MANAGING
\nCONTAMINATION <\/p>\n
OF REAL PROPERTY<\/p>\n
G\u00c9RER LA
\nCONTAMINATION<\/p>\n
DES BIENS IMMOBILIERS<\/p>\n
T H E O F F I C I A L P U B L I C A T I O N O F T H E A P P R A I S A L I N S T I T U T E O F C A N A D A
\nP U B L I C A T I O N O F F I C I E L L E D E L\u2019 I N S T I T U T C A N A D I E N D E S \u00c9 V A L U A T E U R S<\/p>\n
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TRANSFORMING THE REAL ESTATE INDUSTRY
\nAND VALUATION USING TECHNOLOGY
\nTransformer le secteur et l’\u00e9valuation <\/p>\n
des biens immobiliers avec la technologie<\/p>\n
AIC 2015: A MEMORABLE
\nANNUAL CONFERENCE <\/p>\n
ICE 2015 : une conf\u00e9rence
\nannuelle m\u00e9morable<\/p>\n
WHAT IT TAKES TO BECOME AN EXPERT
\nIN EXPROPRIATION\/LITIGATION <\/p>\n
Ce qu’il faut pour devenir un expert
\ndans l’expropriation et le litige<\/p>\n
VOL 59 | BOOK 3 \/ TOME 3 | 2015<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@aicanada.ca
\nmailto:info@aicanada.ca<\/p>\n
The Workfile PowerView retains all supporting documentation <\/p>\n
used to create your report in an easy-to-find electronic format. <\/p>\n
This saves time and helps you go paperless while complying with <\/p>\n
CUSPAP and USPAP guidelines. <\/p>\n
Drag and drop photos, MLS PDFs, scanned documents, e-mails, <\/p>\n
and more into the Workfile so they\u2019re all securely saved with <\/p>\n
the report file. TOTAL also adds files automatically such as the <\/p>\n
delivered PDF, comps that didn\u2019t make the cut, and TOTAL for <\/p>\n
Mobile inspection data. <\/p>\n
Call 1-800-ALAMODE or visit www.alamode.com\/trial
\nto put all of this to the test
\non your next appraisal.<\/p>\n
Better software. No surprises. Try it free!
\nWhether you work with one monitor or five, a desktop, laptop, tablet, or combination, your software shouldn\u2019t hold <\/p>\n
you back. TOTAL is faster, more stable, and more powerful because it\u2019s built from the ground up for today\u2019s technology. <\/p>\n
Packed with exclusive tools and features, it\u2019s everything you need to build superior appraisals in less time.<\/p>\n
Plus, when you switch to TOTAL Canadian Essentials, you get unlimited location maps, unlimited mobile data collection <\/p>\n
and syncing, live phone support, MLS importing, new forms and updates, and much more for just $349. No hassles, per-<\/p>\n
use \u201ccredits,\u201d or extra fees for multiple PCs.<\/p>\n
ADCODE: DPAIC0815_M1 a la mode and its products are trademarks or registered trademarks of a la mode, inc. Other brand
\nand product names are trademarks or registered trademarks of their respective owners. All prices, terms, policies, and other
\nitems are subject to change without notice. Copyright \u00a92015 a la mode, inc.<\/p>\n
Easily drag screens to any monitor! With <\/p>\n
TOTAL\u2019s multi-monitor technology, you can <\/p>\n
organize screens and forms however you <\/p>\n
want. This boosts your efficiency since you\u2019re <\/p>\n
not toggling between screens.<\/p>\n
Text automatically overflows <\/p>\n
to the addenda in the same <\/p>\n
order the fields appear in the <\/p>\n
report, making it easier for <\/p>\n
you and clients to read.
\nUnlike other formfillers, it\u2019s quick <\/p>\n
and easy to insert images, Word <\/p>\n
docs, charts, and tables into any <\/p>\n
section of your addenda.<\/p>\n
TOTAL includes over <\/p>\n
280 Canadian forms <\/p>\n
including the AIC and <\/p>\n
forms in French.<\/p>\n
In TOTAL, your QuickLists (common <\/p>\n
responses) aren\u2019t limited to saving <\/p>\n
data for just one field at a time. You <\/p>\n
can select multiple fields and save <\/p>\n
them as a single set of data to fill out <\/p>\n
entire sections later.<\/p>\n
TOTAL for Mobile, our free app, is <\/p>\n
your solution for going paperless and <\/p>\n
cutting turn times. It\u2019s the only app <\/p>\n
for appraisers with the full AIC form. <\/p>\n
Collect data, sketch (in meters or feet), <\/p>\n
take and add photos to the report, <\/p>\n
geocode and get directions, all from <\/p>\n
your iOS or Android\u00ae device. It all flows <\/p>\n
into TOTAL on your PC, saving you time <\/p>\n
\u2014 100% free and unlimited. <\/p>\n
Put TOTAL and TOTAL for Mobile to the test on your next appraisal for free!<\/p>\n
GET YOUr 15-DAY
\nALL-ACCESS TrIAL<\/p>\n
Free<\/p>\n
DPAIC0515.indd 1-2 8\/5\/15 2:28 PM<\/p>\n
http:\/\/www.alamode.com\/trial<\/p>\n
The Workfile PowerView retains all supporting documentation <\/p>\n
used to create your report in an easy-to-find electronic format. <\/p>\n
This saves time and helps you go paperless while complying with <\/p>\n
CUSPAP and USPAP guidelines. <\/p>\n
Drag and drop photos, MLS PDFs, scanned documents, e-mails, <\/p>\n
and more into the Workfile so they\u2019re all securely saved with <\/p>\n
the report file. TOTAL also adds files automatically such as the <\/p>\n
delivered PDF, comps that didn\u2019t make the cut, and TOTAL for <\/p>\n
Mobile inspection data. <\/p>\n
Call 1-800-ALAMODE or visit www.alamode.com\/trial
\nto put all of this to the test
\non your next appraisal.<\/p>\n
Better software. No surprises. Try it free!
\nWhether you work with one monitor or five, a desktop, laptop, tablet, or combination, your software shouldn\u2019t hold <\/p>\n
you back. TOTAL is faster, more stable, and more powerful because it\u2019s built from the ground up for today\u2019s technology. <\/p>\n
Packed with exclusive tools and features, it\u2019s everything you need to build superior appraisals in less time.<\/p>\n
Plus, when you switch to TOTAL Canadian Essentials, you get unlimited location maps, unlimited mobile data collection <\/p>\n
and syncing, live phone support, MLS importing, new forms and updates, and much more for just $349. No hassles, per-<\/p>\n
use \u201ccredits,\u201d or extra fees for multiple PCs.<\/p>\n
ADCODE: DPAIC0815_M1 a la mode and its products are trademarks or registered trademarks of a la mode, inc. Other brand
\nand product names are trademarks or registered trademarks of their respective owners. All prices, terms, policies, and other
\nitems are subject to change without notice. Copyright \u00a92015 a la mode, inc.<\/p>\n
Easily drag screens to any monitor! With <\/p>\n
TOTAL\u2019s multi-monitor technology, you can <\/p>\n
organize screens and forms however you <\/p>\n
want. This boosts your efficiency since you\u2019re <\/p>\n
not toggling between screens.<\/p>\n
Text automatically overflows <\/p>\n
to the addenda in the same <\/p>\n
order the fields appear in the <\/p>\n
report, making it easier for <\/p>\n
you and clients to read.
\nUnlike other formfillers, it\u2019s quick <\/p>\n
and easy to insert images, Word <\/p>\n
docs, charts, and tables into any <\/p>\n
section of your addenda.<\/p>\n
TOTAL includes over <\/p>\n
280 Canadian forms <\/p>\n
including the AIC and <\/p>\n
forms in French.<\/p>\n
In TOTAL, your QuickLists (common <\/p>\n
responses) aren\u2019t limited to saving <\/p>\n
data for just one field at a time. You <\/p>\n
can select multiple fields and save <\/p>\n
them as a single set of data to fill out <\/p>\n
entire sections later.<\/p>\n
TOTAL for Mobile, our free app, is <\/p>\n
your solution for going paperless and <\/p>\n
cutting turn times. It\u2019s the only app <\/p>\n
for appraisers with the full AIC form. <\/p>\n
Collect data, sketch (in meters or feet), <\/p>\n
take and add photos to the report, <\/p>\n
geocode and get directions, all from <\/p>\n
your iOS or Android\u00ae device. It all flows <\/p>\n
into TOTAL on your PC, saving you time <\/p>\n
\u2014 100% free and unlimited. <\/p>\n
Put TOTAL and TOTAL for Mobile to the test on your next appraisal for free!<\/p>\n
GET YOUr 15-DAY
\nALL-ACCESS TrIAL<\/p>\n
Free<\/p>\n
DPAIC0515.indd 1-2 8\/5\/15 2:28 PM<\/p>\n
http:\/\/www.alamode.com\/trial<\/p>\n
Accelerating success.<\/p>\n
With over 550 valuation professionals located in 58 countries, Colliers
\nInternational Valuation & Advisory Services is a leader in global real
\nestate services, defined by our spirit of enterprise. Through a culture
\nof service excellence and a shared sense of initiative, we integrate the
\nresources of real estate specialists worldwide to accelerate the success
\nof our partners. With more than 70 professionals in nine cities across
\nCanada, there are numerous opportunities to join our growing team.<\/p>\n
WE STAND OUT
\nIN THE CROWD<\/p>\n
collierscanada.com\/careers<\/p>\n
NOUS NOUS D\u00c9MARQUONS
\nDE LA COMP\u00c9TITION<\/p>\n
collierscanada.com\/careers<\/p>\n
Avec plus de 550 professionnels d\u2019\u00e9valuation situ\u00e9es dans 58 pays,
\nColliers International Valuation & Advisory Services est un leader des
\nservices immobiliers mondiaux, d\u00e9finie par notre esprit d\u2019entreprise.
\nGr\u00e2ce \u00e0 une culture de l\u2019excellence du service et le sens d\u2019initiative
\npartag\u00e9, nous int\u00e9grons les ressources de sp\u00e9cialistes de l\u2019immobilier
\ndans le monde entier pour acc\u00e9l\u00e9rer le succ\u00e8s de nos partenaires. Avec
\nplus de 70 professionnels dans neuf villes \u00e0 travers le Canada, il ya de
\nnombreuses occasions de se joindre \u00e0 notre \u00e9quipe grandissante.<\/p>\n
Think it\u2019s time to elevate your career and take your
\nearning potential to new heights?<\/p>\n
C\u2019est le moment de prendre votre avenir en main, et de
\nfavoriser votre r\u00e9ussite?<\/p>\n
http:\/\/collierscanada.com\/careers<\/p>\n
06 Executive Corner
\nNEW PRESIDENT DANIEL DOUCET
\nBELIEVES IN BEING INVOLVED<\/p>\n
36 Advocacy
\nADVOCACY CONTINUES
\nTO BE TOP PRIORITY<\/p>\n
44 The Future is Bright
\nFOR SAMANTHA LAWREK,
\nDETERMINATION, HARD WORK
\nAND INTEGRITY ARE KEYS TO
\nBUILDING A REPUTATION FOR
\nOUTSTANDING SERVICE<\/p>\n
60 NEWS<\/p>\n
62 DESIGNATIONS, CANDIDATES,
\nSTUDENTS<\/p>\n
10 Le coin de l\u2019ex\u00e9cutif
\nNOUVEAU PR\u00c9SIDENT DANIEL DOUCET
\nCROIT DANS L\u2019ENGAGEMENT<\/p>\n
37 D\u00e9fense
\nMISE \u00c0 JOUR SUR LA D\u00c9FENSE
\nDES DROITS<\/p>\n
47 L\u2019avenir s\u2019annonce bien
\nPOUR SAMANTHA LAWREK,
\nD\u00c9TERMINATION, DILIGENCE ET
\n INT\u00c9GRIT\u00c9 SONT LES \u00c9L\u00c9MENTS
\nCL\u00c9S D\u2019UNE R\u00c9PUTATION DE SERVICE
\nEXCEPTIONNEL<\/p>\n
60 NOUVELLES<\/p>\n
62 D\u00c9SIGNATIONS, STAGIAIRES,
\n\u00c9TUDIANTS<\/p>\n
COLUMNS \/ CHRONIQUES<\/p>\n
FEATURES \/ EN VEDETTE
\nVOL 59 | BOOK 3 \/ TOME 3 | 2015<\/p>\n
Publication Mails Agreement #40008249.
\nReturn undeliverable Canadian addresses to: Appraisal Institute of Canada,
\n403-200 Catherine St., Ottawa, ON K2P 2K9. Email: info@aicanada.ca<\/p>\n
The articles printed in this issue represent authors\u2019 opinions only
\nand are not necessarily endorsed by the APPRAISAL INSTITUTE
\nOF CANADA. Copyright 2015 by the APPRAISAL INSTITUTE OF
\nCANADA. All rights reserved. Reproduction in whole or in part
\nwithout written permission is strictly prohibited. Subscription, $40.00
\nper year. Printed in Canada. Les articles imprim\u00e9s dans ce num\u00e9ro
\nne rep\u00e9sentent que l\u2019opinion de leur auteur respectif, mais ne sont
\npas n\u00e9ces\u2013sairement endoss\u00e9s par L\u2019INSTITUT CANADIEN DES
\n\u00c9VALUATEURS. Tous droits reserv\u00e9s 2015 par L\u2019INSTITUT CANADIEN
\nDES \u00c9VALUATEURS. La reproduction totale ou partielle sous quelque
\nform que se soit sans authorisation \u00e9crite est absolument interdite.
\nAbonnement $40.00 par ann\u00e9e. Imprim\u00e9 au Canada.<\/p>\n
* The Appraisal Institute of Canada reserves the right to reject
\nadvertising that it deems to be inappropriate.
\n** The publisher and the Appraisal Institute of Canada cannot be
\nheld liable for any material used or claims made in advertising
\nincluded in this publication.Indexed in the Canadian Business
\nIndex and available on-line in the Canadian Business & Current
\nAffairs database.
\nISSN 0827-2697<\/p>\n
Publication management, design and production by:
\nDirection, conception et production par :<\/p>\n
3rd Floor \u2013 2020 Portage Avenue, Winnipeg, MB R3J 0K4
\nPhone: 866-985-9780 \u2022 Fax: 866-985-9799
\nE-mail: info@kelman.ca \u2022 Web: www.kelman.ca<\/p>\n
Managing Editor: Craig Kelman
\nDesign\/Layout: Jackie Magat
\nMarketing Manager: Kris Fillion
\nAdvertising Co-ordinator: Stefanie Hagidiakow<\/p>\n
Director – Marketing and Communications: Sheila Roy, Ottawa
\nCommunications Officer: Mary-Jane Erickson, Ottawa<\/p>\n
WHAT IT TAKES TO
\nBECOME AN EXPERT IN
\nEXPROPRIATION\/LITIGATION
\nCE QU’IL FAUT POUR
\nDEVENIR UN EXPERT
\nDANS L’EXPROPRIATION
\nET LE LITIGE<\/p>\n
AIC 2015: A MEMORABLE
\nANNUAL CONFERENCE
\nICE 2015 : UNE CONF\u00c9RENCE
\nANNUELLE M\u00c9MORABLE <\/p>\n
TRANSFORMING THE
\nREAL ESTATE INDUSTRY
\nAND VALUATION USING
\nTECHNOLOGY
\nTRANSFORMER LE
\nSECTEUR ET L\u2019\u00c9VALUATION
\nDES BIENS IMMOBILIERS
\nAVEC LA TECHNOLOGIE<\/p>\n
MANAGING CONTAMINATION
\nFOR PRODUCTIVE USE,
\nDEVELOPMENT AND
\nDIVESTITURE OF REAL
\nPROPERTY
\nG\u00c9RER LA CONTAMINATION
\nPOUR L\u2019UTILISATION
\nPRODUCTIVE, LE
\nD\u00c9VELOPPEMENT ET LE
\nRETRANCHEMENT DES
\nBIENS IMMOBILIERS<\/p>\n
14 5138<\/p>\n
CONTENTS
\nTABLE DES MATI\u00c8RES<\/p>\n
24<\/p>\n
Volume 59 | Book 3 \/ Tome 3 | 2015 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 5<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@kelman.ca
\nhttp:\/\/www.kelman.ca<\/p>\n
EXECUTIVE CORNER<\/p>\n
You are a senior director with the
\nAltus Group in Moncton, NB. Can
\nyou tell us about the company and
\nthe business it conducts in NB?
\nWhat are your specific areas of
\npractice and responsibilities?
\nDD: I have been a senior director
\nand general manager of the Altus
\nGroup\u2019s Moncton office since its
\ninception in 2005. Prior to that and
\ndating back to 1990, I was the senior
\npartner and general manager of the
\npredecessor company, Hardy Appraisals,
\nMoncton Ltd.<\/p>\n
Altus Group is a publically traded
\nCanadian company that now has 60
\noffices worldwide, with more than
\n2,000 staff of which 1,200 are in
\nCanada. Our company offers real estate
\nadvisory services in five main areas of
\nbusiness: 1) research, valuation and
\nadvisory (appraisal); 2) cost consulting
\nand project management; 3) geomatics
\n(surveying); 4) Argus Software (a global
\ncommercial property valuation and
\nmanagement software); and 5) property
\ntax consulting.<\/p>\n
All five lines of service are offered
\nin NB. However, in research, valuation
\nand appraisal, we have one office in
\nMoncton and one in Fredericton, with a
\ntotal of 13 appraisers. In a small province
\nsuch as NB, appraisers can seldom
\nspecialize and would be considered
\ngeneralists. Fortunately, with Altus, we
\nhave been given opportunities to work
\nacross Canada. <\/p>\n
You have more than 30 years
\nof experience practicing real
\nestate appraisal and have been
\na member of the Appraisal
\nInstitute of Canada (AIC)
\nsince 1982, earning your AACI
\ndesignation in 1989. Can you
\nelaborate on the career path that
\nled to your current position?
\nDD: In 1981, I graduated from Nova
\nScotia Agricultural College in Truro, with
\naspirations to be a pig farmer. I actually
\nworked on a pig farm in Nova Scotia,
\nbut it was the height of the recession,
\nwith double-digit interest rates, and I
\nwas subsequently laid off. After applying
\nfor several jobs at the NB Department
\nof Agriculture, I was hired to become a
\nfarm appraiser. The department hired me
\nbecause I was bilingual and had some
\nknowledge of farms and farming. They
\nthen trained me to be an appraiser. To be
\nhonest, before that time, I did not even
\nknow what a real estate appraiser was.<\/p>\n
In 1987, after five years in the public
\nsector, I returned to Moncton with my
\nfamily and have been in the private sector
\never since. As they say, the rest is history. <\/p>\n
You have done a lot of work
\nwith First Nation groups.
\nWhat has that been like in
\nterms of unique experiences,
\nchallenges and rewards?
\nDD: My work with First Nations has been
\nthe most rewarding part of my professional
\ncareer. I have been part of the valuation\/<\/p>\n
NEW PRESIDENT
\nBELIEVES IN BEING INVOLVED<\/p>\n
D A N I E L D O U C E T , A A C I , P . A P P , P R E S I D E N T<\/p>\n
\u201cI SEE A BRIGHT FUTURE
\nFOR THE AIC AS WE <\/p>\n
CONTINUE TO BE THE
\nPREEMINENT VOICE <\/p>\n
OF REAL ESTATE
\nVALUATION IN CANADA.\u201d <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 59 | Book 3 \/ Tome 3 | 20156 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
EXECUTIVE CORNER<\/p>\n
negotiation team on four Specific Land
\nClaims that have been settled over the past
\n12 years and one that is still underway.
\nThe Listiguj First Nation (in the Gaspe
\nRegion of Quebec) recently announced
\nthe distribution to their members of part
\nof their $65 million settlement with the
\nQuebec and Canadian governments.
\nI understand they will also invest a
\nsignificant amount of the settlement for
\nfuture generations. Having been part of
\nthe valuation team for Listuguj for nearly
\nfour years, this type of outcome is very
\nrewarding indeed. <\/p>\n
As for unique and challenging, there is
\nplenty of that as well because Specific Land
\nClaims deal with losses to the First Nation
\nof the use of land. First Nations have a very
\ninteresting culture and approach to their
\nrelationship with the land. At our recent
\nnational conference, the Elder who opened
\nthe meeting talked about the land being
\navailable for seven generations. While the
\ninformation does not go back that far, it is
\namazing how much land valuation data is
\navailable in historic archives. It is certainly
\nchallenging research.<\/p>\n
You have become recognized
\nas a leader in right of way and
\nexpropriation work. Can you
\ndiscuss that particular aspect
\nof real estate appraisal?
\nDD: This type of work often touches
\npeople personally. Their ancestral
\nland may be expropriated to build a
\n500-kilovolt high voltage transmission
\nline within 500 feet of their home. The
\nappraiser can be dealing with a tense
\nsituation and he or she must recognize
\nthis and give the owner the time they
\ndeserve. I recently appraised a property
\nsimilar to this in rural Ontario and, after
\nspending about four hours on site, the
\nowner shook my hand and said, \u201cDaniel,
\nI may not agree with your final valuation,
\nbut at least I know you took the time to
\ninspect my property and you should have
\nall you need to do a proper job.\u201d That is
\na unique and satisfying aspect of right of
\nway\/expropriation work that I truly enjoy. <\/p>\n
You have also been a speaker
\nat various conferences
\nwhere you have shared your
\nknowledge on such valuation
\ntechniques as the Subdivision
\nDevelopment Approach. Can
\nyou elaborate on your role as
\na conference speaker and how
\nit has impacted your career?
\nDD: It is another case of giving back to
\nthe profession. It takes many hours of
\nwork to prepare one hour of seminar
\nmaterial, although it does get easier
\nwhen one has the opportunity to present
\na seminar multiple times, I truly enjoy
\nbeing a speaker at a conference and
\nbelieve that it significantly enhances my
\nknowledge on whatever the topic may be.
\nI was at a presentation some time ago on
\nhotel valuation by Stephen Rushmore,
\nauthor of a book entitled Hotel Valuation.
\nOne thing he said that resonated with me
\nwas, and I quote, \u201cWrite the book and
\nbecome the expert.\u201d <\/p>\n
Having been an appraiser in
\nMoncton for many years and
\nactively involved with the New
\nBrunswick Association of Real
\nEstate Appraisers (NBREA) since
\n1995, how would you describe
\nthe unique opportunities and
\nchallenges that are part of the
\nvaluation profession in NB?
\nDD: Living and working in a small
\nprovince has its benefits. People in the
\ncommunity tend to know you personally,
\nwhich is very beneficial in the residential
\nappraisal business. Another advantage for
\nappraisers is the ease of getting around
\nto carry out their inspections. We have
\na four-lane highway that crosses the
\nprovince, some 500 kilometres from
\nnorth to south. You are more apt to
\nsee a squirrel or a moose before you see
\nanother vehicle. I may be exaggerating a
\nbit, but suffice to say traffic is minimal
\nand it is a far cry from the renowned
\n401 in Ontario. While this may not be
\nunique in Canada, it is certainly a nice
\nfeature of working in our province.<\/p>\n
As in other parts of Canada, we in
\nNB face the challenges of planning
\nfor succession, meeting Gen Y\u2019s (the
\nMillennial Generation) expectations of
\nlife\/work balance, and getting people
\nexcited about the profession and wanting
\nto become part of it. It is important to
\nnote that the AIC is very focused and
\ncommitted to dealing with these issues in
\nits Strategic Plan.<\/p>\n
You obviously made a decision
\nat some point in your career to
\nbecome engaged in volunteer
\nactivities. Why did you make that
\nchoice and in what capacities have
\nyou volunteered over the years?
\nDD: I joined the AIC in September 1982,
\na few months after becoming an appraiser
\ntrainee and have been a volunteer ever
\nsince. I think being involved is in your
\nDNA because I see the same trait in my
\nfour daughters as they have grown and
\nmatured. I have held pretty much every
\nposition on a chapter and provincial
\nassociation level, several on more than
\none occasion. I was actively involved
\nwith the national association in the mid
\n1990s when, as provincial president, I
\nattended many national board meetings
\nto promote and gain support for our
\nmove towards licensing appraisers in NB.
\nI joined the national board in 2011 and
\nhave subsequently served as board liaison
\non the Professional Qualifications and
\nCompetency Committee (predecessor
\nto AAC); and as president elect, where
\nI chaired the Professional Practice
\nCommittee. In addition, I worked with
\nAIC staff on by-law changes for the new
\nNot-for-profit Corporations Act; worked
\non re-igniting the AIC\u2019s Research and
\nDevelopment Fund; chaired the Audit
\nand Finance Committee; and championed <\/p>\n
\u201cMY WORK WITH FIRST
\nNATIONS HAS BEEN THE
\nMOST REWARDING PART <\/p>\n
OF MY PROFESSIONAL
\nCAREER.\u201d<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
EXECUTIVE CORNER<\/p>\n
the Affiliation Agreement Task Force. I
\nam pleased to say that a great deal was
\naccomplished on every task.<\/p>\n
How would you sum up your
\nexperiences as a volunteer
\nand what it has meant to you
\npersonally and professionally?
\nDD: Volunteering has been a great
\nexperience for me personally and
\nprofessionally. When my children were
\ngrowing up, I volunteered in sports, at
\nschool, in the community and at church.
\nThat is always a busy time of life, but it
\nfeels great to be involved as opposed to
\nsitting on the sidelines. We should all try
\nto do our part to the best of our ability
\nand capacity.<\/p>\n
On a professional level, volunteering
\nhas helped me tremendously. The main
\nbenefit is meeting colleagues in real
\nestate appraisal and related professions
\nfrom literally all over the world. Sharing
\nideas, seeing how things are done
\nelsewhere, and often realizing how we
\nhave so much in common makes the
\nentire experience very worthwhile. <\/p>\n
On a local level, volunteering has
\nenabled me to meet many young people,
\nseveral of whom I actually hired as
\nappraisers and who continue to work
\nwith Altus Group to this day. <\/p>\n
You are now president of the
\nAIC. What do you see as the
\nbiggest challenges in the year
\nahead for you as an individual,
\nfor the AIC, for appraisers
\nin general, and for the real
\nproperty industry overall?
\nDD: As an individual, at this point in
\ntime, I feel that I am up for the challenge
\nand do not see any major obstacles. <\/p>\n
Where the AIC is concerned, the
\norganization has been around for over 75 <\/p>\n
years and represents approximately 75%
\nof all professional real estate appraisers
\nin Canada.\u00a0Although I do not have exact
\nstatistics, based on my knowledge of our
\nsister organizations in other developed
\n(G8) countries, our footprint on the
\nindustry is at the top of the range.
\nOur Canadian Uniform Standards of
\nProfessional Appraisal Practice (CUSPAP)
\nare recognized as being equivalent or
\nsurpassing the highest international
\nstandards. I see a bright future for the
\nAIC as we continue to be the preeminent
\nvoice of real estate valuation in Canada. <\/p>\n
As for appraisers in general, although
\nwe have done so much in the last
\nfew years to improve things for our
\nmembers, there is much more we can do.
\nTechnology makes it easier to complete
\nappraisal reports, but there should always
\nbe a need for the human touch. The
\nvisual inspection of a property is always
\nimportant. Expanding the scope of work
\nthat our CRA and AACI members can
\ndo has been and will continue to be a
\nfocus of the AIC, but this can also be a
\nchallenge in that many members need
\nencouragement to fully embrace all the
\npossibilities a valuation career can offer. <\/p>\n
Regarding the real property industry,
\nI can only point out that there will
\nalways be real estate and there will
\nalways be increasing amounts of real
\nestate dealings. In Canada alone, over
\n200,000 new single-family homes are
\nbuilt every year. The population grows
\nand more infrastructure is required (i.e.,
\nroads, rail lines, pipelines, electrical
\ntransmission and generation, etc.). If it
\ninvolves land, a real estate appraiser will
\neventually be required. Fortunately, we
\nhave an extremely strong banking system
\nin Canada, which is the backbone of our
\neconomy and a critical component of
\neverything we do. <\/p>\n
You are a bilingual
\npresident. Do you see this
\nas an opportunity to engage
\nfrancophones within the AIC?
\nDD: Absoluement! Mais oui! But more
\nimportant than me being a bilingual
\npresident is the fact that, a few short
\nmonths before my term began, we secured
\na French language distance learning
\nagreement with the Universit\u00e9 Laval in
\nQuebec. For the first time – all of our
\nEnglish and French members can now
\npursue their designations in their own
\nlanguage. This is a huge step forward for
\nus \u2013 and is again an area where we are
\nshowing real leadership.<\/p>\n
Furthermore, shortly after becoming
\npresident, I established an Ad hoc
\nCommittee led by Louis Poirier, AACI,
\nP.App (AIC Board Director for Quebec,
\na francophone based in Montreal).
\nWorking with AIC CEO Keith Lancastle
\nand me, Louis will chair an all French
\ncommittee working with the Ordre des
\n\u00e9valuateurs agrees du Qu\u00e9bec (OEAQ)
\non several key issues that will help better
\nalign our two organizations.<\/p>\n
I intend to use every opportunity
\nI have to dialogue with francophone
\nmembers as I travel to each province over
\nthe next year. <\/p>\n
The AIC has been implementing
\nits ever-evolving Strategic
\nPlan for the past several years.
\nWhat are the Institute\u2019s
\npriorities in the year ahead
\nrelative to the Strategic Plan?
\nDD: First and foremost we want to be the
\nleading voice for the appraisal profession
\nin Canada. This includes Advocacy
\non Behalf of the Membership, which
\nincludes building relationships with
\nlike-minded organizations nationally
\nand globally. For example, on the advice <\/p>\n
\u201cVOLUNTEERING HAS BEEN
\nA GREAT EXPERIENCE <\/p>\n
FOR ME PERSONALLY AND
\nPROFESSIONALLY.\u201d<\/p>\n
\u201cFOR THE FIRST TIME, ALL OF OUR ENGLISH AND FRENCH
\nMEMBERS CAN NOW PURSUE THEIR DESIGNATIONS IN <\/p>\n
THEIR OWN LANGUAGE.\u201d<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
EXECUTIVE CORNER<\/p>\n
of our friends at the US Appraisal
\nInstitute (AI), past-president Scott
\nWilson, CEO Keith Lancastle and I
\nattended the spring meeting in Prague
\nof TEGoVA (The European Group of
\nValuers\u2019 Associations, www.tegova.org).
\nIt is an impressive group of valuation
\nassociations with an established set
\nof European Valuation Standards that
\nhave been endorsed by the European
\nCentral Bank. Recently the Board
\napproved AIC\u2019s application for \u2018observer\u2019
\nmembership status at TEGoVA.<\/p>\n
AIC was one of the founding
\norganizations that established the
\nInternational Valuation Standards
\nCouncil (ISVC). We have been a key
\npart of that organization and, in 2014,
\nwe signed an agreement recognizing the
\nfact that CUSPAP meets international
\nstandards. We are also actively working
\nwith the AI, ASA, IRWA, RICS and
\nother organizations to improve services
\nto cross members. <\/p>\n
Another priority is A Vibrant and
\nEngaged Membership. One of the most
\nimportant initiatives is recruitment,
\nretention and succession planning. We
\nwant to remove barriers to accommodate
\nnew ways of doing business. This will
\ninclude expansion of scope of work and
\npossibly adding other disciplines to meet
\nmarket demand. <\/p>\n
In the area of Recognition of
\nAIC Members as Professionals
\nof Choice, we are promoting AIC
\nmembers as professionals of choice
\nfor real estate valuation in Canada.
\nAIC will also stay engaged with key
\nstakeholders\/clients such as the appraisal
\nmanagement companies, the five largest
\nappraisal firms in Canada, the Federal
\nGovernment, CHMC and the Office
\nof the Superintendent of Financial
\nInstitutions (OSFI). We meet with these
\nkey stakeholders at least once every year.<\/p>\n
What do you feel have been the
\nAIC\u2019s major accomplishments
\nover the past year or two?
\nDD: We have been extremely busy over <\/p>\n
the past few years. For example, I was
\nbrowsing the AIC web site and looked at
\nthe major announcements listed in the
\nmedia centre. In 2012 and 2013, there
\nwere two and three announcements,
\nrespectively. Over the past 18 months,
\nthere have been eight announcements \u2013
\na significant achievement for AIC. <\/p>\n
In my view, the major accomplishments
\ninclude: <\/p>\n
1) offering French Language Distant
\nLearning Education through our
\nthree-year agreement with the
\nUniversit\u00e9 Laval and renewing our
\nlong-standing agreement for English
\nLanguage Education with UBC;<\/p>\n
2) signing an educational partnership
\nagreement with the Real Estate
\nInstitute of Canada (REIC); and<\/p>\n
3) signing a Memorandum of
\nUnderstanding (MOU) with
\nIVSC confirming that CUSPAP
\n\u201cfully complies with the IVSC\u2019s
\nInternational Valuation Standards.\u201d<\/p>\n
A year from now, when you
\nreflect on your term as president,
\nwhat do you hope will have
\nbeen the Institute\u2019s most
\nsignificant accomplishment
\nin that time period?
\nDD: Several initiatives from our
\nStrategic Plan are now underway.
\nThese include: 1) expanding our scope
\nof work to include machinery and
\nequipment; 2) negotiating reciprocity
\nagreements on designations with the
\nOEAQ and the Appraisal Institute; and
\n3) considering alternative educational
\npaths to designation for experienced
\nprofessionals who are interested in
\nacquiring an AIC designation. I would
\nlike to see all of these initiatives come
\nto fruition or at least continue on their
\npath towards the goal line. They are all
\nequally important and I do not want to
\ndrop the ball on any of them. We have <\/p>\n
great committee chairs spearheading
\nthese initiatives and I will be there
\nto help and encourage them along
\nthe way. <\/p>\n
What advice would you give
\nto new members entering
\nthe profession and to existing
\nmembers going forward?
\nDD: This could apply to any profession,
\nbut I would give three pieces of advice to
\nnew and hopefully young members:<\/p>\n
1) You are allowed to fail\u2026 just once.
\n2) If you are offered an opportunity <\/p>\n
\u201ctake it\u201d even if you are a bit
\nhesitant. Think before you say no.
\nThat is the path I took and it has
\nworked well. <\/p>\n
3) Remember that success is \u201cbiting
\noff more than you can chew\u2026 and
\nchewing it.\u201d<\/p>\n
To existing members, my advice would be
\nfind your niche and be the best you can
\nbe. Whether it is a government appraiser,
\nresidential appraiser, farm appraiser,
\nlitigation appraiser, or commercial
\nappraiser, seek out all the tools you can
\nfind to make your job easier and more
\neconomically and personally rewarding.
\nAnd do not be afraid to share your
\nknowledge through volunteering. <\/p>\n
With the demands on your time
\nfrom a business and volunteer
\nperspective, how do you
\nspend your personal time?
\nDD: I live in the small Acadian village
\nof Memramcook in Southeastern NB.
\nI am a country boy who does not sit
\nstill too often. My spare time is spent
\ngardening, cutting firewood in my
\nwoodlot, spending time at my camp,
\nplaying the guitar, and enjoying the
\noutdoor life with my wife Cindy, my four
\ngrown daughters and their partners and
\nfriends, and hopefully soon with several
\ngrandchildren. <\/p>\n
\u201cSUCCESS IS \u2018BITING OFF MORE THAN YOU CAN CHEW\u2026
\nAND CHEWING IT.\u2019\u201d<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.tegova.org<\/p>\n
NOUVEAU PR\u00c9SIDENT
\nCROIT DANS L\u2019ENGAGEMENT<\/p>\n
D A N I E L D O U C E T , A A C I , P . A P P , P R E S I D E N T<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
Vous \u00eates administrateur
\nprincipal chez Altus Group de
\nMoncton, au Nouveau-Brunswick.
\nParlez-nous de votre compagnie
\net de ses activit\u00e9s au N.-B.
\nQuels sont les domaines de
\npratique et de responsabilit\u00e9s
\nqui vous sont sp\u00e9cifiques?
\nDD : Je suis administrateur principal et
\ndirecteur g\u00e9n\u00e9ral du bureau de Moncton
\ndu groupe Altus depuis sa cr\u00e9ation en
\n2005. Auparavant, j\u2019ai \u00e9t\u00e9, \u00e0 partir de 1990,
\npartenaire principal et directeur g\u00e9n\u00e9ral
\ndu pr\u00e9d\u00e9cesseur de la compagnie, Hardy
\nAppraisals, Moncton lt\u00e9e.<\/p>\n
Le groupe Altus est une soci\u00e9t\u00e9
\ncanadienne cot\u00e9e en bourse qui compte
\npr\u00e9sentement 60 bureaux dans le monde
\net plus de 2 000 employ\u00e9s, dont 1 200
\nau Canada. Notre compagnie offre des
\nservices consultatifs en immobilier dans
\ncinq principaux domaines d\u2019affaires : 1) la
\nrecherche, l\u2019\u00e9valuation et les conseils (en
\n\u00e9valuation); 2) la consultation en mati\u00e8re de
\nco\u00fbt et gestion de projet; 3) la g\u00e9omatique
\n(arpentage); 4) le logiciel Argus (un logiciel
\nd\u2019\u00e9valuation et de gestion de propri\u00e9t\u00e9s
\ncommerciales); 5) la consultation en
\nmati\u00e8re de taxe fonci\u00e8re.<\/p>\n
Ces cinq formes de service sont
\noffertes au N.-B. Cependant, au plan de
\nla recherche, l\u2019\u00e9valuation et les conseils,
\nnous avons un bureau \u00e0 Moncton et un
\nautre \u00e0 Fredericton, pour un total de 13
\n\u00e9valuateurs. Dans une petite province
\ncomme le N.-B., les \u00e9valuateurs ont
\nrarement l\u2019occasion de se sp\u00e9cialiser et <\/p>\n
seraient plut\u00f4t consid\u00e9r\u00e9s comme des
\ng\u00e9n\u00e9ralistes. Heureusement, avec Altus,
\nnous avons l\u2019occasion de travailler partout
\nau Canada.<\/p>\n
Vous comptez plus de 30 ans
\nd\u2019exp\u00e9rience dans la pratique de
\nl\u2019\u00e9valuation immobili\u00e8re et vous
\n\u00eates membre de l\u2019Institut canadien
\ndes \u00e9valuateurs (ICE) depuis 1982,
\nayant obtenu votre titre AACI
\nen 1989. Pouvez \u00e9laborer sur le
\ncheminement de carri\u00e8re qui vous
\na amen\u00e9 \u00e0 votre poste actuel?
\nDD : En 1981, j\u2019ai obtenu mon dipl\u00f4me du
\nColl\u00e8ge d\u2019agriculture de la Nouvelle-\u00c9cosse
\n\u00e0 Truro, avec l\u2019intention de devenir un
\nproducteur porcin. J\u2019ai d\u2019ailleurs travaill\u00e9
\nsur une ferme d\u2019\u00e9levage porcin en Nouvelle-
\n\u00c9cosse, mais c\u2019\u00e9tait au pire de la r\u00e9cession,
\nalors que les taux d\u2019int\u00e9r\u00eats \u00e9taient dans
\nles deux chiffres, et j\u2019ai \u00e9ventuellement
\nperdu mon emploi. Apr\u00e8s avoir pos\u00e9 ma
\ncandidature \u00e0 plusieurs postes au minist\u00e8re
\nde l\u2019Agriculture du N.-B., j\u2019ai \u00e9t\u00e9 embauch\u00e9
\n\u00e0 titre d\u2019\u00e9valuateur de fermes. Le minist\u00e8re
\nm\u2019a embauch\u00e9 parce que j\u2019\u00e9tais bilingue et
\nque j\u2019avais des connaissances en agriculture
\net exploitations agricoles. J\u2019ai ensuite suivi
\nune formation d\u2019\u00e9valuateur. \u00c0 vrai dire, je
\nn\u2019avais jamais entendu parler de la profession
\nd\u2019\u00e9valuateur immobilier.<\/p>\n
En 1987, apr\u00e8s cinq ans dans le secteur
\npublic, je suis retourn\u00e9 \u00e0 Moncton avec ma
\nfamille et je travaille dans le secteur priv\u00e9
\ndepuis ce temps. Et comme on dit, le reste
\nc\u2019est de l\u2019histoire. <\/p>\n
\u00ab J\u2019ENTREVOIS UN
\nBRILLANT AVENIR <\/p>\n
POUR L\u2019ICE ALORS QUE
\nNOUS CONTINUONS D\u2019\u00caTRE <\/p>\n
LA VOIX PR\u00c9DOMINANTE
\nDE L\u2019\u00c9VALUATION
\nIMMOBILI\u00c8RE AU <\/p>\n
CANADA. \u00bb <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 59 | Book 3 \/ Tome 3 | 201510 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
Vous avez fait beaucoup de travail
\navec des groupes des Premi\u00e8res
\nnations. Qu\u2019en retenez-vous
\ncomme exp\u00e9riences, d\u00e9fis et
\nr\u00e9compenses uniques?
\nDD : Mon travail avec les Premi\u00e8res
\nnations a \u00e9t\u00e9 l\u2019\u00e9l\u00e9ment le plus gratifiant
\nde ma carri\u00e8re professionnelle. J\u2019ai fait
\npartie de l\u2019\u00e9quipe d\u2019\u00e9valuation\/n\u00e9gociation
\nde quatre revendications territoriales
\nparticuli\u00e8res qui ont \u00e9t\u00e9 r\u00e9gl\u00e9es au cours
\ndes 12 derni\u00e8res ann\u00e9es et d\u2019une autre
\nqui est toujours en instance. La Premi\u00e8re
\nnation Listiguj (en Gasp\u00e9sie au Qu\u00e9bec)
\na annonc\u00e9 r\u00e9cemment la distribution \u00e0
\nses membres d\u2019une partie des 65 millions
\nde dollars qu\u2019elle a obtenue par r\u00e8glement
\navec les gouvernements du Qu\u00e9bec et du
\nCanada. Je crois comprendre que le groupe
\npr\u00e9voit investir un montant important du
\nr\u00e8glement pour les futures g\u00e9n\u00e9rations.
\nAyant fait partie de l\u2019\u00e9quipe d\u2019\u00e9valuation
\npour Listuguj pendant pr\u00e8s de quatre ans,
\nce d\u00e9nouement est certes tr\u00e8s gratifiant. <\/p>\n
Pour ce qui est des situations uniques
\nqui pr\u00e9sentent un d\u00e9fi, ce n\u2019est pas ce
\nqui manque, puisque les revendications
\nterritoriales particuli\u00e8res traitent des pertes
\nsubies par les Premi\u00e8res nations dans
\nl\u2019utilisation de leurs terres. Les Premi\u00e8res
\nnations ont une culture tr\u00e8s int\u00e9ressante
\net une approche particuli\u00e8re \u00e0 leur
\nrelation avec la terre. Lors de notre r\u00e9cente
\nconf\u00e9rence nationale, l\u2019A\u00een\u00e9 qui a pr\u00e9sid\u00e9 \u00e0
\nl\u2019ouverture de la r\u00e9union a mentionn\u00e9 que la
\nterre \u00e9tait disponible pour sept g\u00e9n\u00e9rations.
\nBien que les donn\u00e9es historiques ne
\nremontent pas si loin, il est \u00e9tonnant de
\nvoir jusqu\u2019\u00e0 quel point les donn\u00e9es sur
\nl\u2019\u00e9valuation fonci\u00e8re sont disponibles dans
\nles archives historiques. C\u2019est certainement
\nun bon sujet de recherche.<\/p>\n
On vous reconna\u00eet maintenant
\ncomme un expert dans le
\ndomaine des servitudes et des
\nexpropriations. Pouvez-vous nous
\nparler de cet aspect particulier
\nde l\u2019\u00e9valuation immobili\u00e8re?
\nDD : Ce genre de travail touche souvent les
\ngens personnellement. Leur terre ancestrale <\/p>\n
peut \u00eatre expropri\u00e9e parce qu\u2019on veut y
\ninstaller une ligne de transmission de 500
\nkilovolts qui passe \u00e0 moins de 500 pieds de
\nleur maison. L\u2019\u00e9valuateur peut se retrouver
\ndans une situation tendue. Il doit \u00eatre en
\nmesure de le reconna\u00eetre et d\u2019accorder
\naux propri\u00e9taires le temps qu\u2019ils m\u00e9ritent.
\nR\u00e9cemment, j\u2019ai \u00e9t\u00e9 appel\u00e9 \u00e0 \u00e9valuer une
\npropri\u00e9t\u00e9 de ce genre en milieu rural en
\nOntario et, apr\u00e8s avoir pass\u00e9 quatre heures
\nsur les lieux, le propri\u00e9taire m\u2019a serr\u00e9 la
\nmain et a dit : \u00ab Daniel, je ne serai peut-\u00eatre
\npas d\u2019accord avec ton \u00e9valuation finale,
\nmais au moins je sais que tu as pris le temps
\nd\u2019inspecter ma propri\u00e9t\u00e9 et de rassembler
\ntoutes les donn\u00e9es n\u00e9cessaires pour faire
\nun bon travail. \u00bb \u00c7a, c\u2019est un aspect
\nunique et satisfaisant du travail que j\u2019aime
\nvraiment dans le domaine des servitudes et
\ndes expropriations. <\/p>\n
Vous avez aussi partag\u00e9 \u00e0
\ndiverses occasions, \u00e0 titre de
\nconf\u00e9rencier, vos connaissances de
\ndiverses techniques d\u2019\u00e9valuation,
\nnotamment la m\u00e9thode de
\nl\u2019am\u00e9nagement d\u2019un lotissement.
\nPouvez-vous \u00e9laborer sur votre
\nr\u00f4le de conf\u00e9rencier et ses
\nr\u00e9percussions sur votre carri\u00e8re?
\nDD : C\u2019est un autre cas qui consiste \u00e0
\nremettre \u00e0 la profession. La pr\u00e9sentation
\nd\u2019un s\u00e9minaire d\u2019une heure exige des heures
\nde pr\u00e9paration. Il faut dire que \u00e7a devient
\nplus facile quand on a l\u2019occasion de pr\u00e9senter
\nle m\u00eame s\u00e9minaire \u00e0 plusieurs reprises.
\nJ\u2019aime beaucoup donner des pr\u00e9sentations
\net je crois que \u00e7a contribue grandement \u00e0
\napprofondir mes connaissances sur le sujet
\ntrait\u00e9. J\u2019ai assist\u00e9 \u00e0 une pr\u00e9sentation, il y a
\nquelques temps, sur l\u2019\u00e9valuation d\u2019h\u00f4tels
\npar Stephen Rushmore, auteur d\u2019un livre
\nintitul\u00e9 Hotel Valuation. Il a dit une chose
\nqui a r\u00e9sonn\u00e9 en moi, et je cite : \u00ab \u00c9crivez le
\nlivre et devenez un expert. \u00bb <\/p>\n
Apr\u00e8s avoir \u00e9t\u00e9 \u00e9valuateur \u00e0
\nMoncton pendant plusieurs
\nann\u00e9es et avoir collabor\u00e9
\nactivement avec l\u2019Association
\ndes \u00e9valuateurs immobiliers du <\/p>\n
Nouveau-Brunswick (NBREA)
\ndepuis 1995, comment d\u00e9crivez-
\nvous les occasions et d\u00e9fis uniques
\nqui font partie de la profession
\nd\u2019\u00e9valuateur au N.-B.?
\nDD : Le fait de vivre et de travailler dans
\nune petite province a ses avantages. Les
\ngens de la communaut\u00e9 vous connaissent
\npersonnellement, ce qui est tr\u00e8s avantageux
\ndans le m\u00e9tier d\u2019\u00e9valuateur r\u00e9sidentiel.
\nUn autre avantage pour les \u00e9valuateurs
\nest la facilit\u00e9 de se d\u00e9placer pour faire des
\ninspections. Nous avons une route \u00e0 quatre
\nvoies qui traverse la province, quelque
\n500 kilom\u00e8tres du nord au sud. Vous
\navez de meilleures chances de rencontrer
\nun \u00e9cureuil ou un original qu\u2019un autre
\nv\u00e9hicule. Bon, j\u2019exag\u00e8re un peu, mais il
\nsuffit de dire que la circulation est tr\u00e8s
\nl\u00e9g\u00e8re et certainement loin de ce qu\u2019on
\nconna\u00eet sur la fameuse 401 en Ontario.
\nNous ne sommes peut-\u00eatre pas les seuls au
\nCanada, mais c\u2019est certainement un des
\nattraits de notre province.<\/p>\n
Comme dans les autres parties du
\nCanada, nous faisons face, au N.-B., aux
\nd\u00e9fis de pr\u00e9parer la rel\u00e8ve, de satisfaire aux
\nattentes de la g\u00e9n\u00e9ration Y (la g\u00e9n\u00e9ration du
\nmill\u00e9naire) d\u2019\u00e9quilibrer la vie et le travail
\net d\u2019int\u00e9resser les gens \u00e0 notre profession et
\nde les inciter \u00e0 vouloir en faire partie. Il est
\nimportant de noter que l\u2019ICE a pr\u00e9par\u00e9 un
\nplan strat\u00e9gique qui vise sp\u00e9cifiquement \u00e0
\nr\u00e9soudre ces questions.<\/p>\n
Vous avez \u00e9videmment d\u00e9cid\u00e9, \u00e0 un
\nmoment donn\u00e9 dans votre carri\u00e8re,
\nde participer \u00e0 des activit\u00e9s \u00e0 titre
\nde b\u00e9n\u00e9vole. Pourquoi avez-vous
\nfait ce choix et quelles fonctions
\navez-vous exerc\u00e9es comme
\nb\u00e9n\u00e9vole au cours des ann\u00e9es?
\nDD : Je me suis joint \u00e0 l\u2019ICE en septembre
\n1982, quelques mois apr\u00e8s \u00eatre devenu un
\napprenti \u00e9valuateur et je fais du b\u00e9n\u00e9volat
\ndepuis. Je pense que \u00e7a fait partie de notre
\nADN, car je vois le m\u00eame trait chez mes
\nquatre filles \u00e0 mesure qu\u2019elles grandissent
\net m\u00fbrissent. J\u2019ai occup\u00e9 pratiquement tous
\nles postes dans un chapitre et au niveau
\nde l\u2019association provinciale, plusieurs de <\/p>\n
Volume 59 | Book 3 \/ Tome 3 | 2015 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 11Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
ces postes \u00e0 plus d\u2019une occasion. J\u2019ai aussi
\ntravaill\u00e9 au niveau national au milieu des
\nann\u00e9es 1990 quand, en qualit\u00e9 de pr\u00e9sident
\nprovincial, j\u2019ai assist\u00e9 aux r\u00e9unions du
\nConseil national afin de promouvoir et de
\ngagner des appuis dans nos efforts pour
\naccr\u00e9diter les \u00e9valuateurs au N.-B. J\u2019ai
\njoint le Conseil national en 2011 et j\u2019ai
\nservi depuis comme liaison du Conseil au
\nComit\u00e9 des qualifications et comp\u00e9tences
\nprofessionnelles (pr\u00e9d\u00e9cesseur du CAA) et,
\n\u00e0 titre de pr\u00e9sident \u00e9lu, comme pr\u00e9sident
\ndu Comit\u00e9 de pratique professionnelle. De
\nplus, j\u2019ai travaill\u00e9 avec le personnel de l\u2019ICE
\n\u00e0 modifier nos r\u00e8glements administratifs
\nen fonction de la nouvelle Loi sur les soci\u00e9t\u00e9s
\nsans but lucratif; j\u2019ai travaill\u00e9 \u00e0 renflouer le
\nFonds de recherche et de d\u00e9veloppement
\nde l\u2019ICE; j\u2019ai pr\u00e9sid\u00e9 le Comit\u00e9 des audits
\net des finances; et j\u2019ai \u00e9t\u00e9 le champion du
\nGroupe de travail sur l\u2019entente d\u2019affiliation.
\nJe me r\u00e9jouis de voir que beaucoup de
\nchoses ont \u00e9t\u00e9 accomplies dans ces dossiers.<\/p>\n
Comment r\u00e9sumeriez-vous
\nvos exp\u00e9riences comme
\nb\u00e9n\u00e9vole et qu\u2019en avez-vous
\nretir\u00e9 personnellement et
\nprofessionnellement?
\nDD : Le travail de b\u00e9n\u00e9vole a \u00e9t\u00e9 une bonne
\nexp\u00e9rience pour moi, personnellement et
\nprofessionnellement. Quand les enfants
\ngrandissaient, je me portais volontaire dans
\nles sports, \u00e0 l\u2019\u00e9cole, dans la communaut\u00e9
\net \u00e0 l\u2019\u00e9glise. C\u2019\u00e9tait \u00e0 une p\u00e9riode tr\u00e8s
\noccup\u00e9e de ma vie, mais c\u2019est toujours plus
\nint\u00e9ressant de participer plut\u00f4t que de rester
\nsur la ligne de touche. Nous devrions tous
\nfaire notre part au meilleur de nos aptitudes
\net capacit\u00e9s.<\/p>\n
Au niveau professionnel, le travail
\nde b\u00e9n\u00e9vole m\u2019a aid\u00e9 \u00e9norm\u00e9ment. Le
\nprincipal avantage du b\u00e9n\u00e9volat, c\u2019est qu\u2019il
\nnous fournit l\u2019occasion de rencontrer des
\ncoll\u00e8gues de l\u2019\u00e9valuation immobili\u00e8re et
\ndes gens de professions connexes de partout
\ndans le monde. Le fait de partager des
\nid\u00e9es, de voir comment on fait les choses
\nailleurs et de constater jusqu\u2019\u00e0 quel point
\nnous avons des choses en commun rend
\ncette exp\u00e9rience tr\u00e8s valable. <\/p>\n
Au plan local, le b\u00e9n\u00e9volat m\u2019a donn\u00e9
\nl\u2019occasion de rencontrer de nombreux <\/p>\n
jeunes, d\u2019en embaucher plusieurs qui,
\nd\u2019ailleurs, travaillent encore aujourd\u2019hui
\npour le groupe Altus.<\/p>\n
Vous \u00eates maintenant pr\u00e9sident
\nde l\u2019ICE. Que percevez-vous,
\ndans l\u2019ann\u00e9e qui vient, comme
\nles d\u00e9fis majeurs pour vous
\npersonnellement, pour l\u2019ICE,
\npour les \u00e9valuateurs en g\u00e9n\u00e9ral
\net pour l\u2019industrie de l\u2019immeuble
\ndans son ensemble?
\nDD : En tant qu\u2019individu, \u00e0 ce stade, je me
\nsens pr\u00eat \u00e0 relever le d\u00e9fi et je ne vois pas
\nd\u2019obstacles majeurs.<\/p>\n
En ce qui concerne l\u2019ICE,
\nl\u2019organisation est en place depuis plus de
\n75 ans et elle repr\u00e9sente environ 75 %
\nde tous les \u00e9valuateurs immobiliers
\nprofessionnels au Canada.\u00a0Bien que je
\nn\u2019ai pas les statistiques exactes, d\u2019apr\u00e8s
\nce que je sais de nos organisations s\u0153urs
\ndans les autres pays d\u00e9velopp\u00e9s (le G8),
\nnotre empreinte sur l\u2019industrie est de tout
\npremier ordre. Nos Normes uniformes
\nde pratique professionnelle en mati\u00e8re
\nd\u2019 \u00e9valuation au Canada (NUPPEC)
\nsont reconnues comme \u00e9quivalentes
\nou sup\u00e9rieures aux plus hautes normes
\ninternationales. J\u2019entrevois un brillant
\navenir pour l\u2019ICE alors que nous
\ncontinuons d\u2019\u00eatre la voix pr\u00e9dominante de
\nl\u2019\u00e9valuation immobili\u00e8re au Canada. <\/p>\n
Pour ce qui est des \u00e9valuateurs en
\ng\u00e9n\u00e9ral, malgr\u00e9 toutes les mesures que
\nnous avons prises au cours des derni\u00e8res
\nann\u00e9es pour am\u00e9liorer les choses pour
\nnos membres, il reste encore beaucoup \u00e0
\nfaire. La technologie facilite la pr\u00e9paration
\ndes rapports d\u2019\u00e9valuation, mais on aura
\ntoujours besoin d\u2019une intervention
\nhumaine. Il est toujours important
\nde faire une inspection visuelle d\u2019une
\npropri\u00e9t\u00e9. L\u2019ICE s\u2019est efforc\u00e9 et continuera
\nde s\u2019efforcer d\u2019\u00e9largir la port\u00e9e du travail
\nque nos membres CRA et AACI peuvent
\naccomplir, ce qui peut pr\u00e9senter un d\u00e9fi
\nparce que plusieurs de nos membres ont
\nbesoin d\u2019encouragement pour s\u2019emparer
\npleinement de toutes les possibilit\u00e9s que la
\ncarri\u00e8re d\u2019\u00e9valuateur peut leur offrir. <\/p>\n
Pour ce qui est de l\u2019industrie
\nimmobili\u00e8re, tout ce que je peux dire, c\u2019est <\/p>\n
que nous aurons toujours des immeubles
\net que nous ferons toujours de plus en plus
\nde transactions immobili\u00e8res. Au Canada
\nseulement, plus de 200 000 nouvelles
\nhabitations unifamiliales sont construites
\nchaque ann\u00e9e. La population augmente
\net l\u2019infrastructure est requise (c.-\u00e0-d., des
\nroutes, chemins de fer, pipelines, lignes
\nde transmission \u00e9lectrique, centrales
\n\u00e9lectriques, etc.). S\u2019il s\u2019agit d\u2019un terrain, un
\n\u00e9valuateur immobilier sera \u00e9ventuellement
\nrequis. Heureusement, nous avons un
\nsyst\u00e8me bancaire extr\u00eamement fort au
\nCanada, ce qui constitue le pilier de notre
\n\u00e9conomie et un \u00e9l\u00e9ment critique de tout ce
\nque nous faisons.<\/p>\n
Vous \u00eates un pr\u00e9sident bilingue.
\nEst-ce que vous voyez l\u2019occasion
\nd\u2019engager les francophones
\n\u00e0 participer \u00e0 l\u2019ICE?
\nDD : Absolument! Mais oui! Mais ce
\nqui est encore plus important que le fait
\nque je sois un pr\u00e9sident bilingue est le
\nfait que, \u00e0 peine quelques mois avant le
\nd\u00e9but de mon mandat, nous avons conclu
\nune entente d\u2019enseignement \u00e0 distance
\nen fran\u00e7ais avec l\u2019Universit\u00e9 Laval de
\nQu\u00e9bec. Pour la premi\u00e8re fois \u2013 tous nos
\nmembres anglophones et francophones
\npeuvent poursuivre leurs \u00e9tudes en vue de
\nl\u2019obtention de leur titre dans leur propre
\nlangue. C\u2019est un pas \u00e9norme pour nous \u2013 et
\nun domaine dans lequel nous faisons preuve
\nencore une fois de vrai leadership.<\/p>\n
De plus, peu apr\u00e8s mon entr\u00e9e en
\nfonctions comme pr\u00e9sident, j\u2019ai cr\u00e9\u00e9 un
\ncomit\u00e9 sp\u00e9cial dirig\u00e9 par Louis Poirier,
\nAACI, P.App (un francophone de Montr\u00e9al
\nrepr\u00e9sentant le Qu\u00e9bec au Conseil
\nd\u2019administration de l\u2019ICE). De concert
\navec le chef de la direction de l\u2019ICE, Keith
\nLancastle, et moi-m\u00eame, Louis pr\u00e9sidera un
\ncomit\u00e9 enti\u00e8rement francophone charg\u00e9 de
\ntravailler avec l\u2019Ordre des \u00e9valuateurs agr\u00e9\u00e9s
\ndu Qu\u00e9bec (OEAQ) sur plusieurs questions
\ncl\u00e9 dans le but de mieux aligner nos deux
\norganisations.<\/p>\n
J\u2019ai l\u2019intention de tirer parti de toutes les
\noccasions qui se pr\u00e9senteront pour dialoguer
\navec les membres francophones lors de mon
\npassage dans chaque province au cours de la
\nprochaine ann\u00e9e. <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 59 | Book 3 \/ Tome 3 | 201512 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
L\u2019ICE a entrepris, il y a d\u00e9j\u00e0 plusieurs
\nann\u00e9es, la mise en \u0153uvre de son
\nPlan strat\u00e9gique en constante
\n\u00e9volution. Quelles sont les priorit\u00e9s
\nde l\u2019Institut, au cours de l\u2019ann\u00e9e qui
\nvient, \u00e0 l\u2019\u00e9gard du Plan strat\u00e9gique?
\nDD : D\u2019abord et avant tout, nous voulons
\n\u00eatre le principal porte-parole de la profession
\nd\u2019\u00e9valuateur au Canada. Ceci comprend
\nla promotion des int\u00e9r\u00eats de nos membres,
\nqui comporte le d\u00e9veloppement de
\nrelations avec des organisations nationales
\net internationales ayant des objectifs
\ncompatibles avec les n\u00f4tres. Par exemple,
\ndonnant suite au conseil de nos amis de
\nl\u2019Appraisal Institute (AI) des \u00c9tats-Unis,
\nle pr\u00e9sident sortant Scott Wilson, le chef
\nde la direction Keith Lancastle et moi-
\nm\u00eame, avons assist\u00e9 au printemps dernier
\n\u00e0 la r\u00e9union \u00e0 Prague du TEGoVA (The
\nEuropean Group of Valuation Associations,
\nwww.tegova.org). C\u2019est un groupe
\nimpressionnant d\u2019associations d\u2019\u00e9valuateurs
\ns\u2019appuyant sur les Normes d\u2019 \u00e9valuation
\neurop\u00e9ennes qui ont \u00e9t\u00e9 avalis\u00e9es par la
\nBanque centrale europ\u00e9enne. R\u00e9cemment,
\nson Conseil d\u2019administration a approuv\u00e9 la
\ndemande de l\u2019ICE de devenir membre
\n\u00ab observateur \u00bb du TEGoVA. <\/p>\n
L\u2019ICE a \u00e9t\u00e9 l\u2019un des organismes
\nfondateurs de l\u2019International Valuation
\nStandards Council (ISVC). Nous avons jou\u00e9
\nun r\u00f4le cl\u00e9 au sein de cette organisation
\net, en 2014, nous avons sign\u00e9 un accord
\nreconnaissant le fait que les NUPPEC
\nsatisfont aux normes internationales. Nous
\ntravaillons aussi activement avec l\u2019AI, l\u2019ASA,
\nl\u2019IRWA, le RICS et d\u2019autres organismes \u00e0
\nam\u00e9liorer les services aux membres mixtes. <\/p>\n
Une autre de nos priorit\u00e9s est d\u2019avoir des
\neffectifs dynamiques et engag\u00e9s. Une des
\ninitiatives les plus importantes sur ce plan est
\nle recrutement, la r\u00e9tention et la planification
\nde la rel\u00e8ve. Nous voulons retirer les barri\u00e8res
\nafin de permettre de nouvelles fa\u00e7ons de
\nfaire. Ceci comprend l\u2019\u00e9largissement de la
\nport\u00e9e du travail et la possibilit\u00e9 d\u2019ajouter
\nd\u2019autres disciplines pour mieux r\u00e9pondre \u00e0 la
\ndemande du march\u00e9. <\/p>\n
Dans le domaine de la reconnaissance
\ndes membres de l\u2019ICE comme
\nprofessionnels de choix, nous faisons
\nla promotion de nos membres comme <\/p>\n
professionnels de choix en \u00e9valuation
\nimmobili\u00e8re au Canada. De plus, l\u2019ICE
\ndemeurera engag\u00e9 avec les principaux
\nintervenants\/clients, tels les compagnies de
\ngestion en \u00e9valuation, les cinq principaux
\ncabinets d\u2019\u00e9valuateurs au Canada, le
\ngouvernement f\u00e9d\u00e9ral, la SCHL et le
\nBureau du surintendant des institutions
\nfinanci\u00e8res (BSIF). Nous rencontrons ces
\nprincipaux intervenants au moins une fois
\npar ann\u00e9e. <\/p>\n
Selon vous, quelles ont \u00e9t\u00e9 les
\nprincipales r\u00e9alisations de l\u2019ICE au
\ncours des deux derni\u00e8res ann\u00e9es?
\nDD : Nous avons \u00e9t\u00e9 extr\u00eamement occup\u00e9s
\nau cours des derni\u00e8res ann\u00e9es. Par exemple,
\nje parcourais le site Web de l\u2019ICE et je
\nregardais la liste des principales annonces
\nau centre des m\u00e9dias. En 2012 et 2013,
\nnous avons fait deux et trois annonces
\nrespectivement. Au cours des 18 derniers
\nmois, nous avons fait huit annonces \u2013 une
\nr\u00e9alisation majeure pour l\u2019ICE. <\/p>\n
\u00c0 mon avis, les r\u00e9alisations majeures
\ncomprennent : <\/p>\n
1) l\u2019offre de la formation \u00e0 distance en
\nfran\u00e7ais dans le cadre d\u2019une entente de
\ntrois ans avec l\u2019Universit\u00e9 Laval et le
\nrenouvellement de notre entente pour
\nla formation en anglais avec U.C.-B.;<\/p>\n
2) la signature d\u2019une entente de
\npartenariat \u00e9ducatif avec l\u2019Institut
\ncanadien de l\u2019immeuble;<\/p>\n
3) la signature d\u2019un protocole d\u2019entente
\navec l\u2019IVSC confirmant que les
\nNUPPEC \u00ab sont enti\u00e8rement
\nconformes aux normes internationales
\nen mati\u00e8re d\u2019\u00e9valuation de l\u2019IVSC \u00bb. <\/p>\n
Dans un an, quand vous r\u00e9fl\u00e9chirez
\nsur votre mandat \u00e0 la pr\u00e9sidence,
\nqu\u2019esp\u00e9rerez-vous avoir \u00e9t\u00e9 la
\nplus importante r\u00e9alisation de
\nl\u2019Institut an cours de cette p\u00e9riode?
\nDD : Plusieurs initiatives de notre Plan
\nstrat\u00e9gique sont en cours, notamment :
\n1) l\u2019expansion de notre port\u00e9e de travail
\nde mani\u00e8re \u00e0 inclure la machinerie et
\nl\u2019\u00e9quipement; 2) la n\u00e9gociation d\u2019accords
\nde r\u00e9ciprocit\u00e9 de reconnaissance des titres
\navec l\u2019OEAQ et l\u2019Appraisal Institute;
\net 3) la prise en consid\u00e9ration d\u2019autres <\/p>\n
parcours \u00e9ducatifs en vue de l\u2019obtention
\nd\u2019un titre pour des professionnels
\nd\u2019exp\u00e9rience int\u00e9ress\u00e9s \u00e0 obtenir un
\ntitre de l\u2019ICE. J\u2019aimerais que toutes ces
\ninitiatives portent fruit ou, au moins,
\npoursuivent leur cheminement vers la
\nligne des buts. Elles sont toutes \u00e9galement
\nimportantes et je ne veux pas les laisser
\ntomber. Nous avons d\u2019excellents pr\u00e9sidents
\nde comit\u00e9 qui font avancer ces initiatives
\net je m\u2019engage \u00e0 \u00eatre l\u00e0 pour les aider et
\nles encourager en cours de route. <\/p>\n
Quel conseil donneriez-vous
\naux nouveaux membres qui
\nentrent dans la profession et
\naux membres existants?
\nDD : Ceci s\u2019applique \u00e0 toutes les professions,
\nmais voici trois conseils aux nouveaux et
\njeunes membres :<\/p>\n
1) Vous pouvez \u00e9chouer\u2026 une seule fois.
\n2) Si on vous offre une opportunit\u00e9, <\/p>\n
prenez-la, m\u00eame si vous \u00eates un peu
\nh\u00e9sitant. R\u00e9fl\u00e9chissez avant de dire non.
\nC\u2019est ce que j\u2019ai fait et \u00e7a m\u2019a r\u00e9ussi. <\/p>\n
3) Rappelez-vous que le succ\u00e8s, c\u2019est
\n\u00ab prendre de trop grosses bouch\u00e9es \u2026
\net de m\u00e2cher. \u00bb<\/p>\n
Aux membres existants, mon conseil
\nserait de trouver votre cr\u00e9neau et d\u2019\u00eatre
\nle meilleur que vous pouvez \u00eatre. Que ce
\nsoit comme \u00e9valuateur du gouvernement,
\n\u00e9valuateur r\u00e9sidentiel, \u00e9valuateur de fermes,
\n\u00e9valuateur dans des litiges ou \u00e9valuateur
\ncommercial, cherchez \u00e0 vous doter de tous
\nles outils qui rendront votre t\u00e2che plus facile,
\nplus \u00e9conomique et plus personnellement
\ngratifiante. Et n\u2019ayez pas peur de partager vos
\nconnaissances en faisant du b\u00e9n\u00e9volat. <\/p>\n
Compte tenu de vos engagements
\nd\u2019affaires et de b\u00e9n\u00e9vole, comment
\npassez-vous votre temps personnel?
\nDD : J\u2019habite le petit village acadien de
\nMemramcook dans le sud-est du N.-B.
\nJe suis un gars de la campagne qui aime
\nbouger. Je passe mes temps libres \u00e0 jardiner, \u00e0
\ncouper du bois de chauffage dans mon bois\u00e9,
\n\u00e0 me d\u00e9tendre \u00e0 mon chalet en jouant de la
\nguitare, en jouissant de la vie en plein-air
\navec ma femme Cindy, mes quatre grandes
\nfilles et leurs conjoints et, j\u2019esp\u00e8re bient\u00f4t,
\nplusieurs petits-enfants. <\/p>\n
Volume 59 | Book 3 \/ Tome 3 | 2015 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 13Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.tegova.org<\/p>\n
Developing an unbiased and reliable
\nvaluation of real property is complex.
\nWhen the real property is impacted by
\nenvironmental contamination, valuation
\ncomplexity can increase significantly
\n(e.g., going from simple geometry to
\ndifferential calculus). Historically, life <\/p>\n
MANAGING
\nCONTAMINATION
\nfor productive use, development and divestiture of real property<\/p>\n
was easier: property impacted by
\ncontamination had zero value \u2013 or, more
\naccurately, potential negative value due to
\nthe ill-defined environmental liabilities.
\nThe arithmetic was clear, contaminated
\nsites offered little opportunity for value
\nrealization and lots of potential for <\/p>\n
costing a lot of money. Problem solved.
\nOver time, however, things have
\nchanged and contaminated sites,
\naddressed and managed appropriately,
\nare considered great opportunities for
\nproductive use, regeneration, development
\nand divestiture.<\/p>\n
By (L) Andrew H. Thalheimer, P.Eng., Associate, Remediation
\nand Risk Control Leader, Dillon Consulting Limited and
\n(R) Darren S. Parker, Associate, Dillon Consulting<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
This article examines how
\ncontaminated sites (i.e., with impacted
\nenvironmental media) can be managed
\nso that opportunities such as (increased)
\nrevenue, financing, freeing financial
\nreserves, ending environmental
\nmonitoring, investing in the community,
\nchanging property perceptions, and
\nproperty sales can be realized. We start
\nby reviewing what a contaminated
\nproperty is. Subsequently, we describe the
\nassessment process typically employed in
\ncharacterizing contaminated properties;
\nhow risks to human health and the
\nenvironment are evaluated, managed, and,
\nif necessary, remediated; and, potential
\nvalue-add approaches to facilitate the
\nproductive re-use and\/or redevelopment
\nof a contaminated property. <\/p>\n
CONTAMINATED PROPERTY
\nContaminated property is land that is
\nimpacted with one or more chemicals
\npresent at levels that exceed an applicable,
\ngeneric, numerical criterion. Typically,
\nthe contamination is a result of historical
\nuses of the property or activities on the
\nproperty, though chemicals migrating
\n(or brought) from off-site could also
\ncontaminate the property. As brownfields,
\ncontaminated property is typically
\n\u201cabandoned, idle, or underutilized
\ncommercial or industrial properties\u201d
\nwhose redevelopment or reuse or divesture
\nis complicated by the presence of
\ncontamination. However, contaminated
\nproperty is not always a brownfield: for
\nexample, fallow farmland, previously used
\nfor orchards, may continue to be impacted
\nby pesticides used during the life of the
\norchard; residential property may be
\nimpacted by the remnants of a domestic
\nfuel oil spill; or, an active dry cleaner may
\nbe impacted by past uses at the site, even
\nthough current practices do not adversely
\naffect the environment.<\/p>\n
Many chemicals can be a
\ncontaminant, depending on what levels
\nare present in what media (i.e., soil,
\ngroundwater, sediment, surface water).
\nFor the sake of managing, analyzing
\nand evaluating, chemicals have been
\ngrouped into categories consistent
\nwith their composition and properties <\/p>\n
including, for example: petroleum
\nhydrocarbons (PHCs), polychlorinated
\nbiphenyls (PCBs), metals, inorganics,
\npolycyclic aromatic hydrocarbons (PAH),
\ndioxins, volatile organic compounds
\n(VOCs), dioxins, and organopesticides,
\nperfluorinated compounds (PFCs).
\nOther contaminants of potential concern
\ninclude asbestos, mould, and radiation. <\/p>\n
The numerical criterion establishes a
\nbenchmark to indicate whether a specific
\nchemical may present an unacceptable
\nrisk to human health or the environment,
\nin a given media. The derivation of these
\nbenchmarks are complex, but is based
\non toxicological, physiological and other
\nsite-specific considerations. Generic
\nbenchmarks are developed and\/or adopted
\nby federal and provincial governments
\nbased on current science and are subject
\nto change over time. If detected at
\nlevels above the generic criteria, the
\nproperty is considered contaminated;
\nnevertheless, as discussed below, more
\nevaluation is needed to assess whether
\nthere is an unacceptable risk and need
\nfor risk management or remediation.
\nThe applicability of benchmarks derived
\nby federal or provincial governments
\ndepends primarily on property ownership
\nand location; however, other factors may
\ninfluence applicability of specific criterion. <\/p>\n
DEFINING THE PROBLEM
\nIn order to properly consider potential
\nimplications of contamination on a
\nproperty\u2019s valuation, the nature and
\nextent of contamination needs to be
\nunderstood. Unfortunately, like trying to
\nappraise the value of a residence without
\ngoing into a house, characterizing
\nthe nature and extent of subsurface
\ncontamination (i.e., what contaminants,
\nat what levels and where) is challenging.
\nCharacterizing subsurface contamination
\nis part art and part science, being
\ndone with incomplete knowledge,
\nextrapolating between sample locations
\nand making assumption on contaminant
\nfate and transport, based on a conceptual
\nsite model developed from available data,
\nexperience and professional judgement.<\/p>\n
One of the critical elements in
\ndefining the problem is the identification
\nof the applicable benchmark criteria.
\nAs suggested previously, the benchmark
\ncriteria are typically based on land-use
\n(e.g., agricultural, parkland, residential,
\ncommercial, industrial), nature of water
\nsupply (i.e., private wells, municipal
\nwater supplies, source water protection
\nareas), and soil type (i.e., coarse versus
\nfine-grained soils, or bedrock). Criteria
\ncan change substantively depending on
\nland-use and consideration of future land <\/p>\n
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use is critical in defining whether you
\nhave an issue and the nature and extent
\nof that issue. Should the potential future
\nuse consider more restrictive land use
\n(e.g., going from industrial to residential),
\nfor example, the nature and extent of
\ncontamination may be significantly
\nlarger. Conversely, a property may be
\nconsidered contaminated for residential
\nland-use, but not for commercial or
\nindustrial land-use.<\/p>\n
Phase Environmental Site Assessment
\nIn order to assess whether and, if
\nso, the degree which a property is
\ncontaminated, industry standards such
\nas the Canadian Standards Association
\n(CSA) Standard Z769-01 (R2012)
\nPhase I Environmental Site Assessment
\n(ESA) and CSA Standard Z769-00
\n(R2013) Phase II ESA are typically
\nfollowed to a) identify potential
\nsources, nature and indications of
\ncontamination b) confirm the presence
\nand nature of contamination, and c)
\ndelineate the extent of contamination.
\nSome jurisdictions (e.g., Ontario
\nMinistry of Environment, with O.Reg
\n153\/04 ) have specific requirements
\nthat differ from the CSA Standards
\nframework. Nevertheless, a Phase I ESA <\/p>\n
is generally conducted as a due diligence
\nmeasure to assess whether current or
\nhistorical uses of the property, or from
\nadjacent\/nearby properties, may have
\ncaused contamination to be present on
\na property. The Phase I ESA generally
\ninvolves a review of available records
\n(e.g., fire insurance maps, geological
\nmaps, previous environmental reports,
\naerial photographs, drilled well records,
\nunderground utility records, and city
\nzoning records) regarding activities
\non and near the property, a site visit,
\ninterviews with people familiar with
\nboth current and past activities at the
\nsite, and reporting. Should a potential
\nsource of potential contamination be
\nidentified or potential contamination is
\nobserved during the site reconnaissance,
\nadditional assessment in the form of a
\nPhase II ESA is required. The Phase II
\nESA typically involves intrusive multi-
\nmedia sampling (e.g., test pit excavation,
\nborehole advancement, monitoring well
\ninstallation) and laboratory analysis
\nto characterize the nature and extent
\nof contamination in the subsurface.
\nTo supplement traditional borehole
\nadvancement and sample collection,
\ninnovative assessment technologies
\nsuch as ground penetrating radar, <\/p>\n
laser-induced fluorescence, membrane
\ninterface probes and the like are
\nbecoming commonplace. The Phase II
\nESA is complete when the nature of the
\ncontamination (i.e., the type, volume,
\nconcentrations, origin) is known and
\nthe horizontal and vertical extent of
\ncontamination is delineated to the
\ngeneric, benchmark criteria, applicable
\nto each impacted media. <\/p>\n
During the Phase II ESA, a
\nconceptual site model (CSM) is
\ndeveloped (and routinely revised
\nwith new data and information) to
\nunderstand contaminant fate and
\ntransport and, subsequently, support
\nrisk management and remediation. <\/p>\n
IDENTIFYING RISK
\nThe presence of contamination does not
\nnecessarily mean that an unacceptable
\nrisk is present, nor that remediation is
\nrequired for a contaminated property.
\nOften overlooked, the risk assessment
\nphase (i.e., human health and ecological
\nrisk assessment) is one of the more
\nimportant phases in managing
\ncontamination on a property. The risk
\nassessment will evaluate whether the
\nidentified contaminants (at the levels
\nidentified) present an unacceptable risk
\nbased on potential receptors and the
\nexposure pathway that connects the
\ncontaminant to a receptor. Exposure
\npathways considered during risk to
\nhuman health assessment include
\ndermal contact, ingestion, inhalation,
\nvapour migration from groundwater
\nto indoor air, and soil leaching to
\ngroundwater. If no receptor exists or
\nthe pathway between the contaminant
\nand the receptor is not complete (e.g.,
\ncontamination in soil presenting a direct
\ncontact risk is paved over), no risk will
\nbe present. The risk assessment will
\nconsider site (exposure) pathway-specific
\nfactors not considered by the generic
\nbenchmark criteria and will evaluate the
\ncarcinogenic and non-carcinogenic risks
\nassociated with contaminants identified
\nin the Phase II ESA. Ultimately, the
\nrisk assessment will identify whether an
\nunacceptable risk is present and what
\nrisk-based screening levels and remedial
\ncriteria are appropriate for the site.<\/p>\n
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RISK MANAGEMENT
\nRisk management is only needed where
\nan unacceptable risk is present and can
\ninvolve a) removing the source (i.e., the
\ncontamination); b) remediating the
\nimpacted media; c) applying engineering or
\ninstitutional\/administrative controls; or d)
\n a combination of these three. In some
\ncases, removal of the source is quick,
\neasy and relatively inexpensive. However,
\noften, source removal is complex
\nand time consuming, expensive, or
\ntechnically impracticable. In the latter
\ncases, unacceptable risks are managed via
\nremediation and engineering\/administrative
\ncontrols or a combination of both. <\/p>\n
Remedial approaches are identified
\nand developed based on various site-
\nspecific factors that include: <\/p>\n
\u2022 geology (i.e., nature of soil [coarse
\nversus fine], bedrock);<\/p>\n
\u2022 hydrogeology;
\n\u2022 nature, extent, location, and <\/p>\n
accessibility to contamination;
\n\u2022 risk drives and exposure pathways;
\n\u2022 time available; and,
\n\u2022 future land-use and redevelopment <\/p>\n
plans.
\nRemedial approaches may include,
\nto name a few, excavation, in-situ
\nchemical oxidation, in-situ enhanced
\nbioremediation, multi-phase vapour
\nextraction, groundwater pump and
\ntreat, thermal heating, biopiles, ex-situ
\nsoil washing, or various containment
\napproaches (e.g., capping). With
\nmore recalcitrant contaminants or for
\nproperties impacted by a number of
\ndisparate contaminants, the overall
\nremedial approach may require more
\nthan one approach. <\/p>\n
Engineering and institutional (or
\nadministrative) controls are often a <\/p>\n
cost-effective way to address current
\nunacceptable risks, but also are very
\neffective when integrated into future
\nredevelopment. Targeted application
\nof engineering or institutional controls
\nto an operable (i.e., complete) exposure
\npathway can effectively eliminate the
\nrisk by preventing a receptor from
\nbeing exposed to a contaminant.
\nEngineering controls may include
\nasphalt pavement, building construction,
\nslab-on-grade construction, vapour
\nbarriers, or use of commercial zoning
\nat ground floor. Institutional controls
\nmay include changing the zoning to be
\nless environmentally restrictive, land-
\nuse restrictions (e.g., no build zones,
\nno well drilling), and\/or siting and
\nredevelopment planning.<\/p>\n
VALUATION CONSIDERATIONS
\nGiven the number of variables that
\ncould drive the cost of assessment and
\nremediation (and the degree to which
\nthose variables can fluctuate), suggesting
\ngeneral cost implications would be
\nirresponsible. However, within the
\ncontaminated site management spectrum,
\nremediation is typically more expensive
\nthan assessment \u2013 many say that spending
\n$10 in assessment will save you at least
\n$100 in remediation. <\/p>\n
During the course of addressing
\na contaminated property, opinion of
\ncosts are often developed based on the
\nconceptual site model and refined and
\nupdated as more information comes
\navailable, as remedial options are
\nevaluated, and as remedial designs are <\/p>\n
Property appraisers who are trying to identify the potential cost <\/p>\n
implications associated with a contaminated property should <\/p>\n
work with a qualified environmental site professional
\nto identify how, given the known nature of extent of contamination, <\/p>\n
risk management and remediation can be effectively applied.<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
prepared and tendered. The development
\nof these costs can be useful for
\nunderstanding the financial implications
\nof addressing the contamination per se
\n(i.e., following the traditional approach
\nof remediating the property first and
\nredeveloping the property later), but true
\nvalue can only be seen with a holistic
\npicture of a property owner\u2019s future
\nplan for the site. Numerous case studies
\nare available that demonstrate that
\nsuccessfully integrating remediation
\nand risk management into the
\nredevelopment plan greatly reduces the
\noverall project cost. Property appraisers
\nwho are trying to identify the potential
\ncost implications associated with
\na contaminated property should
\nwork with a qualified environmental
\nsite professional to identify how,
\ngiven the known nature of extent of
\ncontamination, risk management and
\nremediation can be effectively applied.<\/p>\n
QUALIFIED ENVIRONMENTAL
\nSITE PROFESSIONAL
\nGiven the nature of contaminated
\nsite assessment, many provinces
\nrequire those conducting the work
\nto be appropriately qualified and, in
\nsome cases, specifically designated
\n(e.g., Contaminated Site Approved <\/p>\n
Professional in British Columbia and
\na Qualified Professional in Ontario).
\nMost jurisdictions require ESAs to be
\nconducted or supervised by a professional
\nengineer, professional geoscientist, or,
\nin some cases, a professional biologist.
\nProfessionals licensed and so designated
\nto conduct and oversee contaminated site
\nassessment and remediation work must
\nmeet specific and relevant educational
\nand experience requirements, and
\ndemonstrate high ethical practices
\nand meet the standard of care in
\nthe industry.<\/p>\n
SUMMARY
\nReal property impacted by
\ncontamination can be effectively
\nmanaged for productive use,
\ndevelopment, regeneration and
\ndivestiture. Phased environmental
\nsite assessments define the nature
\nand extent of the contamination
\nand characterize site conditions
\nso that factors that influence risk
\nand remediation are identified.
\nApplicable risks to human health
\nand ecological receptors are
\nevaluated and, if unacceptable
\nrisks are present, appropriate
\nrisk management involving
\nremediation and\/or engineering or
\nadministrative controls are applied
\nto manage the contamination on
\nthe property. <\/p>\n
While the traditional approach
\ninvolved remediating first and
\nredeveloping later, numerous case
\nstudies demonstrate that integration
\nof risk management measures into
\nredevelopment and future use offer a
\npotential for significant cost savings.
\nProperty valuation of contaminated
\nsites is not a zero sum game and
\nthe value of integrating remedial
\nefforts into redevelopment adds
\nanother (but vital) complexity into
\nproperty valuation. Working with
\nan environmental site professional
\nis a must for a property appraiser to
\ncompetently estimate the value of a
\ncontaminated property. <\/p>\n
Professionals licensed and so designated <\/p>\n
to conduct and oversee contaminated site <\/p>\n
assessment and remediation work must <\/p>\n
meet specific and relevant
\neducational and experience
\nrequirements, and demonstrate high
\nethical practices and meet the standard <\/p>\n
of care in the industry.<\/p>\n
Need Continuing Professional
\nDevelopment (CPD) Credits?
\nBesoin de cr\u00e9dits de perfectionnement
\nprofessionnel (CPP)?<\/p>\n
Check out the CPD page on the
\nAIC website for an array of
\nopportunities. Rendez-vous sur
\nla page de PPC du site Web de
\nl\u2019ICE afin de d\u00e9couvrir toutes
\nles opportunit\u00e9s.<\/p>\n
www.aicanada.ca\/seminars-events\/continuing-professional-development\/
\nwww.aicanada.ca\/fr\/seminars-events\/continuing-professional-development\/<\/p>\n
Appraisal Institute of Canada
\nInstitut canadien des \u00e9valuateurs<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.aicanada.ca\/seminars-events\/continuing-professional-development\/
\nhttps:\/\/www.aicanada.ca\/fr\/seminars-events\/continuing-professional-development\/<\/p>\n
Don\u2019t miss this unique opportunity to learn from top lawyers and
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\nThe Effective Expert Witness<\/p>\n
Days 3 & 4 \u2013 November 23 & 24, 2015
\nThe Valuator as Expert Witness<\/p>\n
OSGOODE
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\nDEVELOPMENT
\n CONTINUING LEGAL EDUCATION<\/p>\n
Program Director<\/p>\n
Kenneth West, C.S.
\nWalker West Longo LLP<\/p>\n
Dates<\/p>\n
November 2, 3, 23 & 24, 2015
\n4 Days<\/p>\n
Registration Fee<\/p>\n
$2,795 plus 13% HST
\nSpecial rate for MPAC employees.
\nPlease inquire about financial aid and group rates.<\/p>\n
Location<\/p>\n
Osgoode Professional Development
\n1 Dundas St. W., 26th Floor, Toronto, ON M5G 1Z3<\/p>\n
Fulfill your full annual CPD requirement. See website for details.
\nOsgoode Professional Development has been approved as an Accredited
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To Register: www.osgoodepd.ca; Or Call: 416.597.9724 or 1.888.923.3394 Or E-mail: osgoodepd@osgoode.yorku.ca<\/p>\n
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Completion of this program entitles Appraisal Institute of Canada\u2019s designated members (AACI and CRA)
\nto 12 CPD credits towards their Continuing Professional Development requirements \u2013 www.aicanada.ca<\/p>\n
Leading the way in professional legal education<\/a><\/p><\/blockquote>\n