\n
198 Erickcek, G., An Assessment of the Economic Impact of
\nthe Proposed Stoneco Gravel Mine Operation on Richland
\nTownship, W.E. Upjohn Institute, 2006, (https:\/\/research.
\nupjohn.org\/cgi\/viewcontent.cgi?referer=https:\/\/scholar.
\ngoogle.com\/&httpsredir=1&article=1225&context=reports). <\/p>\n
199 This estimate is based on a constant elasticity model
\nspecification. At the Upjohn Institute\u2019s request, Professor Hite
\ntested the sensitivity of these findings to model specification,
\nand in all specifications finds a large, statistically significant
\nnegative effect of proximity to gravel pit on house prices.
\nThe simulations for Richland Township reported below
\nare based on the estimates from the constant elasticity
\nspecification and yield slightly lower estimated negative
\nproperty value impacts than those based on models using
\nother functional forms. We consider this number to be a
\nconservative estimate. <\/p>\n
200 The study\u2019s analysis was not as sophisticated as Hite\u2019s
\nmodel in that it generated a strictly linear estimate of the
\nnegative impact of the mining operation on housing prices.
\nHite\u2019s model generates a more realistic \u201ccurved\u201d estimate
\nthat declines first at an increasing rate and then at a
\ndecreasing rate. <\/p>\n
201 Professor Hite received no compensation for her work,
\ndespite the fact that is was fairly extensive. <\/p>\n
202 George S. Tolley, Effects of the Proposed Indeck Facility on
\nProperty Values, Land Use and Tax Revenues. May 2000,
\nunpublished paper, page 6. <\/p>\n
203 Kolala, C., Polyakov, M., Fogarty, J., Impacts of mining on
\nproperty values in KalgoorlieBoulder, Western Australia,
\n(2020) 68(C) Resources Policy. <\/p>\n
204 Rosen, S., Hedonic prices and implicit markets: product
\ndifferentiation in pure competition, (1974) 82 (1) J. Polit.
\nEcon. 34-55. <\/p>\n
205 R: Core Team, R: a language and environment for statistical
\ncomputing, (2019) Foundation for Statistical Computing,
\nVienna, Austria. (https:\/\/www.R-project.org\/). <\/p>\n
206 M & N Materials, Inc. v. Town of Gurley, Alabama, et al,
\nUnited States District Court, Northern District of Alabama,
\nNortheastern Division, November 13, 2015, (https:\/\/lanierford.
\ncom\/images\/NewsPDFs\/federal-court-decision-gurley-
\nalabama-quarry-case.pdf). <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 29Return to CONTENTS<\/p>\n
https:\/\/www.chapman.edu\/law\/files\/publications\/CLR-1-denis-binder.pdf
\nhttps:\/\/eprints.qut.edu.au\/76412\/5\/S.N.S.L.H.P%20Neelawala%20Thesis.pdf
\nhttps:\/\/onlinelibrary.wiley.com\/doi\/epdf\/10.1002\/jae.2655
\nhttp:\/\/qed.econ.queensu.ca\/jae\/2019-v34.1\/malikov-sun-hite\/Malikov-Sun-Hite-Mining-Property-Values-Appendix.pdf
\nhttps:\/\/research.upjohn.org\/cgi\/viewcontent.cgi?referer=https:\/\/scholar.google.com\/&httpsredir=1&article=1225&context=reports
\nhttps:\/\/www.R-project.org\/
\nhttps:\/\/lanierford.com\/images\/NewsPDFs\/federal-court-decision-gurley-alabama-quarry-case.pdf<\/p>\n
La valeur marchande est la mesure standard de la valeur d\u2019une
\npropri\u00e9t\u00e9 \u00e9chang\u00e9e dans un march\u00e9 ouvert, actif et transparent, alors
\nqu\u2019elle suppose que l\u2019acheteur est bien inform\u00e9 et bien conseill\u00e9 lors
\nde son achat. Les agents immobiliers, dont la plupart comprend peu
\nou pas les effets externes occasionn\u00e9s par l\u2019industrie des agr\u00e9gats
\net les vendeurs qui les repr\u00e9sentent ont rarement l\u2019habitude de
\ndivulguer les effets n\u00e9fastes d\u2019une exploitation d\u2019agr\u00e9gats, par crainte
\nde devoir r\u00e9duire le prix offert de leur propri\u00e9t\u00e9. L\u2019argument souvent
\navanc\u00e9 par l\u2019industrie des agr\u00e9gats pour refuser de reconna\u00eetre
\nles effets adverses d\u2019une exploitation d\u2019agr\u00e9gats sur les valeurs
\ndes propri\u00e9t\u00e9s r\u00e9sidentielles avoisinantes repose sur l\u2019hypoth\u00e8se <\/p>\n
Ce texte repr\u00e9sente une section d\u2019un article plus
\napprofondi r\u00e9dig\u00e9 sur le sujet par M. Sevelka.
\nL\u2019article complet a \u00e9t\u00e9 publi\u00e9 dans le Journal
\nof Environmental Law & Policy et on peut le
\nconsulter en cliquant sur le lien suivant :
\nwww.grassrootsjournals.org\/
\njelp\/0203m00310.html#status<\/p>\n
Par Tony Sevelka, AACI, P.App<\/p>\n
SUR LES VALEURS DES PROPRI\u00c9T\u00c9S<\/p>\n
IMPACTS DES OP\u00c9RATIONS <\/p>\n
D\u2019EXTRACTION
\nD\u2019AGR\u00c9GATS<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 30 Return to CONTENTS<\/p>\n
http:\/\/www.grassrootsjournals.org\/jelp\/0203m00310.html#status<\/p>\n
implicite, mais irr\u00e9aliste, qu\u2019un acheteur \u00e9ventuel sait \u00e0 quels
\nimpacts nuisibles il sera expos\u00e9. \u2026[L\u2019]industrie des agr\u00e9gats
\nne devrait pas s\u2019attendre de fa\u00e7on r\u00e9aliste \u00e0 ce qu\u2019un acheteur
\nconsulte le bureau du greffier du comt\u00e9, les dossiers de la
\ncommission de planification ou de zonage, le Army Corps of
\nEngineers, la United States Geological Society, le g\u00e9ologue de
\nl\u2019\u00c9tat, d\u2019autres organismes et l\u2019Internet avant d\u2019acheter une
\nmaison, encore moins \u00e0 ce qu\u2019il demande \u00e0 un inspecteur de
\nb\u00e2timents, un hydrologue, un g\u00e9ologue et un m\u00e9t\u00e9orologue de
\nse rendre sur les lieux [p. 41].186<\/p>\n
Le mod\u00e8le h\u00e9donistique des prix de Guignet (2011)187, con\u00e7u
\npour mesurer l\u2019impact d\u2019une nuisance environnementale sur les
\nprix des maisons, a permis de constater que si les vendeurs et
\nles acheteurs ignoraient la pr\u00e9sence d\u2019un r\u00e9servoir souterrain
\nnon \u00e9tanche (RSNE), il n\u2019y avait pas d\u2019impact mesurable sur le
\nprix de la maison. On indiquait que :<\/p>\n
\u00ab Sur l\u2019ensemble, dans mon application h\u00e9donistique, je
\nconstate que les RSNE [r\u00e9servoirs souterrains non \u00e9tanches]
\nont en g\u00e9n\u00e9ral peu d\u2019effet sur les valeurs des maisons
\nlocales. Je pense que c\u2019est parce que les acheteurs et les
\nvendeurs (du moins dans ces march\u00e9s du logement et
\ndurant cette p\u00e9riode) ne sont pas habituellement au courant
\nde la nuisance. Mais j\u2019observe une d\u00e9pr\u00e9ciation importante
\ndes maisons quand je sais que ces m\u00e9nages sont bien
\ninform\u00e9s, de m\u00eame que dans les \u00e9tudes de pr\u00e9f\u00e9rence o\u00f9
\nles r\u00e9pondants sont explicitement inform\u00e9s dans le cadre du
\nconcept de l\u2019\u00e9tude. \u00bb<\/p>\n
Comme l\u2019information importante influen\u00e7ant la valeur est
\nhabituellement asym\u00e9trique, provenant seulement du vendeur, les
\nacheteurs \u00e9ventuels surpayent pour des propri\u00e9t\u00e9s affect\u00e9es par
\ndes op\u00e9rations d\u2019agr\u00e9gats ou d\u2019autres nuisances\/effets externes.188
\nUne recherche Internet li\u00e9e \u00e0 l\u2019incidence potentielle des op\u00e9rations
\nd\u2019agr\u00e9gats sur les valeurs des propri\u00e9t\u00e9s r\u00e9sidentielles avoisinantes
\na produit les \u00e9tudes de proximit\u00e9 suivantes :<\/p>\n
\u00c9tude de proximit\u00e9 no 1
\nDans une vaste \u00e9tude r\u00e9vis\u00e9e par les pairs sur l\u2019impact des mines
\nde roche (carri\u00e8res) sur les prix des propri\u00e9t\u00e9s r\u00e9sidentielles, la
\npremi\u00e8re en son genre,189 Malikov, et al. (2018) ont document\u00e9 un
\n\u00e9chantillonnage de 5500 ventes de maisons ayant eu lieu dans le
\ncomt\u00e9 de Delaware, en Ohio, de 2009 \u00e0 2011 (environ deux ans).
\nIl y a dans le comt\u00e9 quatre mines (carri\u00e8res) de roches de surface
\n(calcaire), dont trois ne sont plus exploit\u00e9es. La seule carri\u00e8re en
\nop\u00e9ration (mine d\u2019\u00c9tat : Del-5), d\u2019une superficie de 510 acres, se
\ntrouve aussi \u00eatre la plus grande et elle est sujette au dynamitage,
\nce qui occasionne une nuisance beaucoup plus importante (danger)
\nque les autres types de mines de surface. On disait express\u00e9ment :<\/p>\n
\u00ab Comme les autres mines du comt\u00e9 n\u2019\u00e9taient plus en
\nop\u00e9ration au moment de notre \u00e9tude et ne faisaient donc
\nplus de bruit, de poussi\u00e8re et de trafic, notre analyse vise
\nseulement la mine op\u00e9rationnelle Del-5, non seulement
\ntr\u00e8s vaste, mais \u00e9galement situ\u00e9e dans un secteur de
\nd\u00e9veloppement urbain tr\u00e8s actif. \u00bb<\/p>\n
Un logiciel standard a servi \u00e0 calculer les distances en ligne
\ndroite entre chaque propri\u00e9t\u00e9 (vente) et le centro\u00efde de la mine
\nDel-5. L\u2019\u00e9tude a d\u00e9gag\u00e9 d\u2019importants effets n\u00e9fastes pour
\nles propri\u00e9t\u00e9s situ\u00e9es pr\u00e8s d\u2019une mine (carri\u00e8re) de roches
\nop\u00e9rationnelle, qui diminuent graduellement apr\u00e8s de z\u00e9ro \u00e0
\nune distance d\u2019environ 10 milles (16,093 kilom\u00e8tres). Pour une
\npropri\u00e9t\u00e9 r\u00e9sidentielle au milieu de l\u2019\u00e9chelle des prix
\n(t = 0,50), nos estimations donnent \u00e0 penser qu\u2019entre deux
\nmaisons identiques, celle situ\u00e9e un mille plus pr\u00e8s d\u2019une mine
\nde roches devrait avoir un prix moyen environ 3,1 % moins
\n\u00e9lev\u00e9.190 Les rabais moyens analogues pour les maisons dans
\nles premier et troisi\u00e8me quartiles de l\u2019\u00e9chelle des prix sont
\nd\u2019environ 2,3 % et 3,4 %, respectivement. Pour une propri\u00e9t\u00e9
\nhaut de gamme dans le 0,95e quantile [prix moyen de la maison
\n552 500$], c\u2019est un stup\u00e9fiant 5,1 %. C\u2019est plut\u00f4t pr\u00e9visible en
\nraison de la fourchette de revenus, o\u00f9 les m\u00e9nages \u00e0 plus hauts
\nrevenus sont davantage en mesure de payer pour jouir d\u2019une
\nmeilleure qualit\u00e9 environnementale : dans ce cas, la distance
\nles s\u00e9parant de la nuisance. \u00ab Inversement, les m\u00e9nages \u00e0 plus
\nfaibles revenus et aux maisons moins ch\u00e8res sont peut-\u00eatre
\nplus dispos\u00e9s \u00e0 sacrifier la qualit\u00e9 de l\u2019environnement \u00e0 d\u2019autres
\ncaract\u00e9ristiques de la maison plus n\u00e9cessaires, comme un
\nacc\u00e8s plus facile \u00e0 l\u2019emploi, incluant les emplois dans l\u2019industrie
\nmini\u00e8re de roches elle-m\u00eame produisant des effets externes
\nenvironnementaux. \u00bb191<\/p>\n
\u00c0 titre de calcul approximatif du bien-\u00eatre utilisant des
\nquantiles d\u2019\u00e9chantillonnage sans conditions des valeurs des
\nmaisons correspondant aux fonctions des quantiles ajust\u00e9s,192
\nles estimations de rabais ci-dessus supposent la perte moyenne
\nde valeur de propri\u00e9t\u00e9 associ\u00e9e \u00e0 la maison situ\u00e9e un mille
\n[1,609 kilom\u00e8tre] plus pr\u00e8s d\u2019une mine de roches, allant de
\n3691 $ \u00e0 10 970 $ pour les maisons dans l\u2019\u00e9cart interquartile
\nde l\u2019\u00e9chelle des prix. Pour les voisinages plus dispendieux dans
\nle 0,95e quantile, ces pertes peuvent atteindre, en moyenne,
\n28 410 $. Un annexe suppl\u00e9mentaire193 de l\u2019\u00e9tude, publi\u00e9 le 9
\njuillet 2018, comprend l\u2019\u00e9nonc\u00e9 suivant :<\/p>\n
\u00ab Nos estimations donnent \u00e0 penser que, toutes autres
\nchoses \u00e9tant \u00e9gales, une maison situ\u00e9e un mille [1,609
\nkilom\u00e8tre] plus pr\u00e8s d\u2019une mine de roches a son prix fix\u00e9,
\nen moyenne, \u00e0 environ 2,3 \u00e0 5,1 % de rabais, alors que
\nles propri\u00e9t\u00e9s plus dispendieuses sont sujettes \u00e0 de plus
\nimportantes r\u00e9ductions de prix. \u00bb<\/p>\n
\u00c9tude de proximit\u00e9 no 2
\nLa professeure Hite a entrepris en 2015 une \u00e9tude qui analysait
\nles impacts des mines de roche et de gravier sur les valeurs
\ndes maisons dans le nord-ouest de l\u2019\u00c9tat de New York. L\u2019\u00e9tude
\nutilisait un grand ensemble de donn\u00e9es sur les ventes de
\nmaisons n\u00e9goci\u00e9es par un agent immobilier par l\u2019entremise d\u2019un
\nservice interagences (18 941) dans la p\u00e9riode du 1er janvier 2000
\nau 7 mai 2015, avec toutes les ventes ajust\u00e9es en dollars
\nde 2015, bas\u00e9 sur l\u2019IPC pour les maisons dans les secteurs
\nentourant trois carri\u00e8res de pierre et une carri\u00e8re de sable\/gravier <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 31Return to CONTENTS<\/p>\n
dans les comt\u00e9s de Columbia, Saratoga et Rensselaer. Les
\nventes entourant les quatre mines viennent des donn\u00e9es de
\nCapital Region Multiple Listing Service et, selon Mme Hite,
\nutilisent seulement des ventes o\u00f9 l\u2019agent immobilier a servi
\nde m\u00e9diateur dans les mod\u00e8les h\u00e9donistiques des prix, qui
\nd\u00e9montrent invariablement des nuisances ayant de moins
\ngrands impacts que celles incluant toutes les ventes de maisons
\n(Jauregui et Hite, 2009);194 \u00ab \u2026ainsi, les estimations d\u2019impacts
\ndans la pr\u00e9sente \u00e9tude devraient \u00eatre consid\u00e9r\u00e9es comme des
\nsous-estimations des v\u00e9ritables impacts produits par les mines
\n[d\u2019environ 3,0 %].<\/p>\n
L\u2019\u00e9tude de Mme Hite que la Ville de Nassau, dans l\u2019\u00c9tat de
\nNew York, a utilis\u00e9 en 2015 dans son examen de la demande de
\npermis de carri\u00e8re avec dynamitage de la compagnie Troy Sand
\n& Gravel Co., Inc., avec une dur\u00e9e pr\u00e9vue de 150 ans sur une
\nparcelle de 89 acres (36,017 hectares) dans une parcelle de
\n216 acres (87,412 hectares), concluait que :<\/p>\n
\u2022 Les op\u00e9rations mini\u00e8res sont une nuisance qui aurait
\nun impact n\u00e9gatif sur les valeurs des propri\u00e9t\u00e9s,
\nallant d\u2019un rabais de 7,5 \u00e0 36 %. Relativement \u00e0 ces
\nrabais, elle concluait (page 12)195 que \u2039 Ces rabais sont
\nstatistiquement importants au niveau 99+%; une telle
\nimportance nous porte \u00e0 conclure que, sans aucun doute,
\nla carri\u00e8re que Troy Sand & Gravel Co., Inc. propose de
\nd\u00e9velopper et d\u2019exploiter dans la Ville de Nassau, comt\u00e9
\nde Rensselaer, \u00c9tat de New York, aura une incidence
\nfinanci\u00e8re n\u00e9faste sur les propri\u00e9taires existants
\n[emphase dans l\u2019original]. \u203a<\/p>\n
\u2022 \u2026[I]l y a 293 parcelles r\u00e9sidentielles dans un mille
\n[1,609 m\u00e8tre] du site [propos\u00e9] pour la mine, ce qui
\n\u00e9quivaut \u00e0 environ 750 personnes (293 r\u00e9sidences \u00e0
\n2,6 personnes par m\u00e9nage, selon le US Census Data).
\nCela repr\u00e9sente environ 15 % de la population de la Ville
\n[de Nassau]. La Ville ne consid\u00e8re pas le site comme un
\nemplacement \u00e9loign\u00e9 [p. 35].<\/p>\n
\u2022 La plupart des gens ont l\u2019intuition qu\u2019une exploitation telle
\nune mine \u2013 qui engendre du trafic, du bruit, de la poussi\u00e8re
\net qui est tr\u00e8s peu attrayante \u2013 entra\u00eenerait une baisse des
\nprix des maisons avoisinantes. Des \u00e9tudes statistiques ont
\nsupport\u00e9 cette intuition, alors que l\u2019\u00e9tude courante d\u00e9montre
\nces impacts scientifiquement, de fa\u00e7on conservatrice\u2026
\nL\u2019article de 1998 du docteur Hite, paru dans la revue Land
\nEconomics,196 constatait que les individus qui connaissaient
\nl\u2019existence d\u2019une nuisance (dans le cas pr\u00e9sent, des sites
\nd\u2019enfouissement), offraient pour les maisons des prix
\ninf\u00e9rieurs \u00e0 l\u2019int\u00e9rieur de 3 milles [4,83 kilom\u00e8tres] avec une
\nbaisse moyenne de 10,65 %, comparativement aux individus
\nqui ignoraient la nuisance. Le m\u00eame groupe de personnes
\na re\u00e7u d\u2019autres rabais, allant jusqu\u2019\u00e0 20 %, selon la plus ou
\nmoins grande proximit\u00e9 de la nuisance avec les maisons
\nconvoit\u00e9es. De plus, \u00e9tant donn\u00e9 que les prix des maisons
\nsont influenc\u00e9s par les ventes comparables, m\u00eame les gens
\nignorant la nuisance recevaient un rabais sur les prix des
\nmaisons [p. 12].197<\/p>\n
Comme les acheteurs non inform\u00e9s surpayent pour leurs
\npropri\u00e9t\u00e9s affect\u00e9es par l\u2019exploitation d\u2019une carri\u00e8re, une <\/p>\n
nuisance reconnue, ces transactions
\ncontaminent le groupe de donn\u00e9es
\ndes ventes comparables si les agents
\nimmobiliers s\u2019en servent pour fixer
\nles prix offerts ou si les \u00e9valuateurs
\nimmobiliers estiment la valeur
\nmarchande.<\/p>\n
\u00c9tude de proximit\u00e9 no 3
\nL\u2019\u00e9tude Erickcek de 2006198 sur l\u2019impact
\n\u00e9conomique de la Stoneco Gravel Mine
\n(Pit), d\u2019une superficie de 853 acres,
\nlorsque fonctionnant \u00e0 pleine capacit\u00e9,
\nconcluait que les valeurs des propri\u00e9t\u00e9s
\nr\u00e9sidentielles \u00e0 Richland et dans le
\ncanton de Richland, au Michigan,
\nseraient r\u00e9duites de 31,5 millions $,
\naffectant la valeur de 1400 maisons,
\nce qui repr\u00e9sente plus de 60 % des
\nr\u00e9sidences de Richland, avec des
\npropri\u00e9t\u00e9s r\u00e9sidentielles diminuant de
\n20 % dans un demi-mille (805 m\u00e8tres) \u00e0
\n4,9 % dans 3 milles (4828 m\u00e8tres) :
\n\u00ab Une propri\u00e9t\u00e9 r\u00e9sidentielle situ\u00e9e
\n\u00e0 un demi-mille (805 m\u00e8tres) d\u2019une <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 32 Return to CONTENTS<\/p>\n
mine (carri\u00e8re) de gravier conna\u00eetrait une r\u00e9duction estim\u00e9e
\n\u00e0 20 % de la valeur; \u00e0 un mille [1609 m\u00e8tres] de la mine,
\nune r\u00e9duction de 14,5 %; \u00e0 2 milles [3219 m\u00e8tres] de la
\nmine, une r\u00e9duction de 8,9 %; et \u00e0 3 milles [4828 m\u00e8tres]
\nde la mine, une r\u00e9duction de 4,9 %. Ces estimations sont
\nsimilaires \u00e0 celles publi\u00e9es dans les revues sp\u00e9cialis\u00e9es
\nsur les effets des sites d\u2019enfouissement sur les valeurs des
\npropri\u00e9t\u00e9s avoisinantes [p. 5]. \u00bb<\/p>\n
\u00ab La perte de valeur des propri\u00e9t\u00e9s r\u00e9sulte des cons\u00e9quences
\nn\u00e9gatives de l\u2019exploitation d\u2019extraction et refl\u00e8te la d\u00e9t\u00e9rioration
\nde la qualit\u00e9 de vie dans le secteur, uniquement due aux
\nop\u00e9rations de la mine de gravier. En d\u2019autres mots, la perte de
\nvaleur des maisons est une fa\u00e7on de quantifier en dollars la
\nd\u00e9t\u00e9rioration de la qualit\u00e9 de vie, telle qu\u2019immobilis\u00e9e dans le
\nprix des maisons. Elle capture le prix r\u00e9duit que le propri\u00e9taire
\ndevrait offrir pour inciter un nouvel acheteur [inform\u00e9] \u00e0
\nacqu\u00e9rir la propri\u00e9t\u00e9. M\u00eame si les propri\u00e9taires ne d\u00e9m\u00e9nagent
\npas \u00e0 cause de la mine de gravier, ils perdront leur avoir propre
\nfoncier parce que le prix de vente potentiel de leur maison est
\ninf\u00e9rieur. Ainsi donc, peu importe si oui ou non une personne
\nvend effectivement leur maison, elle mesure les effets n\u00e9fastes
\nsur leur qualit\u00e9 de vie parce qu\u2019ils subissent les nuisances
\nproduites dans le secteur par la mine de gravier [p. 6]. \u00bb<\/p>\n
Le \u2039 mod\u00e8le h\u00e9donistique des prix \u203a utilis\u00e9 par Erickcek a \u00e9t\u00e9
\n\u00e9labor\u00e9 par la professeure Hite, de l\u2019Universit\u00e9 d\u2019Auburn, bas\u00e9
\nsur les donn\u00e9es d\u00e9taill\u00e9es des transactions provenant du comt\u00e9
\nde Delaware, en Ohio, dans le but initial d\u2019\u00e9tudier les questions
\nde planification de l\u2019utilisation des terres (Erickcek, 2006) : <\/p>\n
\u00ab Mme Hite examine les effets de la distance d\u2019une mine
\nde gravier de 250 acres [c.\u00e0d. une carri\u00e8re de calcaire
\navec dynamitage] sur le prix de vente de 2552 propri\u00e9t\u00e9s
\nr\u00e9sidentielles, de 1996 \u00e0 1998. Son mod\u00e8le contr\u00f4le une
\ngrande s\u00e9rie d\u2019autres facteurs qui d\u00e9terminent le prix
\nde vente d\u2019une maison, incluant le nombre de pi\u00e8ces, le
\nnombre de salles de bain, la superficie en pieds carr\u00e9s,
\nles dimensions du lot, l\u2019\u00e2ge de la maison, la date de
\nvente et d\u2019autres facteurs propres \u00e0 la localit\u00e9, afin
\nqu\u2019elle puisse se concentrer uniquement sur l\u2019effet de la
\nproximit\u00e9 de la mine de gravier [c.-\u00e0-d. une carri\u00e8re avec
\ndynamitage] sur les valeurs des maisons. Elle observe
\nun effet statistiquement significatif de la distance d\u2019une
\nmine de gravier [c.-\u00e0-d. une carri\u00e8re avec dynamitage]
\nsur le prix de vente des maisons : concernant le contr\u00f4le
\nd\u2019autres d\u00e9terminants de la valeur r\u00e9sidentielle, la
\nproximit\u00e9 avec une mine de gravier r\u00e9duit le prix de vente.
\nSp\u00e9cifiquement, Mme Hite rapporte que l\u2019\u00e9lasticit\u00e9 des
\nprix des maisons relativement \u00e0 la distance d\u2019une mine
\nde gravier [c.-\u00e0-d. une carri\u00e8re avec dynamitage] est de
\n,097, signifiant qu\u2019une augmentation de 10 % de la distance
\nd\u2019une mine de gravier est associ\u00e9e \u00e0 un peu moins qu\u2019une
\naugmentation de 1 % de la valeur des maisons, toutes
\nautres choses \u00e9tant \u00e9gales.199 \u00c0 l\u2019inverse, plus la maison
\nest proche de la mine, plus elle perd de la valeur. \u00bb<\/p>\n
Selon la professeure Hite, les r\u00e9sultats du mod\u00e8le pr\u00e9sent\u00e9s sous
\nla forme \u00e9lastique sont assez difficiles \u00e0 comprendre pour les
\nprofanes. Erickcek a donc transform\u00e9 le mod\u00e8le d\u2019\u00e9lasticit\u00e9 en un
\ngraphique qui calcule les rabais immobiliers associ\u00e9s au
\nmod\u00e8le estim\u00e9 d\u00e9montrant que la r\u00e9duction de la valeur des
\nmaisons figurant dans le graphique (page 5) due \u00e0 la mine (carri\u00e8re)
\nallait de 30 %, adjacent \u00e0 la mine (carri\u00e8re) \u00e0 environ 5 %,
\n\u00e0 3 milles (4828 m\u00e8tres) de la mine (carri\u00e8re). Alors que l\u2019\u00e9tude
\nHite utilis\u00e9e par Erickcek a trait \u00e0 une carri\u00e8re avec dynamitage,
\nErickcek justifiait et expliquait sa confiance dans l\u2019\u00e9tude Hite pour
\nmesurer l\u2019impact d\u2019une carri\u00e8re de gravier propos\u00e9e, comme si
\nelle fonctionnait \u00e0 pleine capacit\u00e9, sur les valeurs des propri\u00e9t\u00e9s
\ndu secteur dans son addenda du 20 d\u00e9cembre 2006. Les points
\nsuivants sont notables dans ce contexte :
\n\u2022 Les mod\u00e8les h\u00e9donistiques des prix sont la technique de <\/p>\n
recherche standard pour estimer les impacts sur les valeurs
\ndes propri\u00e9t\u00e9s depuis des d\u00e9cennies. <\/p>\n
\u2022 Le rapport Upjohn fondait ses estimations des impacts sur
\nles valeurs des propri\u00e9t\u00e9s \u00e0 Richland sur les estimations
\ndu mod\u00e8le de recherche de la professeure Hite, parce que
\nsa recherche employait des donn\u00e9es de qualit\u00e9 sup\u00e9rieure.
\nEn outre, son \u00e9tude \u00e9tait la seule que nous connaissions \u00e0
\nl\u2019\u00e9poque qui utilisait les mod\u00e8les h\u00e9donistiques des prix pour
\nestimer les impacts des mines sur les valeurs des propri\u00e9t\u00e9s
\nr\u00e9sidentielles. Depuis que nous avons men\u00e9 l\u2019\u00e9tude, nous
\navons pris connaissance d\u2019une autre \u00e9tude utilisant les
\nmod\u00e8les h\u00e9donistiques des prix et nous avons effectu\u00e9 notre
\npropre analyse en employant des donn\u00e9es sur une mine de
\ngravier dans le secteur, provenant d\u2019un rapport consultatif de
\nl\u2019industrie [Sustaining A River: An Economic Impact Study of the
\nLower Great Miami River Segment Improvements, par Radha
\nAyalasomayajula, Fred Hitzhusen et Pierre Wilmer Jeanty].<\/p>\n
Cette \u00e9tude employait un mod\u00e8le h\u00e9donistique des prix
\nsemblable \u00e0 celui utilis\u00e9 dans l\u2019\u00e9tude de la professeure Hite
\npour \u00e9valuer l\u2019impact des exploitations mini\u00e8res de gravier pr\u00e8s
\nde la Great Miami River dans les comt\u00e9s de Butler et Hamilton,
\nen Ohio. L\u2019\u00e9chantillonnage contenait les donn\u00e9es de vente pour
\nseulement 119 maisons, soit beaucoup moins que les 2552
\nmaisons qu\u2019avait la professeure Hite dans son \u00e9chantillonnage.
\nLe mod\u00e8le servant dans cette \u00e9tude tenait compte des
\ncaract\u00e9ristiques structurelles de chaque maison, y compris le
\nnombre de salles de bain, la partie habitable, l\u2019\u00e2ge, le nombre
\nde chambres \u00e0 coucher et s\u2019il y avait ou non un foyer. De plus, il
\nincluait la distance \u00e0 une mine de gravier et la distance jusqu\u2019\u00e0 la
\nzone urbaine la plus proche. L\u2019\u00e9tude r\u00e9v\u00e9lait qu\u2019en moyenne, les
\nvaleurs des propri\u00e9t\u00e9s avaient augment\u00e9 de 1675 $ par chaque
\n1\/10e de mille [161 m\u00e8tres] qui s\u00e9parait la maison de l\u2019exploitation
\nmini\u00e8re. En d\u2019autres mots, une maison situ\u00e9e \u00e0 un mille
\n[1609 m\u00e8tres] d\u2019une mine de gravier vaudrait 16 725 $ de plus
\nqu\u2019une maison identique situ\u00e9e \u00e0 proximit\u00e9 de la mine. L\u2019analyse
\nde l\u2019\u00e9tude portait seulement sur un rayon d\u2019un mille.200<\/p>\n
Bien que le jeu de donn\u00e9es de la professeure Hite soit id\u00e9al
\npour \u00e9tudier ces impacts sur les valeurs des propri\u00e9t\u00e9s, nous <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 33Return to CONTENTS<\/p>\n
h\u00e9sitions \u00e0 fonder le rapport Upjohn sur son analyse initiale.
\nLa professeure Hite a accept\u00e9 de faire d\u2019autres travaux pour
\nl\u2019Institut [sans demander de r\u00e9mun\u00e9ration]\u2026 [C]ela impliquait de
\nfaire des v\u00e9rifications sur les donn\u00e9es et sur des constructions
\nvariables, ajouter des variables de contr\u00f4le et tester la
\nrobustesse de ses r\u00e9sultats contre les sp\u00e9cifications du mod\u00e8le.
\nLes simulations pr\u00e9sent\u00e9es dans le rapport Upjohn reposaient
\nenti\u00e8rement sur les nouveaux travaux effectu\u00e9s par Mme Hite
\npour l\u2019Institut Upjohn et montraient des impacts moins grands
\nsur les valeurs des propri\u00e9t\u00e9s que dans son rapport initial\u2026
\nL\u2019int\u00e9r\u00eat de la professeure Hite dans ce projet \u00e9tait seulement
\nde produire une recherche de haute qualit\u00e9, publiable dans un
\njournal scientifique r\u00e9vis\u00e9 par les pairs.201<\/p>\n
Comme l\u2019a fait remarquer la professeure Hite, les carri\u00e8res
\nont plusieurs similitudes en termes d\u2019op\u00e9rations :<\/p>\n
\u00ab J\u2019aimerais souligner que les deux types d\u2019exploitation
\nde gravier [gravi\u00e8res et carri\u00e8res] sont tr\u00e8s similaires en
\nceci que, comme les sites d\u2019enfouissement, ils causent
\nplus de trafic, de bruit et de poussi\u00e8re, de m\u00eame que la
\ndestruction de grandes bandes de terres\u2026 [L]a principale
\ndiff\u00e9rence est que le gravier produit dans une carri\u00e8re de
\ncalcaire requiert beaucoup plus de dynamitage. Dans la
\nmesure o\u00f9 le dynamitage produit des niveaux plus \u00e9lev\u00e9s
\nde bruit ou de poussi\u00e8re pour les r\u00e9sidents du secteur, ces
\nop\u00e9rations peuvent avoir des effets encore plus n\u00e9fastes
\nsur les valeurs des propri\u00e9t\u00e9s avoisinantes. Les effets
\nn\u00e9fastes des carri\u00e8res de calcaire sur les propri\u00e9t\u00e9s dans
\nmon \u00e9tude sont tr\u00e8s importants\u2026 et\u2026 il est improbable
\nque tous ces effets n\u00e9fastes sur les propri\u00e9t\u00e9s soient dus
\nau dynamitage. \u00bb<\/p>\n
Erickcek a \u00e9galement tenu compte du t\u00e9moignage d\u2019un
\nassesseur lors d\u2019une audience publique tenue le 9 ao\u00fbt 2006
\ndans le Village de Howard, comt\u00e9 de Cass, concernant la
\ndemande d\u2019un permis d\u2019usage conditionnel de Moose Lake
\nAggregate, confirmant que les \u00e9valuations de 13 r\u00e9sidences
\nsitu\u00e9es pr\u00e8s de la Moose Lake Gravel Mine ont \u00e9t\u00e9 r\u00e9duites de
\n30 %, selon son expertise. La r\u00e9duction estim\u00e9e de 30 % dans
\nles \u00e9valuations de ces 13 propri\u00e9t\u00e9s est presque identique
\naux estimations dans l\u2019\u00e9tude de l\u2019Institut Upjohn. Plus tard,
\nl\u2019assesseur du Village a r\u00e9vis\u00e9 l\u2019impact n\u00e9gatif \u00e0 seulement
\n10 %; toutefois, apr\u00e8s que deux propri\u00e9taires de maisons
\naffect\u00e9es aient protest\u00e9, l\u2019assesseur a r\u00e9tabli l\u2019impact n\u00e9gatif
\nde l\u2019exploitation mini\u00e8re \u00e0 30 % de la valeur estim\u00e9e original
\ndu propri\u00e9t\u00e9. Les deux propri\u00e9taires ont command\u00e9 une
\n\u00e9valuation ind\u00e9pendante de leurs maisons et l\u2019\u00e9valuateur du
\nVillage \u00e9tait d\u2019accord :<\/p>\n
\u00ab Je crois que si j\u2019avais eu les \u00e9valuations avant\u2026 j\u2019aurais
\nprobablement laiss\u00e9 les valeurs de tout le monde \u00e0 70 %,
\nmais je n\u2019avais aucune information \u00e0 ce sujet. \u00bb [Note en bas
\nde page omise] <\/p>\n
En plus des r\u00e9percussions n\u00e9fastes (nuisances) \u00e9videntes de
\nla poussi\u00e8re et du bruit engendr\u00e9es par les op\u00e9rations d\u2019une
\ngravi\u00e8re active, qui diminuent avec la distance de celle-ci, <\/p>\n
trois autres r\u00e9percussions n\u00e9fastes ou n\u00e9gatives qui ne
\ndiminueraient pas aussi rapidement avec la distance sont
\nla congestion du trafic et les accidents de la circulation,
\nla r\u00e9putation des villes ou des communaut\u00e9s et l\u2019incertitude
\nsur le d\u00e9veloppement et les plans futurs d\u2019utilisation
\ndes terres, tous ces facteurs causant un impact n\u00e9gatif
\nsur les valeurs des propri\u00e9t\u00e9s r\u00e9sidentielles. Ils sont
\nd\u00e9crits ci-dessous :
\n\u2022 Congestion routi\u00e8re : M\u00eame si les r\u00e9sidents du Village ne <\/p>\n
vivent pas sur des routes de camions potentielles ou qui
\nr\u00e9sident assez loin de la mine pour \u00e9viter sa poussi\u00e8re et
\nson bruit, ils verront une plus grande congestion routi\u00e8re
\n[et des accidents de la circulation] due au trafic des camions
\nengendr\u00e9 par la mine. Les camions de gravier peuvent se
\nd\u00e9placer lentement et \u00eatre difficiles \u00e0 d\u00e9passer. Aussi, en
\nl\u2019absence de trottoirs, les camions devront partager la route
\navec les pi\u00e9tons et les cyclistes. De plus, alors que la route
\nde camions propos\u00e9e pour la mine de gravier reste \u00e0 l\u2019\u00e9cart
\ndu Village de Richland, les entrepreneurs de camionnage
\nind\u00e9pendants seraient autoris\u00e9s par la loi de l\u2019\u00c9tat \u00e0
\ntraverser le Village sur la M-43 et\/ou la M-89. Dans certains
\ncas, cela pourrait \u00eatre la route la plus \u00e9conomique pour les
\ncamionneurs ind\u00e9pendants. Le cas \u00e9ch\u00e9ant, cela aura un
\nimpact n\u00e9gatif sur l\u2019environnement du Village que devraient
\nsubir presque tous les r\u00e9sidents.<\/p>\n
\u2022 R\u00e9putation du secteur : Tout comme des commodit\u00e9s
\ncomme un bon syst\u00e8me scolaire peuvent am\u00e9liorer la
\nr\u00e9putation d\u2019un village et augmenter la valeur de ses
\npropri\u00e9t\u00e9s, l\u2019introduction d\u2019une nuisance comme une mine
\nde gravier peut ternir la r\u00e9putation du secteur [communaut\u00e9]
\net du m\u00eame coup faire chuter les valeurs des propri\u00e9t\u00e9s.
\nComme l\u2019\u00e9crit George Tolley, de l\u2019Universit\u00e9 de Chicago,
\n\u00ab les gens vivant \u00e0 l\u2019\u00e9cart du secteur, qui ne sont pas
\ndirectement affect\u00e9s par les nuisances, consid\u00e8rent le
\nsecteur comme ind\u00e9sirable \u00bb.202<\/p>\n
\u2022 L\u2019exploitation pourrait \u00e9galement alt\u00e9rer les plans de
\nd\u00e9veloppement futur du village. En immobilier, l\u2019incertitude
\nfait seulement diminuer les valeurs des terres. Une
\nfois l\u2019exploitation mini\u00e8re en place, cela peut favoriser
\nl\u2019acceptation d\u2019autres utilisations de l\u2019industrie lourde dans
\nle village. Bref, la mine de gravier pourrait ouvrir la porte \u00e0
\nd\u2019autres industries lourdes primaires. C\u2019est le principe de la
\n\u00ab d\u00e9gradation contagieuse \u00bb. En fait, un argument cit\u00e9 pour
\nd\u00e9fendre l\u2019usage de la 24e Rue par les camions est qu\u2019elle
\n\u00e9tait utilis\u00e9e avant par les camions lourds qui se rendaient
\n\u00e0 un site d\u2019enfouissement, maintenant ferm\u00e9. En r\u00e9sum\u00e9,
\ncela augmentera l\u2019incertitude sur l\u2019acceptation d\u2019autres
\nindustries lourdes bruyantes dans la r\u00e9gion.<\/p>\n
\u00c9tude de proximit\u00e9 no 4
\nEn 2020, Kolala et al.203 entreprenaient une \u00e9tude employant la
\nm\u00e9thode h\u00e9donistique des prix (Rosen, 1974)204 pour quantifier
\nl\u2019impact de la super-carri\u00e8re Fimiston, situ\u00e9e dans l\u2019ouest de <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 34 Return to CONTENTS<\/p>\n
l\u2019Australie, sur les valeurs des propri\u00e9t\u00e9s
\nr\u00e9sidentielles \u00e0 proximit\u00e9 de celle-ci, qui
\nfait 3,5 km de longueur, 1,5 km de largeur
\net 300 m de profondeur. La population
\nde Kalgoorlie-Boulder est estim\u00e9e \u00e0
\n32 000 personnes, alors que la principale
\nactivit\u00e9 \u00e9conomique est l\u2019extraction
\nmini\u00e8re, suivie de l\u2019agriculture, de la
\nfabrication et de la transformation.
\nLes plaintes les plus fr\u00e9quentes des
\nr\u00e9sidents qui se trouvent \u00e0 proximit\u00e9
\nde la super-carri\u00e8re ont trait au
\ndynamitage, au bruit et \u00e0 la poussi\u00e8re.
\nPour \u00e9valuer l\u2019\u2039 impact des nuisances
\n\u203a de la mine d\u2019or \u00e0 ciel ouvert sur les
\nvaleurs des propri\u00e9t\u00e9s r\u00e9sidentielles
\nde la communaut\u00e9, on a analys\u00e9 les
\ndonn\u00e9es de vente de 21 850 propri\u00e9t\u00e9s
\nr\u00e9sidentielles vendues \u00e0 Kalgoorlie-
\nBoulder, entre 1990 et 2018, en ajustant
\nles valeurs en dollars de 2012 avec
\nl\u2019indice des prix \u00e0 la consommation
\n(IPC). Le prix de vente moyen d\u2019une
\nmaison dans l\u2019\u00e9chantillonnage de 21 850
\nmaisons vendues est de 250 000 $AU (en
\nprix de 2012); en moyenne, elle a un lot
\nde 700 m\u00e8tres carr\u00e9s (7535 pi. ca.), trois chambres \u00e0 coucher et
\nune salle de bain; et elle est situ\u00e9e \u00e0
\n3 km (1,864 mille) de la super-carri\u00e8re, \u00e0 2,5 km (1,553 mille) du
\nquartier central des affaires, \u00e0 un km de l\u2019\u00e9cole la plus proche
\net \u00e0 0,5 km (0,311 mille) du parc le plus proche.<\/p>\n
La distance entre la super-carri\u00e8re et la premi\u00e8re rue
\navec des propri\u00e9t\u00e9s r\u00e9sidentielles est de moins de 200 m\u00e8tres
\n(656 pieds) et la distance maximale avec les r\u00e9sidences est
\njuste en de\u00e7\u00e0 de 7 km (4,35 milles). Le jeu de donn\u00e9es contient
\ndes renseignements sur le prix de vente, l\u2019emplacement
\net la date de la vente, ainsi que des d\u00e9tails sur les maisons
\ncomme le nombre de chambres \u00e0 coucher et de salles de bain,
\nles dimensions du lot, le type de couverture, le mat\u00e9riau de
\nconstruction des murs ainsi que l\u2019ann\u00e9e de construction de
\nla maison. Les donn\u00e9es initiales contenaient plus de 30 000
\ndossiers de vente, mais apr\u00e8s avoir v\u00e9rifi\u00e9 les donn\u00e9es et limit\u00e9
\nles observations aux habitations et unit\u00e9s individuelles dans
\nla r\u00e9gion m\u00e9tropolitaine de Kalgoorlie-Boulder, \u2026[il restait]
\n21 850 dossiers complets. La distance maximale s\u00e9parant une
\nr\u00e9sidence de la super-carri\u00e8re est juste en de\u00e7\u00e0 de 7 km\u2026 Les
\ndonn\u00e9es cadastrales ont \u00e9t\u00e9 obtenues de Landgate, l\u2019autorit\u00e9
\nd\u2019information sur le territoire dans l\u2019ouest de l\u2019Australie\u2026 [L]
\na distance ente chaque maison et les commodit\u00e9s pertinentes
\ndu voisinage (\u00e9coles, parcs, installations sportives et quartier
\ncentral des affaires) et les nuisances (super-carri\u00e8re et
\na\u00e9roport) a \u00e9t\u00e9 d\u00e9termin\u00e9e avec ArcMap 10.5. L\u2019estimation du
\nmod\u00e8le a \u00e9t\u00e9\u2026 effectu\u00e9e [dans] R (R Core Team 2019).205 <\/p>\n
L\u2019\u00e9tude a r\u00e9v\u00e9l\u00e9 que les propri\u00e9t\u00e9s r\u00e9sidentielles situ\u00e9es
\ndans les 2 km (1,243 mille) de la super-carri\u00e8re Fimiston se
\nvendent 20 \u00e0 30 % moins cher que les propri\u00e9t\u00e9s r\u00e9sidentielles
\nsimilaires situ\u00e9es \u00e0 au moins 6 \u00e0 7 km (4,35 milles) de
\nla super-carri\u00e8re. On a aussi conclu que les r\u00e9sultats
\nde l\u2019\u00e9tude fournissent des informations pr\u00e9cieuses pour
\nles planificateurs qui veulent \u00e9tablir des zones tampons
\nappropri\u00e9es (distance de s\u00e9paration) autour des op\u00e9rations
\nmini\u00e8res pour \u00e9viter des conflits d\u2019utilisation des terres, tout
\nen prot\u00e9geant les valeurs des propri\u00e9t\u00e9s r\u00e9sidentielles.<\/p>\n
\u00c9tude de proximit\u00e9 no 5
\nDans M & N Materials, Inc. v. Town of Gurley, Alabama, et
\nal., (2015)206, la Cour de district des \u00c9tats-Unis rendait un
\njugement sommaire en faveur du Village de Gurley, confirmant
\nsa d\u00e9cision du 13 avril 2004 d\u2019annexer les 266 acres (107,65
\nhectares) de l\u2019exploitant d\u2019une carri\u00e8re et d\u2019emp\u00eacher son
\nexploitation pour des raisons d\u2019effets n\u00e9fastes potentiels sur
\nl\u2019environnement et sur la communaut\u00e9 relativement \u00e0 la sant\u00e9,
\nla s\u00e9curit\u00e9, la moralit\u00e9 et le bien-\u00eatre g\u00e9n\u00e9ral des r\u00e9sidents de
\nla Ville. Concernant les impacts sur les valeurs des propri\u00e9t\u00e9s,
\nM. Key, un membre du Appraisal Institute, a pr\u00e9par\u00e9 une \u00e9tude
\nde proximit\u00e9 contenant de petits \u00e9chantillonnages de ventes
\ngroup\u00e9es. Son \u00e9tude consistait \u00e0 regrouper des ventes de
\nmaisons unifamiliales d\u00e9tach\u00e9es modestes dans les
\n875 pieds (267 m\u00e8tres) des limites du lot d\u2019une carri\u00e8re
\nqui \u00e9tait en op\u00e9ration lorsque les ventes ont eu lieu, <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 35Return to CONTENTS<\/p>\n
comparativement \u00e0 un groupe de ventes situ\u00e9es \u00e0 l\u2019ext\u00e9rieur des
\n875 pieds des limites du lot de la carri\u00e8re en op\u00e9ration (c.-\u00e0-d.
\nle groupe t\u00e9moin). Les deux groupes de ventes sont de la m\u00eame
\nsous-division. Le prix d\u2019achat de chaque vente dans les deux
\ngroupes de ventes a \u00e9t\u00e9 actualis\u00e9 \u00e0 la date r\u00e9elle d\u2019\u00e9valuation
\n(23 novembre 2004), et utilis\u00e9 pour d\u00e9gager l\u2019impact, le cas
\n\u00e9ch\u00e9ant, qu\u2019aurait la carri\u00e8re propos\u00e9e dans le Village de
\nGurley sur la valeur des r\u00e9sidences situ\u00e9es \u00e0 proximit\u00e9 dans
\nles 875 pieds (267 m\u00e8tres) des limites de la carri\u00e8re propos\u00e9e
\nde 266 acres. Combin\u00e9s, les prix des maisons vendues dans les
\ndeux groupes allaient de 82 000 \u00e0 125 000 $.<\/p>\n
En employant le param\u00e8tre de la distance dans l\u2019\u00e9tude
\nde proximit\u00e9, M. Key concluait que les r\u00e9sidences situ\u00e9es \u00e0
\nl\u2019int\u00e9rieur de 875 pieds des limites de la carri\u00e8re propos\u00e9e
\nessuieraient une diminution (perte) de valeur de 12,2 %, un taux
\nqui tombe dans les rabais de 10 \u00e0 15 % sugg\u00e9r\u00e9s par des agents
\nimmobiliers locaux avertis. Les facteurs de risque associ\u00e9s
\n\u00e0 l\u2019exploitation d\u2019une carri\u00e8re auxquels les propri\u00e9taires sont
\nexpos\u00e9s, tels que d\u00e9gag\u00e9s dans l\u2019\u00e9tude de M. Key, incluent
\nles suivants :
\n\u2022 Jouissance paisible : probl\u00e8mes de bruit
\n\u2022 Intrusion : Poussi\u00e8re et particules en suspension dans l\u2019air
\n\u2022 Dommages structurels : Dynamitage
\n\u2022 Surveillance constante : D\u00e9terminer le changement des <\/p>\n
dommages structurels
\n\u2022 R\u00e9sistance du march\u00e9 : Enjeux de proximit\u00e9 entra\u00eenant une <\/p>\n
diminution de la valeur
\nL\u2019\u00e9tude de proximit\u00e9 n\u2019indique pas la distance \u00e0 des activit\u00e9s
\nr\u00e9elles de la carri\u00e8re (extraction mini\u00e8re et dynamitage), un
\npoint qui est plus distant que les 875 pieds (267 m\u00e8tres) mesur\u00e9s
\n\u00e0 partir des limites de la carri\u00e8re. Dans la m\u00eame veine, la
\ndistance entre les activit\u00e9s planifi\u00e9es de la carri\u00e8re (extraction
\nmini\u00e8re et dynamitage) et les limites de la carri\u00e8re propos\u00e9e
\nne sont pas sp\u00e9cifi\u00e9es. Qui plus est, l\u2019\u00e9tude de proximit\u00e9 ne
\ndivulgue pas si les acheteurs des deux groupes de ventes
\nconnaissaient les dangers potentiels de la projection de roches,
\ntels qu\u2019identifi\u00e9s par M. Ludwiczak, l\u2019expert en dynamitage dont
\nle t\u00e9moignage dans ce cas a \u00e9galement \u00e9t\u00e9 accept\u00e9 par la cour.<\/p>\n
Les acheteurs quittant les grands centres urbains
\npour s\u2019installer dans une communaut\u00e9 rurale comme le
\nVillage de Gurley (874 habitants en 2004) ne comprendront
\nvraisemblablement pas enti\u00e8rement les effets d\u00e9l\u00e9t\u00e8res
\nassoci\u00e9s \u00e0 la vie pr\u00e8s d\u2019une exploitation de carri\u00e8re o\u00f9 l\u2019on
\nfait du dynamitage, y compris les dangers que pr\u00e9sente la
\nprojection de roches, soit le pire effet nuisible en raison de
\nson potentiel de blessure ou de mort pour la vie humaine et
\nnon humaine. Si les acheteurs des deux groupes de ventes
\nne connaissaient pas bien ou s\u2019ils \u00e9taient mal conseill\u00e9s sur les
\neffets n\u00e9fastes d\u2019habiter pr\u00e8s d\u2019une carri\u00e8re avec dynamitage,
\non pourrait s\u2019attendre \u00e0 ce que la perte de valeur des propri\u00e9t\u00e9s
\nsoit plus \u00e9lev\u00e9e. Les acheteurs \u00e0 qui on donnerait le choix
\nentre deux maisons au m\u00eame prix et semblables pour l\u2019\u00e2ge,
\nla qualit\u00e9 de la construction, les mat\u00e9riaux de construction, <\/p>\n
les services publics et les dimensions du lot \u00e9viteraient de
\nchoisir la maison \u00e0 proximit\u00e9 d\u2019une carri\u00e8re avec dynamitage
\n(ou sans dynamitage).<\/p>\n
Conclusion
\nAlors que les agr\u00e9gats sont des ressources essentielles
\npour la construction de routes et de b\u00e2timents, le processus
\nd\u2019extraction des agr\u00e9gats implique la destruction in\u00e9vitable
\ndes terres o\u00f9 ils se trouvent. Il y a toujours des r\u00e9percussions
\nnuisibles sur l\u2019environnement occasionn\u00e9es par les processus
\net les aspects op\u00e9rationnels touchant l\u2019extraction des agr\u00e9gats,
\nimpacts qui augmentent en m\u00eame temps que l\u2019importance,
\nl\u2019intensit\u00e9, la dur\u00e9e et la multiplication des op\u00e9rations
\nd\u2019extraction des agr\u00e9gats. La forme la plus destructive et
\ndangereuse de l\u2019extraction des agr\u00e9gats vient des carri\u00e8res qui
\ndynamitent des roches sous la nappe phr\u00e9atique et qui n\u2019ont pas
\nde chance r\u00e9aliste d\u2019\u00eatre r\u00e9habilit\u00e9es. Le dynamitage g\u00e9n\u00e8re
\ndes fum\u00e9es toxiques, des coups de mine, des vibrations du sol
\net des projections de roches, des sous-produits in\u00e9vitables. Il
\nest document\u00e9 que le dynamitage r\u00e9p\u00e9t\u00e9 cause des dommages
\nstructurels \u00e0 une distance consid\u00e9rable du lieu de l\u2019explosion,
\nm\u00eame si le dynamitage est effectu\u00e9 selon les limites de la
\nr\u00e9glementation et malgr\u00e9 les affirmations fr\u00e9quentes du
\ncontraire faites par l\u2019industrie des agr\u00e9gats.<\/p>\n
Lorsqu\u2019une exploitation de carri\u00e8re avec dynamitage
\nest autoris\u00e9e \u00e0 s\u2019\u00e9tablir dans le mauvais emplacement
\ng\u00e9ographique et les r\u00e9percussions nuisibles sur
\nl\u2019environnement et la communaut\u00e9 environnante ne peuvent \u00eatre
\nr\u00e9duites \u00e0 un niveau \u2039 insignifiant \u203a, les effets n\u00e9gatifs externes,
\nfinanciers et autres, associ\u00e9s \u00e0 cette exploitation sont subis par
\nle public et par des tierces parties innocentes. Non seulement
\nla sant\u00e9, la s\u00e9curit\u00e9 et le bien-\u00eatre de la communaut\u00e9 sont-ils
\ncompromis, mais plusieurs \u00e9tudes de proximit\u00e9 exhaustives
\nont \u00e9galement conclu que les propri\u00e9t\u00e9s r\u00e9sidentielles dans
\nun certain rayon des exploitations de carri\u00e8re avec dynamitage
\net des gravi\u00e8res sont moins commercialisables et subissent
\nune perte importante des valeurs des propri\u00e9t\u00e9s ou de l\u2019avoir
\npropre foncier des propri\u00e9taires. Les maisons haut de gamme
\nsubissent des pertes plus importantes que les maisons aux prix
\nplus modestes \u00e0 distance \u00e9gale d\u2019une exploitation d\u2019agr\u00e9gats.<\/p>\n
Les planificateurs de l\u2019utilisation des terres agissant pour
\nle compte d\u2019une municipalit\u00e9, d\u2019un comt\u00e9 ou d\u2019une r\u00e9gion,
\nimpliqu\u00e9s dans le traitement des demandes de permis
\nd\u2019extraction d\u2019agr\u00e9gats, ont des obligations d\u00e9coulant de lois et
\nde la common law de prot\u00e9ger la sant\u00e9, la s\u00e9curit\u00e9 et le bien-
\n\u00eatre des communaut\u00e9s sous leur juridiction, incluant les droits
\ndes r\u00e9sidents \u00e0 l\u2019utilisation et la jouissance ininterrompues
\nde leurs propri\u00e9t\u00e9s et \u00e0 la pr\u00e9servation de la valeur de leurs
\npropri\u00e9t\u00e9s (p. ex. l\u2019avoir propre foncier des propri\u00e9taires). Un
\nretrait permanent obligatoire sur le site d\u2019au moins 500 m pour
\nprot\u00e9ger les employ\u00e9s de la carri\u00e8re, combin\u00e9 \u00e0 une distance
\nde s\u00e9paration dans un rayon d\u2019au moins 1000 m \u00e0 l\u2019ext\u00e9rieur du
\nsite, entre la limite d\u2019une carri\u00e8re et les utilisations des terres <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 36 Return to CONTENTS<\/p>\n
ou les activit\u00e9s sensibles, existantes ou propos\u00e9es, r\u00e9duirait
\nmais n\u2019\u00e9liminerait pas n\u00e9cessairement tous les effets n\u00e9fastes.
\nD\u2019autres consid\u00e9rations touchant l\u2019environnement pourraient
\nn\u00e9cessiter des retraits et des distances de s\u00e9paration plus
\nimportants. Toutes autres choses \u00e9tant \u00e9gales, plus une
\nexploitation de carri\u00e8re est g\u00e9ographiquement \u00e9loign\u00e9e des
\nutilisations sensibles ou incompatibles des terres, plus les
\nimpacts d\u00e9l\u00e9t\u00e8res sont r\u00e9duits, y compris les pertes de valeur
\ndes propri\u00e9t\u00e9s.<\/p>\n
Notes en fin de texte
\n186 Demos Binder, \u00ab The Duty to disclose Geologic Hazards in <\/p>\n
Real Estate Transactions \u00bb (1998) 1 (13) Chapman Law Review
\n13-56. (https:\/\/www.chapman.edu\/law\/files\/publications\/
\nCLR-1-denis-binder.pdf).<\/p>\n
187 Dennis B. Guignet, \u00ab What Do Property Values Really Tell Us?
\nEvidence from Revealed and Stated Preference Studies \u00bb
\nDissertation de doctorat, Universit\u00e9 du Maryland, College
\nPark, 2011.<\/p>\n
188 Neelawala, S.N.S.L.H.P., \u00ab Asymmetric Information between
\nBuyers and Sellers in the Residential Property Market, A
\nHedonic Property Valuation Approach \u00bb Dissertation de
\ndoctorat, Queensland University of Technology, 2014. (https:\/\/
\neprints.qut.edu.au\/76412\/5\/S.N.S.L.H.P%20Neelawala%20
\nThesis.pdf).<\/p>\n
189 Emil Malikov, Yiguo Sun et Diane Hite, \u00ab (Under)Mining Local
\nResidential Property Values: A Semiparametric Spatial
\nQuantile Autoregression \u00bb (22 juin 2018) Journal of Applied
\nEconometrics 82-109. (https:\/\/onlinelibrary.wiley.com\/doi\/
\nepdf\/10.1002\/jae.2655).<\/p>\n
190 5280 pieds [un mille] x estimation moyenne de 0,58 % par
\n1000 pieds. Les estimations de rabais moyens pour les
\nautres quantiles des prix des maisons sont obtenues de la
\nm\u00eame fa\u00e7on.<\/p>\n
191 Cohen et Coughlin (2008) discutent des effets positifs
\nd\u2019accessibilit\u00e9 \u00e0 l\u2019emploi relativement aux nuisances
\nenvironnementales qui peuvent contrebalancer les effets
\nexternes n\u00e9gatifs dans le contexte d\u2019un a\u00e9roport bruyant. <\/p>\n
192 Et supposant une disposition marginale constante \u00e0 payer
\n[note 18 en bas de page].<\/p>\n
193 (http:\/\/qed.econ.queensu.ca\/jae\/2019-v34.1\/malikov-sun-hite\/
\nMalikov-Sun-Hite-Mining-Property-Values-Appendix.pdf).<\/p>\n
194 Jauregui, A. et Diane Hite, \u00ab The Impact of Realtors on House
\nPrices near Environmental Disamenities \u00bb (2009) 20 (2)
\nHousing Policy Debate 295-316.<\/p>\n
195 Diane Hite et Derrick Robinson, \u00ab The Impact of Hard Rock
\nand Gravel Mines on House Prices in Upstate New York \u00bb 23
\njuin2015.<\/p>\n
196 Hite, Diane, \u00ab Information and Bargaining in Markets for
\nEnvironmental Quality \u00bb (1998) 74 (3) Land Economics 303-316.<\/p>\n
197 Diane Hite et Derrick Robinson, \u00ab The Impact of Hard Rock
\nand Gravel Mines on House Prices in Upstate New York \u00bb
\n23 juin 2015.<\/p>\n
198 Erickcek, G., \u00ab An Assessment of the Economic Impact of
\nthe Proposed Stoneco Gravel Mine Operation on Richland
\nTownship \u00bb W.E. Upjohn Institute, 2006, (https:\/\/research.
\nupjohn.org\/cgi\/viewcontent.cgi?referer=https:\/\/scholar.
\ngoogle.com\/&httpsredir=1&article=1225&context=reports).<\/p>\n
199 Cette estimation repose sur la sp\u00e9cification d\u2019un mod\u00e8le
\nd\u2019\u00e9lasticit\u00e9 constante. \u00c0 la demande de l\u2019Institut Upjohn, la
\nprofesseure Hite a test\u00e9 la sensibilit\u00e9 de ces r\u00e9sultats et,
\ndans toutes les sp\u00e9cifications, elle a trouv\u00e9 un effet n\u00e9gatif
\nimportant, statistiquement significatif de la proximit\u00e9 d\u2019une
\ngravi\u00e8re sur les prix des maisons. Les simulations pour le
\ncanton de Richland rapport\u00e9es ci-dessous sont bas\u00e9es sur
\ndes estimations provenant de la sp\u00e9cification d\u2019\u00e9lasticit\u00e9
\nconstante et produisent des impacts n\u00e9gatifs estim\u00e9s un
\npeu moins importants sur les valeurs des maisons que
\nceux bas\u00e9s sur des mod\u00e8les employant d\u2019autres formes
\nfonctionnelles. Nous consid\u00e9rons ce nombre comme une
\nestimation conservatrice.<\/p>\n
200 L\u2019analyse de l\u2019\u00e9tude n\u2019\u00e9tait pas aussi sophistiqu\u00e9e que le
\nmod\u00e8le de Mme Hite, en ceci qu\u2019elle a produit une estimation
\nstrictement lin\u00e9aire de l\u2019impact n\u00e9gatif de l\u2019exploitation
\nmini\u00e8re sur les prix des maisons. Le mod\u00e8le de Mme Hite
\ng\u00e9n\u00e9rait une estimation \u00ab arqu\u00e9e \u00bb plus r\u00e9aliste qui diminue
\nd\u2019abord \u00e0 un taux croissant, puis \u00e0 un taux d\u00e9croissant.<\/p>\n
201 La professeure Hite n\u2019a pas \u00e9t\u00e9 r\u00e9mun\u00e9r\u00e9 pour ses travaux,
\nm\u00eame s\u2019ils \u00e9taient assez importants.<\/p>\n
202 George S. Tolley, Effects of the Proposed Indeck Facility on
\nProperty Values, Land Use and Tax Revenues. Mai 2000,
\narticle non publi\u00e9, page 6.<\/p>\n
203 Kolala, C., Polyakov, M. et J. Fogarty, \u00ab Impacts of mining on
\nproperty values in Kalgoorlie-Boulder, Western Australia \u00bb
\n(2020) 68(C) Resources Policy.<\/p>\n
204 Rosen, S., \u00ab Hedonic prices and implicit markets: product
\ndifferentiation in pure competition \u00bb (1974) 82 (1) J. Polit.
\nEcon. 34-55.<\/p>\n
205 R: Core Team, \u00ab R: a language and environment for statistical
\ncomputing \u00bb (2019) Foundation for Statistical Computing,
\nVienne, Autriche. (https:\/\/www.R-project.org\/).<\/p>\n
206 M & N Materials, Inc. v. Town of Gurley, Alabama, et al.,
\nUnited States District Court, Northern District of Alabama,
\nNortheastern Division, 13 novembre 2015, (https:\/\/lanierford.
\ncom\/images\/NewsPDFs\/federal-court-decision-gurley-
\nalabama-quarry-case.pdf). <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 37Return to CONTENTS<\/p>\n
https:\/\/www.chapman.edu\/law\/files\/publications\/CLR-1-denis-binder.pdf
\nhttps:\/\/eprints.qut.edu.au\/76412\/5\/S.N.S.L.H.P%20Neelawala%20Thesis.pdf
\nhttps:\/\/onlinelibrary.wiley.com\/doi\/epdf\/10.1002\/jae.2655
\nhttp:\/\/qed.econ.queensu.ca\/jae\/2019-v34.1\/malikov-sun-hite\/Malikov-Sun-Hite-Mining-Property-Values-Appendix.pdf
\nhttps:\/\/research.upjohn.org\/cgi\/viewcontent.cgi?referer=https:\/\/scholar.google.com\/&httpsredir=1&article=1225&context=reports
\nhttps:\/\/www.R-project.org\/
\nhttps:\/\/lanierford.com\/images\/NewsPDFs\/federal-court-decision-gurley-alabama-quarry-case.pdf<\/p>\n
A conversation with
\nHayley Buskas, Candidate<\/p>\n
Being awarded this
\nscholarship has motivated me
\neven further to complete my
\ncourses, excel professionally,
\nand keep working towards my
\nappraisal designation.<\/p>\n
As the Appraisal Institute of Canada (AIC) and the appraisal
\nprofession as a whole continue to evolve to meet the challenges
\nof an ever-changing marketplace, it is reassuring to know that
\nour future is in good hands. Up-and-coming appraisers like
\nEdmonton\u2019s Hayley Buskas are accomplished, motivated to
\nsucceed, and prepared to carry the torch for our profession
\ngoing forward. <\/p>\n
You recently received the Appraisal Institute of <\/p>\n
Canada (AIC) 2022 Jack Warren Educational Trust <\/p>\n
Award. What does winning this prestigious award <\/p>\n
mean to you personally?<\/p>\n
I am very grateful to have received this honour. Being awarded
\nthis scholarship has motivated me even further to complete
\nmy courses, excel professionally, and keep working toward my
\nappraisal designation.<\/p>\n
How long do you anticipate this educational process to <\/p>\n
take before you become a designated AACI?<\/p>\n
I am currently enrolled in the Post-Graduate Certificate in Real
\nProperty Valuation (PGCV) program at the University of British
\nColumbia and have completed four out of the six required
\ncourses. My goal is to be fully designated within two years. <\/p>\n
What challenges does this educational process present <\/p>\n
for you from both a work and personal perspective?<\/p>\n
I would say the most significant challenge I have faced during
\nthis process would be time management. Attending to school <\/p>\n
requirements while also working full-time can be very busy
\nat times. Sometimes it feels like there are not enough hours
\nin the day!<\/p>\n
From your personal experience thus far, how would you <\/p>\n
evaluate the AIC\u2019s educational program? <\/p>\n
The AIC\u2019s educational program has been a comprehensive and
\nchallenging journey so far. I have learned so much and, once I have
\ncompleted the process, I believe I will be well-prepared for future
\nchallenges I will undoubtedly encounter throughout my career. <\/p>\n
THE FUTURE IS BRIGHT<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 38 Return to CONTENTS<\/p>\n
THE FUTURE IS BRIGHT<\/p>\n
What was your educational background before <\/p>\n
the AIC program?<\/p>\n
I graduated from the University of Alberta in 2017 and hold a
\nBachelor of Commerce Degree majoring in accounting. I also hold
\nmy commercial real estate license. <\/p>\n
You are currently an Analyst with Jones Lang Lasalle <\/p>\n
(JLL) in Edmonton. How long have you held this position <\/p>\n
and what does it entail?<\/p>\n
I have worked as an Analyst on the JLL Valuation Advisory team
\nsince July 2022. My role currently includes property inspections,
\nmarket research, property valuation, and assisting with the
\npreparation of appraisal reports. <\/p>\n
Was this your first appraisal-related job following <\/p>\n
university or were there others? <\/p>\n
After I finished my Bachelor of Commerce degree, I was employed
\nat an accounting firm and my plan was to pursue my Certified
\nProfessional Accountant (CPA) designation. I quickly found out
\nthat was not the career path I wanted to take. Although I enjoyed
\nstudying accounting in school, once I started working in the
\nprofession, I was unable to picture myself doing that for the rest
\nof my life. After months of uncertainty, lots of research, and many
\nconversations with other people, I decided to pursue a career in
\ncommercial real estate. I then spent over three years working as
\na Sales Associate on the JLL Alberta Multifamily brokerage team.
\nThis was a great opportunity for me to learn, grow, and discover
\nmy passion for real estate. After working in brokerage for a few
\nyears, I did not feel like it was a perfect fit for me personally and,
\nas someone who has always loved numbers and had an eye for
\ndetail, the transition to valuation advisory felt natural. <\/p>\n
Thus far, what do you enjoy most about working in the <\/p>\n
real estate valuation profession?<\/p>\n
One of the things I have enjoyed most is that I have been able
\nto work on a wide range of interesting projects. Although I
\nam relatively new to the profession, I have been given the
\nopportunity to work on a variety of assignments ranging from
\nsmaller investment properties to large portfolios. I have gained
\nexperience working on property types such as multi-family,
\nindustrial, retail, office, and land. No two assignments are the
\nsame, and every day I am faced with a new challenge. It has been
\na steep learning curve, but I learn something new every daywhich
\nI find to be rewarding.<\/p>\n
The AIC\u2019s educational program has been a comprehensive and challenging
\njourney so far. I have learned so much and, once I have completed the process,
\nI believe I will be well-prepared for future challenges I will undoubtedly
\nencounter throughout my career.<\/p>\n
It has been a steep learning curve,
\nbut I learn something new every day
\nwhich I find to be rewarding.<\/p>\n
The approach of Verity Claims Management
\nto every claim will be to provide \u201cFundamental
\nTrue Value.\u201d Our claims handling services are <\/p>\n
grounded in the following principles:
\n\u2022 Client-focused service<\/p>\n
\u2022 Collaboration with other service providers
\n\u2022 Careful and thorough analysis and investigation<\/p>\n
\u2022 Prompt and clear reporting to clients<\/p>\n
1860 Appleby Line-Suite 420, Burlington, ON L7L 7H7
\nKatjaK@verityclaims.ca | 647-884-5065<\/p>\n
9776478 Canada Inc.<\/p>\n
A properly handled claim can make
\na large difference in the outcome of the claim<\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 39Return to CONTENTS<\/p>\n
mailto:KatjaK@verityclaims.ca<\/p>\n
THE FUTURE IS BRIGHT<\/p>\n
Appraisers often speak of one or more individuals who <\/p>\n
served as mentors for them, particularly early in their <\/p>\n
careers. Have there been any individual(s) who have <\/p>\n
helped or are still helping you on your career journey in a <\/p>\n
mentorship capacity? What has been the impact of having <\/p>\n
a mentor or mentors?<\/p>\n
I am very fortunate to have multiple mentors this early in my
\ncareer. I currently work closely with Alison McGavigan, MBA,
\nAACI, P.App who co-signs my work, teaches\/trains me, and acts
\nas my mentor. I have known Alison since I started at JLL nearly
\nfour years ago, and she has always been approachable, willing
\nto answer all my questions, and has always been somebody
\nI can trust and rely on. Being able to learn from experienced
\nprofessionals has helped me shape my career goals and navigate
\nthe industry thus far. <\/p>\n
Can you see yourself being a mentor one day?<\/p>\n
Absolutely. My mentors have been very generous with their time,
\nhave passed along valuable skills and insight, and have helped
\nme grow professionally and personally. I am very grateful for
\nthese relationships and what they have done for me. One day I
\nhope I can pay it forward.<\/p>\n
You are obviously motivated to succeed. What do you <\/p>\n
feel drives or motivates you?<\/p>\n
Throughout my career, I am striving to create a good reputation
\nfor myself by doing work that I am proud of and by getting involved
\nin my community. <\/p>\n
Do you have any advice or suggestions for people <\/p>\n
entering the appraisal profession?<\/p>\n
Although I am new to the appraisal profession, one of the
\nthings that has helped me the most has simply been having
\nconversations with and learning from others in the industry.
\nAt this point in my career, I have been trying to attend as many
\nevents as possible and meet people who are willing to share their
\nknowledge. My advice would be to put yourself out there, ask
\nquestions, and work hard.<\/p>\n
Outside of work, how do you spend your personal time?<\/p>\n
Outside of work, I enjoy spending time outdoors, cooking,
\ntravelling, and spending time with my family and friends. <\/p>\n
My mentors have been very generous with their time, have passed along valuable
\nskills and insight, and have helped me grow professionally and personally.<\/p>\n
I am striving to create a good
\nreputation for myself by doing work
\nthat I am proud of and by getting
\ninvolved in my community.<\/p>\n
Our concern for
\nthe environment
\nis more than just talk<\/p>\n
This publication
\nis printed on Forest <\/p>\n
Stewardship Council\u00ae
\n(FSC\u00ae) certified paper with <\/p>\n
vegetable oil-based inks.
\nPlease do your part for <\/p>\n
the environment by
\nreusing and recycling.<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 40 Return to CONTENTS<\/p>\n
Enjoy access to exclusive
\ninsurance rates<\/p>\n
The Personal refers to The Personal Insurance Company. The Personal\u00ae and related trademarks are trademarks of The Personal Insurance Company, used under licence.
\nCertain conditions, limitations and exclusions may apply. Auto insurance is not available in MB, SK and BC due to government-run plans.
\n1 Internal statistics of The Personal: Approximate number of policyholders who renewed their policies when their policy came up for renewal from January 1, 2022, to July 31, 2022. <\/p>\n
The rate does not include mid-year term cancellations and terminations. <\/p>\n
The Appraisal Institute of Canada has partnered with The Personal
\nto give you: <\/p>\n
Exclusive
\ngroup home
\nand auto
\ninsurance rates <\/p>\n
Additional
\nways
\nto save <\/p>\n
Personalized
\nsupport to get
\nthe right coverage
\nat the right price<\/p>\n
See for yourself why 98% of our clients renew with us each year.1<\/p>\n
Find out more.
\nthepersonal.com\/aicanada
\n1-888-476-8737<\/p>\n
2300206_G0177_Camp1-AD-AH_8,5x11_REST_En.indd 12300206_G0177_Camp1-AD-AH_8,5x11_REST_En.indd 1 2023-02-16 15:152023-02-16 15:15<\/p>\n
http:\/\/thepersonal.com\/aicanada<\/p>\n
Une conversation avec
\nHayley Buskas, stagiaire<\/p>\n
L’AVENIR EST PROMETTEUR<\/p>\n
Alors que l\u2019Institut canadien des \u00e9valuateurs (ICE) et l\u2019ensemble
\nde la profession d\u2019\u00e9valuateur continuent \u00e0 \u00e9voluer afin de relever
\nles d\u00e9fis d\u2019un march\u00e9 toujours changeant, il est rassurant de
\nsavoir que notre avenir est entre bonnes mains. Les \u00e9toiles
\nmontantes de l\u2019\u00e9valuation comme Hayley Buskas, d\u2019Edmonton,
\nsont des personnes accomplies, motiv\u00e9es pour le succ\u00e8s et
\npr\u00eates \u00e0 porter le flambeau de notre profession dans le futur.<\/p>\n
Vous avez r\u00e9cemment re\u00e7u le prix du Fonds d\u2019\u00e9ducation <\/p>\n
Jack Warren 2022 de l\u2019Institut canadien des <\/p>\n
\u00e9valuateurs (ICE). Qu\u2019est-ce que cela signifie pour vous <\/p>\n
personnellement d\u2019avoir remport\u00e9 ce prix prestigieux ?<\/p>\n
Je suis tr\u00e8s reconnaissante d\u2019avoir re\u00e7u cet honneur. L\u2019obtention
\nde cette bourse d\u2019\u00e9tudes m\u2019a motiv\u00e9e encore plus \u00e0 compl\u00e9ter
\nmes cours, \u00e0 exceller professionnellement et \u00e0 continuer de
\ntravailler pour obtenir ma d\u00e9signation d\u2019\u00e9valuatrice.<\/p>\n
Selon vous, combien de temps ce processus \u00e9ducatif <\/p>\n
prendra-t-il pour que vous deveniez une AACI d\u00e9sign\u00e9e ?<\/p>\n
Je suis pr\u00e9sentement inscrite au programme de certificat
\nd\u2019\u00e9tudes sup\u00e9rieures en \u00e9valuation immobili\u00e8re \u00e0 l\u2019Universit\u00e9
\nde la Colombie-Britannique et j\u2019ai termin\u00e9 quatre des six cours
\nexig\u00e9s. Je vise la d\u00e9signation compl\u00e8te en deux ans.<\/p>\n
L\u2019obtention de cette bourse
\nd\u2019\u00e9tudes m\u2019a motiv\u00e9e encore plus
\n\u00e0 compl\u00e9ter mes cours, \u00e0 exceller
\nprofessionnellement et \u00e0 continuer
\nde travailler pour obtenir ma
\nd\u00e9signation d\u2019\u00e9valuatrice.<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 42 Return to CONTENTS<\/p>\n
L’AVENIR EST PROMETTEUR<\/p>\n
Quels d\u00e9fis ce processus \u00e9ducatif vous pose-t-il, en <\/p>\n
termes de travail aussi bien que du c\u00f4t\u00e9 personnel ?<\/p>\n
Je dirais que le plus grand d\u00e9fi que j\u2019aie rencontr\u00e9 dans
\nle processus est la gestion de mon temps. R\u00e9pondre aux
\nexigences scolaires tout en travaillant \u00e0 plein temps peut \u00eatre
\ntr\u00e8s prenant. Parfois, j\u2019ai l\u2019impression qu\u2019il n\u2019y a pas assez
\nd\u2019heures dans une journ\u00e9e !<\/p>\n
Selon votre exp\u00e9rience personnelle jusqu\u2019ici, comment <\/p>\n
\u00e9valueriez-vous le programme d\u2019\u00e9ducation de l\u2019ICE ?<\/p>\n
Le programme d\u2019\u00e9ducation de l\u2019Institut a \u00e9t\u00e9 jusqu\u2019\u00e0 pr\u00e9sent
\nun parcours exhaustif et stimulant. J\u2019ai appris tellement de
\nchoses et, quand j\u2019aurai achev\u00e9 le processus, je crois que
\nje serai bien pr\u00e9par\u00e9e pour les futurs d\u00e9fis qui m\u2019attendent
\ncertainement au cours de ma carri\u00e8re.<\/p>\n
Quelles \u00e9taient vos ant\u00e9c\u00e9dents scolaires avant <\/p>\n
d\u2019entrer dans le programme de l\u2019ICE ?<\/p>\n
J\u2019ai gradu\u00e9 \u00e0 l\u2019Universit\u00e9 de l\u2019Alberta en 2017, o\u00f9 j\u2019ai
\nobtenu un baccalaur\u00e9at en commerce, avec sp\u00e9cialit\u00e9 en
\ncomptabilit\u00e9. Je poss\u00e8de \u00e9galement un permis de vente
\nd\u2019immeubles commerciaux.<\/p>\n
Pr\u00e9sentement, vous \u00eates analyste chez Jones Lang <\/p>\n
Lasalle (JLL), \u00e0 Edmonton. Depuis combien de temps <\/p>\n
occupez-vous ce poste et qu\u2019est-ce que <\/p>\n
cela implique ?<\/p>\n
Je travaille comme analyste dans l\u2019\u00e9quipe consultative sur
\nl\u2019\u00e9valuation de JLL depuis juillet 2022. Ma fonction comprend
\nactuellement l\u2019inspection de propri\u00e9t\u00e9s, les recherches sur le
\nmarch\u00e9, l\u2019\u00e9valuation de biens immobiliers et l\u2019assistance \u00e0 la
\npr\u00e9paration de rapports d\u2019\u00e9valuation.<\/p>\n
\u00c9tait-ce votre premier emploi associ\u00e9 \u00e0 l\u2019\u00e9valuation <\/p>\n
apr\u00e8s l\u2019universit\u00e9 ou est-ce qu\u2019il y en a eu d\u2019autres ?<\/p>\n
Apr\u00e8s avoir d\u00e9croch\u00e9 mon baccalaur\u00e9at en commerce, j\u2019ai \u00e9t\u00e9
\nembauch\u00e9e par un cabinet comptable et je voulais poursuivre
\nma d\u00e9signation de comptable professionnel agr\u00e9\u00e9e. Mais j\u2019ai
\nvite compris que ce n\u2019\u00e9tait pas la carri\u00e8re qui m\u2019int\u00e9ressait.
\nM\u00eame si j\u2019aimais \u00e9tudier la comptabilit\u00e9 \u00e0 l\u2019\u00e9cole, une fois
\nque j\u2019ai commenc\u00e9 \u00e0 exercer la profession de comptable, je
\nne me voyais pas faire cela pour le reste de ma vie. Apr\u00e8s
\ndes mois de questionnements, beaucoup de recherches et de
\nnombreuses conversations avec mon entourage, j\u2019ai d\u00e9cid\u00e9
\nde faire carri\u00e8re en immobilier commercial. Par la suite, j\u2019ai
\ntravaill\u00e9 pendant plus de trois ans comme associ\u00e9e aux ventes
\ndans l\u2019\u00e9quipe de courtage de JLL Alberta Multifamily. Ce fut
\npour moi une merveilleuse opportunit\u00e9 d\u2019apprendre, de grandir
\net de d\u00e9couvrir ma passion pour l\u2019immobilier. Apr\u00e8s avoir
\n\u00e9volu\u00e9 dans le monde du courtage pendant quelques ann\u00e9es,
\nje sentais que cela ne me convenait pas parfaitement au point
\nde vue personnel et, comme une femme qui a toujours aim\u00e9
\nles chiffres et qui a le souci du d\u00e9tail, la transition vers la
\nprestation de conseils immobiliers me semblait toute naturelle.<\/p>\n
Jusqu\u2019\u00e0 maintenant, qu\u2019est-ce qui vous apporte <\/p>\n
le plus de satisfaction dans votre profession <\/p>\n
d\u2019\u00e9valuatrice immobili\u00e8re ?<\/p>\n
L\u2019une des choses que j\u2019aime le plus est de pouvoir travailler
\nsur une grande vari\u00e9t\u00e9 de projets int\u00e9ressants. Bien que
\nje sois relativement nouvelle dans la profession, on m\u2019a
\ndonn\u00e9 l\u2019occasion d\u2019ex\u00e9cuter une diversit\u00e9 de contrats de
\nservice, allant de plus petits immeubles de placement \u00e0
\ndes portefeuilles importants. J\u2019ai acquis de l\u2019exp\u00e9rience en
\ntravaillant, par exemple, sur des habitations multifamiliales, <\/p>\n
Le programme d\u2019\u00e9ducation de l\u2019Institut a \u00e9t\u00e9 jusqu\u2019\u00e0 pr\u00e9sent un parcours
\nexhaustif et stimulant. J\u2019ai appris tellement de choses et, quand j\u2019aurai achev\u00e9
\nle processus, je crois que je serai bien pr\u00e9par\u00e9e pour les futurs d\u00e9fis qui
\nm\u2019attendent certainement au cours de ma carri\u00e8re.<\/p>\n
Ce fut une courbe d\u2019apprentissage exigeante, mais j\u2019apprends constamment de
\nnouvelles choses, ce que je trouve tr\u00e8s enrichissant.<\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 43Return to CONTENTS<\/p>\n
L’AVENIR EST PROMETTEUR<\/p>\n
des immeubles industriels, des magasins de vente au d\u00e9tail,
\ndes immeubles de bureaux et des terrains. Il n\u2019y a pas deux
\ncontrats de service identiques et je dois relever un d\u00e9fi
\ndiff\u00e9rent chaque jour. Ce fut une courbe d\u2019apprentissage
\nexigeante, mais j\u2019apprends constamment de nouvelles choses,
\nce que je trouve tr\u00e8s enrichissant.<\/p>\n
Les \u00e9valuateurs \u00e9voquent souvent une personne <\/p>\n
(ou plus) qui leur a servi de mentor, en particulier <\/p>\n
au d\u00e9but de leur carri\u00e8re. Est-ce qu\u2019une ou plusieurs <\/p>\n
personnes vous ont aid\u00e9 ou vous aident encore dans <\/p>\n
votre parcours professionnel en qualit\u00e9 de mentor ? <\/p>\n
Quel a \u00e9t\u00e9 l\u2019impact de ce mentorat ?<\/p>\n
Je suis tr\u00e8s chanceuse d\u2019avoir plusieurs mentors aussi t\u00f4t
\ndans ma carri\u00e8re. Je travaille pr\u00e9sentement de pr\u00e8s avec
\nAlison McGavigan, MBA, AACI, P. App., qui cosigne mon travail,
\nqui m\u2019enseigne\/me forme et qui agit comme mon mentor.
\nJe connais Alison depuis mes d\u00e9buts chez JLL, il y a presque
\nquatre ans, et elle a toujours \u00e9t\u00e9 accessible et d\u00e9sireuse
\nde r\u00e9pondre \u00e0 toutes mes questions, en somme quelqu\u2019un
\nen qui je peux avoir confiance et sur qui je peux compter.
\nPouvoir apprendre de professionnels exp\u00e9riment\u00e9s m\u2019a
\naid\u00e9e \u00e0 d\u00e9finir mes objectifs de carri\u00e8re et naviguer dans
\nl\u2019industrie jusqu\u2019\u00e0 pr\u00e9sent.<\/p>\n
Est-ce que vous imaginez faire du mentorat un jour ?<\/p>\n
Absolument. Mes mentors ont \u00e9t\u00e9 tr\u00e8s g\u00e9n\u00e9reux de leur temps, <\/p>\n
m\u2019ont transmis des comp\u00e9tences et des connaissances
\npr\u00e9cieuses et m\u2019ont aid\u00e9e \u00e0 grandir, tant sur le plan
\nprofessionnel que personnel. Je suis tr\u00e8s reconnaissante
\npour ces relations et pour ce qu\u2019elles m\u2019ont apport\u00e9. Un
\njour, j\u2019esp\u00e8re pouvoir en faire profiter les autres.<\/p>\n
Il est \u00e9vident que vous \u00eates d\u00e9termin\u00e9e \u00e0 r\u00e9ussir. <\/p>\n
\u00c0 votre avis, qu\u2019est-ce qui vous pousse ou vous <\/p>\n
motive ?<\/p>\n
Dans ma carri\u00e8re, je m\u2019efforce d\u2019acqu\u00e9rir une bonne
\nr\u00e9putation pour moi-m\u00eame, en faisant du travail dont je
\npuisse \u00eatre fi\u00e8re et en m\u2019impliquant dans ma communaut\u00e9.<\/p>\n
Avez-vous des conseils ou des suggestions pour les <\/p>\n
gens qui entrent dans la profession d\u2019\u00e9valuateur ?<\/p>\n
M\u00eame si je suis nouvelle dans la profession, une des
\nchoses qui m\u2019a aid\u00e9e le plus a \u00e9t\u00e9 simplement de converser
\navec mes coll\u00e8gues de l\u2019industrie, qui m\u2019ont beaucoup
\nappris. Rendu \u00e0 ce point de ma carri\u00e8re, j\u2019essaie d\u2019assister
\n\u00e0 autant d\u2019\u00e9v\u00e9nements que possible et de rencontrer
\ndes gens dispos\u00e9s \u00e0 partager leurs connaissances.
\nMon conseil serait de vous faire conna\u00eetre au sein de la
\nprofession, de poser des questions et de travailler fort.<\/p>\n
Que faites-vous dans vos temps libres ?<\/p>\n
Quand je ne travaille pas, j\u2019aime aller au grand air, cuisiner,
\nvoyager et passer du temps avec ma famille et mes amis. <\/p>\n
Mes mentors ont \u00e9t\u00e9 tr\u00e8s g\u00e9n\u00e9reux de leur temps, m\u2019ont transmis des
\ncomp\u00e9tences et des connaissances pr\u00e9cieuses et m\u2019ont aid\u00e9e \u00e0 grandir, tant sur
\nle plan professionnel que personnel.<\/p>\n
Je m\u2019efforce d\u2019acqu\u00e9rir une bonne r\u00e9putation pour moi-m\u00eame, en faisant du
\ntravail dont je puisse \u00eatre fi\u00e8re et en m\u2019impliquant dans ma communaut\u00e9.<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 44 Return to CONTENTS<\/p>\n
EARN CPD CREDITS AND <\/p>\n
ADVANCE OUR APPRAISAL PROFESSION<\/p>\n
Do you want to contribute
\nto the next issue of
\nCanadian Property Valuation?<\/p>\n
OBTENEZ DES CR\u00c9DITS PPC ET<\/p>\n
MODERNISONS NOTRE PROFESSION D\u2019\u00c9VALUATEUR<\/p>\n
Voulez-vous contribuer au
\nprochain num\u00e9ro d\u2019\u00c9valuation
\nimmobili\u00e8re au Canada ?<\/p>\n
Si vous aimeriez faire publier un article dans un prochain
\nnum\u00e9ro de la revue \u00c9valuation immobili\u00e8re au Canada
\net contribuer de fa\u00e7on significative \u00e0 l\u2019avancement de la
\nprofession, veuillez contacter :<\/p>\n
ANDR\u00c9 HANNOUSH
\nDirecteur, Affaires publiques et communications<\/p>\n
Institut canadiens des \u00e9valuateurs<\/p>\n
andreh@aicanada.ca \u2022 1-613-979-7367<\/p>\n
*Remarque : Nous fournirons les d\u00e9tails suppl\u00e9mentaires et toute l\u2019aide
\ndont vous pourriez avoir besoin pour assurer un processus de contribution
\nharmonieux et efficace.<\/p>\n
Nous sommes \u00e0 la recherche d\u2019articles qui traitent de sujets
\npertinents, opportuns et informatifs, r\u00e9dig\u00e9s par des \u00e9valuateurs
\nd\u00e9sireux de partager leurs connaissances et leur expertise ou
\npartager leurs exp\u00e9riences uniques en contribuant un article dans
\nla revue \u00c9valuation immobili\u00e8re au Canada. C\u2019est une fa\u00e7on id\u00e9ale :<\/p>\n
\u00fc d\u2019am\u00e9liorer les connaissances de vos coll\u00e8gues<\/p>\n
\u00fc de moderniser la profession d\u2019\u00e9valuateur dans son ensemble<\/p>\n
\u00fc de profiter d\u2019une exposition et d\u2019\u00eatre reconnu par vos pairs<\/p>\n
\u00fc d’obtenir des cr\u00e9dits de PPC<\/p>\n
We are looking for topical, timely and informative
\narticles provided by appraisers who are willing
\nto share their knowledge and expertise or unique
\nexperiences by contributing an article to Canadian
\nProperty Valuation. It is an ideal way to:<\/p>\n
\u00fc enhance the knowledge of your colleagues <\/p>\n
\u00fc advance the appraisal profession as a whole<\/p>\n
\u00fc gain exposure and recognition with your peers<\/p>\n
\u00fc earn CPD credits<\/p>\n
If you are interested in being published in a future
\nissue of Canadian Property Valuation and contributing
\nsignificantly to the advancement of the profession,
\nplease contact: <\/p>\n
ANDR\u00c9 HANNOUSH
\nDirector, Public Affairs and Communications<\/p>\n
Appraisal Institute of Canada<\/p>\n
andreh@aicanada.ca \u2022 1-613-979-7367<\/p>\n
*Note: We will provide additional details and any assistance you require
\nto ensure a smooth and efficient contribution process.<\/p>\n
mailto:andreh@aicanada.ca
\nmailto:andreh@aicanada.ca<\/p>\n
De Facto Expropriation \u2013
\nGuidance from the
\nSupreme Court of Canada<\/p>\n
BY JOHN SHEVCHUK<\/p>\n
Litigation Counsel, C.Arb, AACI(Hon), RI<\/p>\n
In 2021,
\n1 I reported that the Supreme <\/p>\n
Court of Canada would be re-examining
\nthe law around de facto expropriation.
\nThat re-examination appears in <\/p>\n
Annapolis Group Inc. v. Halifax Regional
\nMunicipality 2022 SCC 36 [Annapolis]
\nreleased on October 21, 2022. A slim
\nmajority of the Supreme Court of Canada
\npanel hearing the case brought an
\ninterpretation to existing case law that
\ntheoretically expands the circumstances
\nunder which de facto expropriation will be
\nfound but it will be interesting to see over
\ntime if in practice much will change.<\/p>\n
Annapolis fact pattern<\/p>\n
From the 1950s to 2006, Annapolis Group
\nInc. acquired 965 acres of land [Lands]
\nin Halifax Regional Municipality for
\ndevelopment and resale. In 2006, Halifax
\ncouncil adopted a 25-year municipal
\nplanning strategy over an area that
\nincluded the Lands. The planning strategy
\ncontemplated a portion of the Lands to
\nbe included in a regional park, but the
\nplan also zoned the Lands for urban
\ndevelopment. Development required
\nadoption of a municipal resolution
\nauthorizing a secondary planning process
\nand an amendment to the land use by-law.<\/p>\n
Annapolis\u2019 attempts to develop the
\nLands beginning in 2007 ended with a <\/p>\n
resolution passed by Halifax council in
\n2016 refusing to initiate the secondary
\nplanning process. At this time, the
\nmunicipality was actively encouraging
\nuse of the Lands for public park purposes
\nand it was financially supporting
\norganizations that encouraged such use.<\/p>\n
Annapolis commenced a lawsuit
\nalleging Halifax had constructively taken
\n(i.e., de facto expropriated) the Lands
\nthrough exercising dominion over the
\nLands by creating a public park in which
\nHalifax encouraged the public to hike,
\ncycle, canoe, camp and swim on the
\nland, financially supporting organizations
\nthat encouraged use of the lands as
\na park and posting signs depicting
\nthe municipality\u2019s logo and telephone
\nnumber. Annapolis also alleged that
\nHalifax was liable for misfeasance in
\npublic office and unjust enrichment. <\/p>\n
Halifax applied to the Nova Scotia
\nSupreme Court to have the constructive
\ntaking aspect of the claim dismissed
\narguing that, on the basis of the existing
\nlaw, there was no chance the claim of
\nconstructive taking could succeed.
\nThe application was dismissed. Halifax\u2019s
\nappeal to the Nova Scotia Court of
\nAppeal was allowed. The Court of Appeal
\nordered that the constructive taking
\nclaim be struck. <\/p>\n
LEGAL MATTERS<\/p>\n
Annapolis appealed to the Supreme Court
\nof Canada where, in a 5:4 split of the court,
\nit was held that, on a proper interpretation
\nof the case law and with appropriate
\nevidence, Annapolis\u2019 constructive taking
\nclaim might indeed succeed. Annapolis\u2019
\nappeal was allowed with the court ruling
\nthat Annapolis\u2019 constructive taking claim
\ncan now proceed to trial.<\/p>\n
The Supreme Court of Canada decision<\/p>\n
The essence of the judgment by the
\nmajority can be condensed as follows:
\na. de facto expropriation is more <\/p>\n
appropriately referred to as
\n\u201cconstructive taking\u201d. The taking is
\n\u201cconstructive\u201d when there is effective
\nappropriation of private property by the
\nexercise of regulatory powers. No title to
\nproperty is taken. It differs from a de jure
\ntaking which is a formal expropriation
\nand a taking of title;2<\/p>\n
b. constructive taking occurs where:3<\/p>\n
i. a beneficial interest in, or an
\n advantage flowing from, property
\n accrues to the state; and
\n ii. the state\u2019s action removes all
\n reasonable uses of the private property;
\nc. not every instance of regulating property is <\/p>\n
a constructive taking. The line is crossed
\nwhen the effect of regulatory activity
\nleaves no reasonable use of the property;4<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 46 Return to CONTENTS<\/p>\n
LEGAL MATTERS<\/p>\n
d. evidence of a government\u2019s intention
\nrelated to the subject property is not
\nsufficient, nor required, to establish
\nconstructive taking. The focus is on the
\neffect of the government\u2019s actions;5<\/p>\n
e. zoning that preserves private land
\nas a public resource may constitute
\na \u201cbeneficial interest\u201d flowing to a
\ngovernment where it removes all
\nreasonable uses of that land.6<\/p>\n
Not surprisingly, a finding of constructive
\ntaking is fact dependent. Factors that can
\nbe considered include but are not limited
\nto the following:7<\/p>\n
a. does the government action target a
\nspecific owner or does it more generally
\nadvance a public policy objective;<\/p>\n
b. did the owner have notice of the
\nrestrictions at the time the property
\nwas acquired;<\/p>\n
c. are governmental restrictions on
\nuse consistent with the owner\u2019s
\nreasonable expectations;<\/p>\n
d. what is nature of the land and its
\nhistorical and current uses (e.g., where
\nthe land is undeveloped, the prohibition
\nof all potential, reasonable uses may
\namount to a constructive taking);<\/p>\n
e. mere reduction in land value due to land
\nuse regulation on its own will not suffice;<\/p>\n
f. what is the substance of the advantage
\nto the state (e.g., permanent or
\nindefinite denial of access to property or
\ngovernment\u2019s permanent or indefinite
\noccupation could constitute a taking);<\/p>\n
g. regulations leaving only notional use of
\nthe land, deprived of all economic value
\nwill satisfy the test;<\/p>\n
h. confining uses of private land to public
\npurposes such as conservation, recreation
\nor institutional uses could suffice.<\/p>\n
Before a property owner takes too much
\ncomfort from the list of factors set out above,
\nit is important to note that the majority of
\nthe Supreme Court of Canada held that
\nHalifax could defeat Annapolis\u2019 constructive
\ntaking claim by showing a single reasonable
\nuse of the property.8 But what is a \u201csingle
\nreasonable use\u201d? In Annapolis, the majority
\nfound that even leasing the Lands was not a
\nreasonable use if they were otherwise being
\nused for public park purposes.9 However, in <\/p>\n
Canadian Pacific Railway Co. v. Vancouver
\n(City), 2006 SCC 5 [CPR], a case the panel
\nhearing Annapolis held is still good law,
\nthe Supreme Court of Canada held that
\nthe Canadian Pacific Rail\u2019s Arbutus
\nCorridor in Vancouver had a reasonable
\nuse for railway purposes even if it would
\nnot be economically feasible to operate a
\nrailway through the corridor.10 For property
\nowners, forecasting when a court will
\nfind that there is no single reasonable
\nuse of property following regulation by
\ngovernment is not going to be an easy task
\nand will add significantly to the uncertainty
\ninherent in litigation.<\/p>\n
Does Annapolis change the law?<\/p>\n
Prior to Annapolis, the leading authority
\non the law of de facto expropriation\/
\nconstructive taking was the Supreme
\nCourt of Canada decision in CPR. In CPR
\nat paragraph 30, McLachlin C.J. wrote that
\nthere are two requirements to constitute a
\nconstructive taking:
\na. an acquisition of a beneficial interest in <\/p>\n
the property or flowing from it; and
\nb. removal of all reasonable uses of <\/p>\n
the property.11<\/p>\n
The majority in Annapolis found that
\nproperly interpreted, CPR did not dictate
\na requirement for creation of a beneficial
\ninterest in the affected land itself. Since
\nthe test contemplates an interest flowing
\nfrom the property, it is enough to identify
\nan advantage \u2013 not an actual acquisition.12
\nThey found that the CPR test is \u201c\u2026
\nconcerned with the effect of a regulatory
\nmeasure on the landowner, and not with
\nwhether a proprietary interest was actually
\nacquired by the government.\u201d 13 This might
\nappear to be an easing of requirements to
\nestablish constructive taking. However,
\nthe requirement that there be not a single
\nreasonable use of the affected property,
\ntogether with the need to establish
\na benefit or advantage flowing to a
\ngovernment will surely make findings of
\nconstructive taking rare.<\/p>\n
Somewhat ominously, the majority
\nof the court in Annapolis noted
\ngovernments\u2019 power to pass legislation
\nexpressly immunizing them from paying <\/p>\n
compensation to owners when property
\nrights are confiscated.14<\/p>\n
Closing<\/p>\n
It is arguable whether Annapolis has done
\nmuch to expand the situations in which
\nconstructive taking will be found. The first
\narm of the test has been broadened, but
\nsignificant hurdles remain.<\/p>\n
One thing is certain: Annapolis
\nillustrates that land development is not
\nfor the faint of heart. Annapolis\u2019 land
\nacquisition started in the 1950s. Active
\nattempts to develop the Lands occurred
\nfrom at least 2006 to 2016. The legal
\naction related to the development process
\nand the claim of constructive taking looks
\nto be in its 6th or 7th year. The consequence
\nof the Supreme Court of Canada decision
\nis that the case is going back to trial to
\ndetermine if the evidence supports a claim
\nof constructive taking in accordance with
\nthe Court\u2019s new guidance and, of course,
\nthere is the possibility of further levels of
\nappeal once the trial decision is released.<\/p>\n
End notes
\n1 Canadian Property Valuation, Volume 65, <\/p>\n
Book 4, 2021
\n2 Annapolis, para. 18
\n3 Annapolis, para. 44
\n4 Annapolis, para. 19
\n5 Annapolis, paras. 52, 53, 57: Intention <\/p>\n
will be important in establishing claims
\nunder bad faith and ulterior motive.<\/p>\n
6 Annapolis, para. 58
\n7 Annapolis, para. 45
\n8 Annapolis, para. 75
\n9 Annapolis, paras. 75, 76
\n10 Canadian Pacific Railway v. Vancouver <\/p>\n
(City), 2006 SCC 5
\n11 CPR, para. 30 and Annapolis, para. 25
\n12 Annapolis, para. 25
\n13 Annapolis, para. 38
\n14 Annapolis, paras. 22, 78<\/p>\n
This article is provided for the purposes of
\ngenerating discussion. It is not to be taken
\nas legal advice. Any questions arising from
\nthis article in particular circumstances
\nshould be put to qualified legal and
\nappraisal practitioners. <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 47Return to CONTENTS<\/p>\n
PAR JOHN SHEVCHUK<\/p>\n
Avocat plaidant, C.Arb, AACI(Hon), RI<\/p>\n
Expropriation de facto \u2013
\nDirection de la Cour
\nsupr\u00eame du Canada<\/p>\n
QUESTIONS JURIDIQUES<\/p>\n
E n 2021,
\n1 je rapportais que la <\/p>\n
Cour supr\u00eame du Canada
\nr\u00e9examinerait la loi visant
\nl\u2019expropriation de facto. Ce <\/p>\n
r\u00e9examen appara\u00eet dans Annapolis Group
\nInc. v. Halifax Regional Municipality 2022
\nSCC 36 [Annapolis], cause publi\u00e9e le
\n21 octobre 2022. Une mince majorit\u00e9 du panel
\nde la Cour supr\u00eame du Canada entendant
\nla cause a donn\u00e9 une interpr\u00e9tation de la
\njurisprudence actuelle, qui \u00e9largit en th\u00e9orie
\nles circonstances o\u00f9 l\u2019on trouvera une
\nexpropriation de facto, mais il sera int\u00e9ressant
\nde voir si dans la pratique beaucoup de
\nchoses changeront avec le temps.<\/p>\n
Mod\u00e8le de faits dans Annapolis<\/p>\n
Des ann\u00e9es 1950 jusqu\u2019\u00e0 2006, Annapolis
\nGroup Inc. a fait l\u2019acquisition de 965 acres
\nde terres [les terres] dans la Municipalit\u00e9
\nr\u00e9gionale d\u2019Halifax pour l\u2019am\u00e9nagement et la
\nrevente. En 2006, le conseil d\u2019Halifax adoptait
\nune strat\u00e9gie de planification municipale de
\n25 ans couvrant un territoire qui incluait une
\npartie des terres. La strat\u00e9gie voulait qu\u2019une
\nportion des terres soit int\u00e9gr\u00e9e dans un
\nparc r\u00e9gional, mais le plan zonait \u00e9galement
\nles terres pour le d\u00e9veloppement urbain.
\nCelui-ci requ\u00e9rait l\u2019adoption d\u2019une r\u00e9solution
\nmunicipale autorisant un processus de
\nplanification secondaire et un amendement
\nau r\u00e8glement sur l\u2019utilisation des terres.<\/p>\n
Les tentatives d\u2019Annapolis d\u2019am\u00e9nager
\nles terres, d\u00e9but\u00e9es en 2007, ont abouti \u00e0 une
\nr\u00e9solution adopt\u00e9e par le conseil d\u2019Halifax
\nen 2016, qui refusait d\u2019initier le processus
\nde planification secondaire. \u00c0 l\u2019\u00e9poque, <\/p>\n
la municipalit\u00e9 encourageait activement
\nl\u2019utilisation des terres pour en faire des
\nparcs publics, soutenant financi\u00e8rement les
\norganismes qui allaient dans le m\u00eame sens.<\/p>\n
Annapolis a lanc\u00e9 une action en justice,
\nall\u00e9guant qu\u2019Halifax avait \u00e0 toutes fins
\npratiques confisqu\u00e9 (c.-\u00e0-d. expropri\u00e9 de
\nfacto) les terres en exer\u00e7ant son autorit\u00e9
\nsur les terres et en cr\u00e9ant un parc public o\u00f9
\nla municipalit\u00e9 encourageait la population
\n\u00e0 faire de la randonn\u00e9e p\u00e9destre, de la
\nbicyclette, du canot, du camping et de
\nla nage, appuyant financi\u00e8rement les
\norganismes qui encourageaient l\u2019utilisation
\ndes terres comme parc et pla\u00e7ant des
\n\u00e9criteaux montrant le logo et le num\u00e9ro
\nde t\u00e9l\u00e9phone de la municipalit\u00e9. Annapolis
\nall\u00e9guait en outre qu\u2019Halifax \u00e9tait d\u00e9lictuelle
\ndans l\u2019exercice d\u2019une charge publique et
\nqu\u2019elle s\u2019\u00e9tait enrichie de fa\u00e7on injuste.<\/p>\n
Halifax a demand\u00e9 \u00e0 la Cour supr\u00eame
\nde la Nouvelle-\u00c9cosse de rejeter l\u2019aspect
\nd\u2019appropriation par interpr\u00e9tation, faisant
\nvaloir que selon la loi existante, la r\u00e9clamation
\npour appropriation par interpr\u00e9tation n\u2019avait
\naucune chance de r\u00e9ussir. La demande a \u00e9t\u00e9
\nrejet\u00e9e. L\u2019appel d\u2019Halifax \u00e0 la Cour d\u2019appel
\nde la Nouvelle-\u00c9cosse a \u00e9t\u00e9 permis. La Cour
\nd\u2019appel a ordonn\u00e9 que l\u2019appropriation par
\ninterpr\u00e9tation soit radi\u00e9e.<\/p>\n
Annapolis a port\u00e9 la cause en appel
\ndevant la Cour supr\u00eame du Canada o\u00f9, dans
\nun jugement partag\u00e9 (5 contre 4), la cour
\nconcluait qu\u2019en interpr\u00e9tant correctement la
\njurisprudence et en consid\u00e9rant les preuves
\nappropri\u00e9es, la r\u00e9clamation d\u2019Annapolis pour
\nappropriation par interpr\u00e9tation pourrait en <\/p>\n
effet r\u00e9ussir. L\u2019appel d\u2019Annapolis a \u00e9t\u00e9 permis, avec
\nla d\u00e9cision judiciaire \u00e0 l\u2019effet que la r\u00e9clamation
\nd\u2019Annapolis pour appropriation par interpr\u00e9tation
\npeut maintenant faire l\u2019objet d\u2019un proc\u00e8s.<\/p>\n
La d\u00e9cision de la Cour supr\u00eame du Canada<\/p>\n
L\u2019essence du jugement par la majorit\u00e9 peut se
\nr\u00e9sumer comme suit :
\na. l\u2019expropriation de facto est plus ad\u00e9quatement <\/p>\n
nomm\u00e9e \u00ab appropriation par interpr\u00e9tation \u00bb.
\nL\u2019appropriation est \u00ab \u00e9tablie par interpr\u00e9tation
\n\u00bb lorsqu\u2019il y a appropriation effective d\u2019une
\npropri\u00e9t\u00e9 priv\u00e9e par l\u2019exercice du pouvoir de
\nr\u00e9glementation. On ne s\u2019approprie aucun titre
\nde propri\u00e9t\u00e9. Cela diff\u00e8re d\u2019une appropriation
\nde jure, qui est une expropriation formelle et
\nqui implique l\u2019appropriation du titre;2<\/p>\n
b. l\u2019appropriation par interpr\u00e9tation se
\nproduit quand :3<\/p>\n
i. un int\u00e9r\u00eat b\u00e9n\u00e9ficiaire dans une
\n propri\u00e9t\u00e9 ou un avantage qui en
\n d\u00e9coule revient \u00e0 l\u2019\u00c9tat; et
\n ii. l\u2019action de l\u2019\u00c9tat \u00e9limine toutes les
\n utilisations raisonnables de la
\n propri\u00e9t\u00e9 priv\u00e9e;
\nc. tous les cas de r\u00e9glementation d\u2019une <\/p>\n
propri\u00e9t\u00e9 ne constituent pas une
\nappropriation par interpr\u00e9tation. La limite
\nest franchie quand l\u2019effet de l\u2019activit\u00e9
\nr\u00e9glementaire ne laisse aucune utilisation
\nraisonnable de la propri\u00e9t\u00e9;4<\/p>\n
d. l\u2019intention avou\u00e9e d\u2019un gouvernement
\nconcernant la propri\u00e9t\u00e9 vis\u00e9e n\u2019est ni
\nsuffisante, ni requise pour \u00e9tablir une
\nappropriation par interpr\u00e9tation. Ce qui
\nimporte, c\u2019est l\u2019effet des actions
\ndu gouvernement;5<\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 48 Return to CONTENTS<\/p>\n
QUESTIONS JURIDIQUES<\/p>\n
e. le zonage qui pr\u00e9serve une terre priv\u00e9e
\ncomme ressource publique peut constituer
\nun \u00ab int\u00e9r\u00eat b\u00e9n\u00e9ficiaire \u00bb revenant \u00e0 un
\ngouvernement, qui \u00e9limine toutes les
\nutilisations raisonnables de cette terre.6<\/p>\n
Sans surprise, une conclusion d\u2019appropriation
\npar interpr\u00e9tation d\u00e9pend des faits. Les
\nfacteurs \u00e0 consid\u00e9rer comprennent, sans
\ntoutefois s\u2019y limiter :7<\/p>\n
a. est-ce que l\u2019action du gouvernement cible
\nun propri\u00e9taire en particulier ou fait-elle
\nplus g\u00e9n\u00e9ralement progresser un objectif
\nde politique publique;<\/p>\n
b. le propri\u00e9taire a-t-il \u00e9t\u00e9 avis\u00e9 des
\nrestrictions quand la propri\u00e9t\u00e9 a \u00e9t\u00e9 acquise;<\/p>\n
c. les restrictions gouvernementales sur
\nl\u2019utilisation correspondent-elles aux
\nattentes raisonnables du propri\u00e9taire;<\/p>\n
d. quelle est la nature de la terre et quelles
\nsont ses utilisations historiques et actuelles
\n(p. ex. l\u00e0 o\u00f9 elle n\u2019est pas d\u00e9velopp\u00e9e,
\nl\u2019interdiction de toute utilisation potentielle
\nraisonnable peut r\u00e9sulter en une
\nappropriation par interpr\u00e9tation);<\/p>\n
e. la seule r\u00e9duction de la valeur de la terre
\ndue \u00e0 la r\u00e9glementation de l\u2019utilisation des
\nterres ne suffit pas;<\/p>\n
f. quelle est la substance de l\u2019avantage
\npour l\u2019\u00c9tat (p. ex. interdiction permanente
\nou ind\u00e9finie d\u2019acc\u00e9der \u00e0 la propri\u00e9t\u00e9 ou
\noccupation permanente ou ind\u00e9finie du
\ngouvernement, qui pourrait constituer
\nune appropriation);<\/p>\n
g. les r\u00e8glements laissant seulement
\nl\u2019utilisation th\u00e9orique d\u2019une terre, priv\u00e9e de
\ntoute valeur \u00e9conomique, satisfera le crit\u00e8re;<\/p>\n
h. limiter les utilisations d\u2019une terre priv\u00e9e \u00e0
\ndes fins publique telle que la conservation,
\nla r\u00e9cr\u00e9ation ou pour des institutions
\npourrait suffire.<\/p>\n
Avant qu\u2019un propri\u00e9taire se r\u00e9jouisse trop des
\nfacteurs \u00e9num\u00e9r\u00e9s ci-dessus, il est important
\nde remarquer que la majorit\u00e9 des juges de
\nla Cour supr\u00eame du Canada tenait qu\u2019Halifax
\npourrait d\u00e9faire la r\u00e9clamation d\u2019Annapolis
\npour appropriation par interpr\u00e9tation en
\nmontrant une seule utilisation raisonnable
\nde la propri\u00e9t\u00e9.8 Mais, qu\u2019est-ce qu\u2019une
\n\u00ab utilisation raisonnable unique \u00bb ? Dans
\nAnnapolis, la majorit\u00e9 pensait que m\u00eame la
\nlocation des terres n\u2019\u00e9tait pas une utilisation
\nraisonnable si elles servaient autrement \u00e0
\ndes fins de parc public.9 Cependant, dans
\nCanadian Pacific Railway Co. v. Vancouver (City),
\n2006 SCC 5 [CPR], une cause que le panel <\/p>\n
entendant Annapolis consid\u00e9rait toujours
\ncomme une bonne loi, la Cour supr\u00eame
\ndu Canada tenait que le corridor Arbutus
\ndu Chemin de fer Canadien Pacifique, \u00e0
\nVancouver, avait une utilisation raisonnable
\npour des fins ferroviaires, m\u00eame si ce ne
\nserait pas \u00e9conomiquement r\u00e9alisable
\nd\u2019exploiter une voie ferr\u00e9e dans le corridor.10
\nPour les propri\u00e9taires, pr\u00e9voir quand un
\ntribunal conclura qu\u2019il n\u2019y a pas d\u2019utilisation
\nraisonnable unique d\u2019une propri\u00e9t\u00e9 suite
\n\u00e0 un r\u00e8glement du gouvernement ne sera
\npas chose facile et ajoutera beaucoup \u00e0
\nl\u2019incertitude inh\u00e9rente au litige.<\/p>\n
Est-ce qu\u2019Annapolis change la loi ?<\/p>\n
Avant Annapolis, la premi\u00e8re autorit\u00e9 sur la
\nloi de l\u2019expropriation de facto\/appropriation
\npar interpr\u00e9tation \u00e9tait la d\u00e9cision de la
\nCour supr\u00eame du Canada dans CPR. Au
\nparagraphe 30 de CPR, C.J. McLachlin \u00e9crivait
\nqu\u2019il faut deux exigences pour d\u00e9terminer une
\nappropriation par interpr\u00e9tation :
\na. l\u2019acquisition d\u2019un int\u00e9r\u00eat b\u00e9n\u00e9ficiaire dans <\/p>\n
le bien-fonds ou d\u2019un droit d\u00e9coulant de
\nce bien; et<\/p>\n
b. la suppression de toutes les utilisations
\nraisonnables du bien-fonds.11<\/p>\n
La majorit\u00e9 dans Annapolis concluait
\nqu\u2019interpr\u00e9t\u00e9 ad\u00e9quatement, CPR ne dictait
\npas l\u2019exigence de cr\u00e9er un int\u00e9r\u00eat b\u00e9n\u00e9ficiaire
\ndans la terre touch\u00e9e elle-m\u00eame. Comme
\nle test envisage un int\u00e9r\u00eat d\u00e9coulant de la
\npropri\u00e9t\u00e9, il suffit d\u2019identifier un avantage \u2013
\npas une acquisition r\u00e9elle.12 On a conclu que
\nle test de CPR \u00ab \u2026se rapporte \u00e0 l\u2019effet d\u2019une
\nmesure r\u00e9glementaire sur le propri\u00e9taire
\nfoncier, et non pas \u00e0 la question de savoir si le
\ngouvernement a r\u00e9ellement acquis un int\u00e9r\u00eat
\npropri\u00e9tal \u00bb.13 Cela peut ressembler \u00e0 un
\nrel\u00e2chement des exigences pour \u00e9tablir une
\nappropriation par interpr\u00e9tation. Toutefois,
\nl\u2019exigence qu\u2019il n\u2019y ait pas d\u2019utilisation
\nraisonnable unique de la propri\u00e9t\u00e9 touch\u00e9e,
\ncoupl\u00e9e \u00e0 la n\u00e9cessit\u00e9 d\u2019\u00e9tablir un b\u00e9n\u00e9fice
\nou un avantage revenant \u00e0 un gouvernement
\nrendra certainement rares les conclusions
\nd\u2019appropriation par interpr\u00e9tation.<\/p>\n
Chose quelque peu inqui\u00e9tante, la
\nmajorit\u00e9 du tribunal dans Annapolis notait
\nle pouvoir du gouvernement d\u2019adopter
\nune loi l\u2019immunisant express\u00e9ment
\ncontre le paiement d\u2019indemnit\u00e9s aux
\npropri\u00e9taires lorsque leurs droits de
\npropri\u00e9t\u00e9 sont confisqu\u00e9s.14<\/p>\n
Conclusion<\/p>\n
On peut se demander si Annapolis a fait
\nbeaucoup pour \u00e9tendre les situations o\u00f9 on
\nd\u00e9terminera qu\u2019il y a une appropriation par
\ninterpr\u00e9tation. Le premier volet du test a \u00e9t\u00e9
\n\u00e9largi, mais il reste des obstacles importants.<\/p>\n
Une chose est s\u00fbre, Annapolis montre
\nque l\u2019am\u00e9nagement des terres n\u2019est pas
\npour les \u00e2mes sensibles. La compagnie
\nAnnapolis a commenc\u00e9 \u00e0 acqu\u00e9rir des terres
\n\u00e0 la fin des ann\u00e9es 1950. Les tentatives
\nactives de d\u00e9velopper les terres ont eu lieu
\nau moins de 2006 jusqu\u2019\u00e0 2016. L\u2019action
\nen justice relativement au processus de
\nd\u00e9veloppement et \u00e0 la r\u00e9clamation pour
\nappropriation par interpr\u00e9tation semble
\nen \u00eatre \u00e0 sa sixi\u00e8me ou septi\u00e8me ann\u00e9e.
\nLa cons\u00e9quence de la d\u00e9cision de la Cour
\nsupr\u00eame du Canada est que la cause
\nretourne en proc\u00e8s pour d\u00e9terminer
\nsi la preuve supporte une r\u00e9clamation
\npour appropriation par interpr\u00e9tation,
\nconform\u00e9ment \u00e0 la nouvelle orientation de
\nla cour et, \u00e9videmment, il est possible que
\nd\u2019autres niveaux d\u2019appel surviennent une fois
\nla d\u00e9cision du proc\u00e8s publi\u00e9e.<\/p>\n
Notes en fin de texte
\n1 \u00c9valuation immobili\u00e8re au Canada, <\/p>\n
volume 65, tome 4, 2021
\n2 Annapolis, paragr. 18
\n3 Annapolis, paragr. 44
\n4 Annapolis, paragr. 19
\n5 Annapolis, paragr. 52, 53, 57 : L\u2019intention <\/p>\n
sera importante pour \u00e9tablir les
\nr\u00e9clamations faites de mauvaise foi et
\navec un motif secret.<\/p>\n
6 Annapolis, paragr. 58
\n7 Annapolis, paragr. 45
\n8 Annapolis, paragr. 75
\n9 Annapolis, paragr. 75, 76
\n10 Canadian Pacific Railway v. Vancouver <\/p>\n
(City), 2006 SCC 5
\n11 CPR, paragr. 30 et Annapolis, paragr. 25
\n12 Annapolis, paragr. 25
\n13 Annapolis, paragr. 38
\n14 Annapolis, paragr. 22, 78<\/p>\n
Cet article est fourni dans le but
\nd\u2019alimenter la discussion. Il ne doit pas \u00eatre
\nconsid\u00e9r\u00e9 comme un avis juridique. Toutes
\nles questions relatives aux situations
\nabord\u00e9es ici devraient \u00eatre pos\u00e9es \u00e0 des
\npraticiens qualifi\u00e9s dans les domaines du
\ndroit et de l\u2019\u00e9valuation. <\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 49Return to CONTENTS<\/p>\n
ADVOCACY<\/p>\n
The current Canadian
\npolitical landscape<\/p>\n
W hile hopes were high amongst the government and the political class
\nentering 2022, the year instead turned out
\nto be one of conflict and uncertainty that
\ncontinues into this year. First, there was
\nthe trucker convoy that planted itself in
\ndowntown Ottawa for over three weeks,
\non top of closing major border crossings
\nacross Canada and costing the economy
\nmillions, if not billions of dollars. Second,
\nwar broke out in Europe as Russia invaded
\nUkraine, almost making it to downtown
\nKyiv until the Ukrainians were finally aided
\nby their allies. Third, the global economy
\nbegan facing an inflationary crisis which
\nhas caused individuals around the world
\nto face harsh financial realities. <\/p>\n
Many of these issues continue to this
\nday. There continues to be a group of
\nCanadians who resented the lockdowns
\nand vaccine measures, and who show
\nup at various political events to protest.
\nRussia continues to control vast portions
\nof Ukraine, despite valiant resistance.
\nAnd the inflationary crisis has caused
\neverything from lettuce to housing prices
\nto soar. These issues, amongst many
\nothers such as climate change, will shape
\nthe political discourse in 2023.<\/p>\n
The current government has attempted
\nto respond to some of these issues.
\nThe Government of Canada has sent <\/p>\n
BY KYLE LARKIN <\/p>\n
Impact Public Affairs<\/p>\n
(Disclaimer: The views or opinions expressed in this article do not reflect those of the AIC, as AIC is a non-partisan association.)<\/p>\n
millions of dollars in equipment, including
\ntanks, to Ukraine in order to support the
\nresistance. They have also introduced
\nvarious programs to help Canadians with the
\nrising cost of living. This includes introducing
\na dental care program, as well as upgrading
\nsome other programs for those struggling
\nto make ends meet. Provinces have also
\ncreated programs to support those in need,
\nwith some sending a few $100 cheques to
\nthose residing in their jurisdiction.<\/p>\n
Despite the government attempting
\nto respond to these pressures, public
\npolling continues to sway away from Prime
\nMinister Justin Trudeau and the Liberals.
\nSince Pierre Poilievre was elected Leader
\nof the Conservative Party of Canada in
\nthe fall of 2022, the wind has been in their
\nsails. A recent poll by Abacus Data found <\/p>\n
that the Conservatives were polling at
\n37%, versus 29% for the Liberals and
\n18% for the New Democrats. The poll
\nalso compared Trudeau in January 2023
\nto Harper in January 2015 (around nine
\nmonths before the election which elected
\na majority Liberal government). It found
\nthat Trudeau\u2019s current approval rating is
\n31%, but his disapproval rating is 50%.
\nIn January of 2015, Harper had an approval
\nrating of 34% versus a disapproval rating of
\n40%. Furthermore, 50% of Canadians are
\nsupportive of a change of government. All
\nof these stats, plus other polls that have
\nshown similar results, indicate that the
\ncurrent government is in a tough place.<\/p>\n
Fortunately for the Liberals, they have
\nbeen able to govern with a near majority
\ngovernment thanks to the support of <\/p>\n
Canadian Property Valuation | \u00c9valuation immobili\u00e8re au Canada 50 Return to CONTENTS<\/p>\n
ADVOCACY<\/p>\n
Jagmeet Singh and the NDP. Despite
\nsome pressure from their government
\npartner, such as pressing for a dental
\ncare program by the end of 2022, the
\nagreement so far has worked for both
\nparties. The NDP has supported Liberal
\nlegislation, namely their budgets, in
\nexchange for progress on some of their
\npolicy priorities. While the NDP are
\nnow applying pressure to fix Canada\u2019s
\nhealthcare crisis, as well as protect the
\npublic funding model, it is unlikely they
\nwill pull the plug anytime soon. Their
\nparty is in continuous need of funds, and
\nthis is one of the strongest positions they
\nhave ever had in Parliament. Singh also
\ncontinues to be widely popular with NDP
\nmembers, showing that the agreement
\nworks for most. <\/p>\n
The Conservatives on the other
\nhand continue to be laser-focused on
\npocketbook issues, namely affordability,
\nthe rising cost-of-living, and soaring
\nhousing prices. While Poilievre has begun
\nopening himself up to other policy areas,
\nhe is still focusing much of his time on
\nthe economy and inflation. This is likely
\nwhy the Conservatives have been able to
\nbuild momentum and begin distancing
\nthemselves from the Liberals in public
\npolling. While Canadians are struggling to
\nafford basic goods, they are also hearing
\nfrom a political leader that says he has
\ntheir backs. Just like his campaign to
\nbecome leader, Poilievre has continued
\nto tour around Canada to meet Canadians
\nand hold rallies that attract hundreds.
\nHe has also continued to bombard social
\nmedia feeds with key messages, including
\npersonal videos of him taping himself. <\/p>\n
To respond to this momentum, the
\nLiberals have strategized on how they can
\npush back. One strategy the party has told
\ntheir Members of Parliament to follow
\ninvolves the four \u2018c\u2019s\u2019: competency \u2013 show
\nto Canadians that a liberal government
\ncan be competent in delivering services
\n(e.g., passports); confidence \u2013 build
\nconfidence amongst Canadians that you
\nare the right choice for the job; contrast \u2013 <\/p>\n
build a wide gap between yourselves
\nand the Conservatives; and campaign \u2013
\nbe prepared financially for an election
\ncampaign within the next 12 to 18 months. <\/p>\n
Finally, the biggest question in Ottawa
\nis when will there be an election? While
\nthe Liberal-NDP agreement is set to
\nlast until the election date in 2025, it is
\nunlikely that either party will wait that
\nlong. The saying \u201cit\u2019s the economy, stupid\u201d
\ncontinues to reign today. The current
\ngovernment knows that they will not be
\nable to win an election with the current <\/p>\n
All of these stats, plus other polls that have shown
\nsimilar results, indicate that the current government
\nis in a tough place.<\/p>\n
uncertain economic situation and rising
\ninflation. However, if they can support
\nCanadians through this period, and wait
\nuntil it passes, then they will likely be in a
\nstronger position to go against Poilievre
\nand the Conservatives. Once the Liberals
\nfind their footing again in public polling,
\ndo not be surprised if they decide to go to
\nthe polls, like they attempted to do in 2021.
\nTrudeau and Poilievre are both raring to go
\nhead-to-head in an election, and time will
\ntell when they will have the opportunity
\nto do so. <\/p>\n
Suite 101, 24 Inglewood Drive, St. Albert, AB T8N 6K4<\/p>\n
Please send resumes to: info@crvg.com
\nAACI & Candidates<\/p>\n
Tel: (780) 424-8856 \u2022 Fax: (587) 290-2267<\/p>\n
Volume 67 | Book 1 \/ Tome 1 | 2023 51Return to CONTENTS<\/p>\n
mailto:info@crvg.com<\/p>\n