VOL 58 | BOOK 4 \/ TOME 4 | 2014<\/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
PM
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\nan<\/p>\n
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\nia<\/p>\n
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\nes<\/p>\n
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\ns <\/p>\n
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\na<\/p>\n
ZONING AND LAND
\nUSE CONTROLS <\/p>\n
Zonage et Contr\u00f4le
\nsur l\u2019utilisation des terres<\/p>\n
DEPRECIATION:
\nA COMMON FLAW
\nLa d\u00e9pr\u00e9ciation : <\/p>\n
un d\u00e9faut commun<\/p>\n
ENHANCING THE PROFESSION
\nON BOTH SIDES OF THE BORDER <\/p>\n
Am\u00e9liorer la profession des
\ndeux c\u00f4t\u00e9s de la fronti\u00e8re<\/p>\n
Revendications
\nTerritoriales des <\/p>\n
AUTOCHTONES<\/p>\n
ABORIGINAL
\nLand Claims<\/p>\n
mailto:info@aicanada.ca<\/p>\n
www.aciweb.com<\/p>\n
www.aciweb.com
\nwww.aciweb.com
\nmailto:ideas@aciweb.com<\/p>\n
It\u2019s not just easier. It\u2019s smarter.<\/p>\n
Imagine
\nhaving your entire appraisal <\/p>\n
firm at your fingertips.<\/p>\n
No upfront costs. No installation. No commitment.<\/p>\n
\uf080<\/p>\n
\uf0ae<\/p>\n
\uf201<\/p>\n
\uf041<\/p>\n
\uf0c0<\/p>\n
\uf073<\/p>\n
\uf10b<\/p>\n
\uf017<\/p>\n
Detailed Business Reports<\/p>\n
Scheduling Map<\/p>\n
Boosted Profits<\/p>\n
Appraisal Database Appointment Calendar<\/p>\n
Client Database<\/p>\n
Huge Time Savings<\/p>\n
Desktop, Mobile & Tablet<\/p>\n
With the click of a button, get detailed reports on how many
\nappraisals you did, the money you brought in, how your appraisers <\/p>\n
are doing, and what clients deserve a round of golf on you.<\/p>\n
\uf015<\/p>\n
\uf115<\/p>\n
\uf133<\/p>\n
\uf109<\/p>\n
\uf155<\/p>\n
\uf0f6<\/p>\n
\uf1fe<\/p>\n
1-800-403-7121
\nwww.anow.com<\/p>\n
Take your business to the cloud with Anow\u2019s firm management software.
\nFrom single users to large firms, Anow was built for every appraiser.<\/p>\n
http:\/\/www.anow.com<\/p>\n
08 Executive Corner
\nFOCUSING ON PARTNERSHIP
\nAND ADVOCACY<\/p>\n
32 Tech Talk
\nASSESSING CONDOS USING 3D GIS <\/p>\n
38 Around the Globe
\nRICK BORGES:
\nENHANCING THE PROFESSION ON
\nBOTH SIDES OF THE BORDER<\/p>\n
46 Professional Practice Matters
\nWORTH KNOWING<\/p>\n
50 Legal Matters
\nEASEMENTS AND THE
\nFEE SIMPLE INTEREST<\/p>\n
54 DESIGNATIONS, CANDIDATES,
\nSTUDENTS<\/p>\n
10 Le coin de l’ex\u00e9cutif
\nPRIVIL\u00c9GIER LE PARTENARIAT
\nET LA PROMOTION<\/p>\n
35 Coin techno
\n\u00c9VALUATION DE CONDOS AU MOYEN DU SIG EN 3D <\/p>\n
42 Autour du monde
\nRICK BORGES :
\nAM\u00c9LIORER LA PROFESSION
\nDES DEUX C\u00d4T\u00c9S DE LA FRONTI\u00c8RE<\/p>\n
48 Parlons pratique professionnelle
\nCONSEILS INESTIMABLES<\/p>\n
52 Questions jurdiques
\nLES SERVITUDES ET
\nL\u2019INT\u00c9R\u00caT DU FIEF SIMPLE<\/p>\n
54 D\u00c9SIGNATIONS, STAGIAIRES,
\n\u00c9TUDIANTS<\/p>\n
COLUMNS \/ CHRONIQUES<\/p>\n
FEATURES \/ EN VEDETTE
\nVOL 58 | BOOK 4 \/ TOME 4 | 2014<\/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 and are not necessarily endorsed by
\nthe APPRAISAL INSTITUTE OF CANADA. Copyright 2014 by the APPRAISAL INSTITUTE OF CANADA.
\nAll rights reserved. Reproduction in whole or in part without written permission is strictly prohibited.
\nSubscription, $40.00 per year. Printed in Canada. Les articles imprim\u00e9s dans ce num\u00e9ro ne rep\u00e9sentent
\nque l\u2019opinion de leur auteur respectif, mais ne sont pas n\u00e9ces\u2013sairement endoss\u00e9s par L\u2019INSTITUT CAN-
\nADIEN DES \u00c9VALUATEURS. Tous droits reserv\u00e9s 2014 par L\u2019INSTITUT CANADIEN DES \u00c9VALUATEURS. La
\nreproduction totale ou partielle sous quelque form que se soit sans authorisation \u00e9crite est absolument
\ninterdite. Abonnement $40.00 par ann\u00e9e. Imprim\u00e9 au Canada.<\/p>\n
* The Appraisal Institute of Canada reserves the right to reject advertising that it deems to be inappropriate.
\n** The publisher and the Appraisal Institute of Canada cannot be held liable for any material used or claims
\nmade in advertising included in this publication.Indexed in the Canadian Business Index and available
\non-line in the Canadian Business & Current Affairs 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: Kristy Unrau
\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
THE BOMA STANDARDS
\nAND THEIR USE IN VALUATION
\nLES NORMES DE LA BOMA
\nET LEUR EMPLOI DANS
\nL\u2019\u00c9VALUATION<\/p>\n
ABORIGINAL LAND CLAIMS
\nREVENDICATIONS
\nTERRITORIALES
\nDES AUTOCHTONES<\/p>\n
ZONING AND
\nLAND USE CONTROLS
\nZONAGE ET CONTR\u00d4LE SUR
\nL\u2019UTILISATION DES TERRES<\/p>\n
DEPRECIATION:
\nA COMMON FLAW
\nLA D\u00c9PR\u00c9CIATION :
\nUN D\u00c9FAUT COMMUN<\/p>\n
20 2612<\/p>\n
CONTENTS
\nTABLE DES MATI\u00c8RES<\/p>\n
16<\/p>\n
It\u2019s not just easier. It\u2019s smarter.<\/p>\n
Imagine
\nhaving your entire appraisal <\/p>\n
firm at your fingertips.<\/p>\n
No upfront costs. No installation. No commitment.<\/p>\n
\uf080<\/p>\n
\uf0ae<\/p>\n
\uf201<\/p>\n
\uf041<\/p>\n
\uf0c0<\/p>\n
\uf073<\/p>\n
\uf10b<\/p>\n
\uf017<\/p>\n
Detailed Business Reports<\/p>\n
Scheduling Map<\/p>\n
Boosted Profits<\/p>\n
Appraisal Database Appointment Calendar<\/p>\n
Client Database<\/p>\n
Huge Time Savings<\/p>\n
Desktop, Mobile & Tablet<\/p>\n
With the click of a button, get detailed reports on how many
\nappraisals you did, the money you brought in, how your appraisers <\/p>\n
are doing, and what clients deserve a round of golf on you.<\/p>\n
\uf015<\/p>\n
\uf115<\/p>\n
\uf133<\/p>\n
\uf109<\/p>\n
\uf155<\/p>\n
\uf0f6<\/p>\n
\uf1fe<\/p>\n
1-800-403-7121
\nwww.anow.com<\/p>\n
Take your business to the cloud with Anow\u2019s firm management software.
\nFrom single users to large firms, Anow was built for every appraiser.<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 5Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@kelman.ca
\nhttp:\/\/www.kelman.ca<\/p>\n
Accelerating success.<\/p>\n
Colliers International is committed to paving a quick path to success
\nfor our employees. With access to hundreds of free courses
\nthrough Colliers University and ongoing career mentorship, our
\nstaff is not only encouraged to excel, they are given the tools to do
\nso. See where the road will take you. To accelerate your career,
\nview current opportunities online at collierscanada.com\/careers
\nor send your resume directly to vascanada@colliers.com.<\/p>\n
FURTHER &
\nFASTER<\/p>\n
collierscanada.com\/careers<\/p>\n
GET AHEAD Leaders Wanted<\/p>\n
PLUS LOIN, PLUS
\nRAPIDEMENT<\/p>\n
collierscanada.com\/careers<\/p>\n
ALLEZ DE L\u2019AVANT Leaders Recherch\u00e9s<\/p>\n
Colliers International est d\u00e9termin\u00e9 \u00e0 ouvrir une voie rapide pour garantir
\nle succ\u00e8s de ses employ\u00e9s. Gr\u00e2ce \u00e0 des centaines de cours gratuits et \u00e0
\ndes programmes de mentorat en continu propos\u00e9s par l\u2019Universit\u00e9 Colliers,
\nnous ne faisons pas qu\u2019encourager nos employ\u00e9s \u00e0 briller dans leur
\ndomaine, nous leur fournissons les outils pour y arriver. Voyez o\u00f9 cette voie
\nvous conduira. Pour acc\u00e9l\u00e9rer votre r\u00e9ussite, consultez les opportunit\u00e9s
\nde carri\u00e8re actuellement en ligne sur collierscanada.com\/careers ou
\nenvoyez votre curriculum vitae directement \u00e0 vascanada@colliers.com.<\/p>\n
Colliers CPV Magazine Ad – Book 2 2014.indd 1 5\/2\/2014 10:58:56 AM<\/p>\n
collierscanada.com\/careers
\nmailto:vascanada@colliers.com
\nmailto:vascanada@colliers.com<\/p>\n
AIC 2015 promises another great line
\nup of educational sessions, networking
\nopportunities and speakers!
\nThe Keynote Speaker at our 2015 Conference is
\nMark Cohon, Commissioner of the Canadian
\nFootball League (CFL). Mark is a dynamic
\nbusiness leader, an experienced sports executive,
\nand a passionate Canadian. Winding up his eighth
\nand final Grey Cup season as Commissioner, he
\nwill be leaving a league with a strong foundation
\nmarked by strong attendance, high television
\nratings, new stadiums, strengthened corporate
\npartnerships and growing revenues.<\/p>\n
Mark will explain how he has turned the CFL
\ninto a world-class organization, admired by business schools, rival
\nleagues, and leading corporations. Whether you are a sports fan or
\nnot \u2013 there is a message here about marketing, leadership, customer
\nservice strategies, and how to do more (and to do better) with less.
\nWith magnetic appeal, Mark Cohon will help us understand how
\nto innovate in any environment, under any circumstances, with
\ntremendous results.<\/p>\n
SEE YOU IN KELOWNA at the Delta Grand
\nOkanagan Resort & Conference Centre!
\nwww.aicanada.ca\/aic2015\/<\/p>\n
L’ ICE 2015 promet encore une fois
\nun excellent programme \u00e9ducatif, de
\nr\u00e9seautage et de conf\u00e9renciers!
\nLe conf\u00e9rencier principal lors de notre conf\u00e9rence 2015
\nest Mark Cohon, Commissaire de la Ligue canadienne
\nde football (LCF). Mark est un chef de file dynamique,
\nun directeur sportif d\u2019exp\u00e9rience, et un Canadien
\npassionn\u00e9. Il cl\u00f4ture sa huiti\u00e8me et derni\u00e8re saison de
\nla Coupe Grey en tant que Commissaire laissant une
\nligue avec une solide fondation caract\u00e9ris\u00e9e par une
\nforte pr\u00e9sence, de bonnes cotes d\u2019 \u00e9coute \u00e0 la t\u00e9l\u00e9vision,
\nde nouveaux stades, des partenariats consolid\u00e9s avec les
\nentreprises et des revenus croissants. <\/p>\n
Mark expliquera comment il a transform\u00e9 la
\nLCF dans une organisation de classe mondiale, admir\u00e9e par les \u00e9coles de
\ncommerce, les ligues rivales, et les grandes soci\u00e9t\u00e9s. Que vous soyez ou non
\nun amateur de sports, il y a ici un message sur le marketing, le leadership,
\nles strat\u00e9gies du service \u00e0 la client\u00e8le, et comment en faire plus (et faire
\nmieux) avec moins. Avec une attirance magn\u00e9tique, Mark Cohon nous
\napprendra \u00e0 innover dans n\u2019 importe quel environnement, en toutes
\ncirconstances, avec des r\u00e9sultats impressionnants. <\/p>\n
RENDEZ-VOUS \u00c0 KELOWNA au Delta Grand
\nOkanagan Resort & Conference Centre!
\nwww.aicanada.ca\/aic2015\/<\/p>\n
MARK COHON<\/p>\n
Mark your calendar
\nand plan to attend<\/p>\n
Marquez votre calendrier
\net comptez y assister<\/p>\n
GROWING
\nMARKETS
\nAIC 2015 \u2022 KELOWNA JUNE 3-6<\/p>\n
ICE 2015 \u2022 KELOWNA 3-6 JUIN<\/p>\n
3-6 JUINJUNE 3-6<\/p>\n
ICE 2015 ICE 2015 \u2022 KELOWNA 3-6 JUIN3-6 JUIN3-6KELOWNA 3-6 JUIN3-6 JUIN3-6<\/p>\n
GROWING
\nMARKETS
\nAIC 2015 \u2022 KELOWNA JUNE 3-6<\/p>\n
ICE 2015 \u2022 KELOWNA 3-6 JUIN<\/p>\n
3-6 JUINJUNE 3-6<\/p>\n
GROWING
\nMARKETS
\nAIC 2015 \u2022 KELOWNA JUNE 3-6<\/p>\n
ICE 2015 \u2022 KELOWNA 3-6 JUIN<\/p>\n
3-6 JUINJUNE 3-6<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 7Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.aicanada.ca\/aic2015\/
\nhttp:\/\/www.aicanada.ca\/aic2015\/<\/p>\n
EXECUTIVE CORNER<\/p>\n
P artnership and Advocacy \u2013 these two words encompass the priorities on which the Appraisal Institute of Canada
\n(AIC) is focusing over the next year.
\nThrough directed efforts made by the
\nBoard of Directors and staff, we are
\npleased to announce that AIC is achieving
\ntangible results, whether by formalizing
\nagreements with partners or initiating
\nconversations with our stakeholders on
\nissues that are important to our Members.
\nFollowing are several examples of what is
\nhappening behind the scenes at AIC on
\nbehalf of our Members.<\/p>\n
Promoting international standards
\nIn October, AIC was among the leading
\nprofessional valuation organizations
\nto sign a landmark Memorandum
\nof Understanding (MOU) with the
\nInternational Valuation Standards
\nCouncil (IVSC) to recognize and support
\nthe global adoption of International
\nValuation Standards (IVS). The official
\nsigning took place during the IVSC\u2019s
\nAnnual General Meeting in Toronto on
\nOctober 23. Although AIC\u2019s professional
\nvaluation standards \u2013 the Canadian
\nUniform Standards of Professional Appraisal
\nPractice (CUSPAP) already comply
\nwith the IVS, this MOU formalizes
\nour alignment with the international
\ncommunity. It also continues to position
\nAIC as the professionals of choice among
\nnational and international investors,
\nregulators and lenders.<\/p>\n
Incorporating French into the
\neducation and designation process
\nAIC is also pleased to have approved a
\npartnership with the University of Laval
\nto provide French-language training that
\nis in alignment with the standards and
\nquality set by our education partner, the
\nUniversity of British Columbia. AIC is in
\nfinal negotiations with the University of
\nLaval and the hope is to deliver courses
\nrequired for the AACI designation by
\n2015. This is great news for our French-
\nspeaking colleagues who will benefit from
\nlearning in their native language.<\/p>\n
Designation diversity
\nTo provide opportunities to AIC
\nMembers to diversify their experience and
\npractice, AIC entered into an agreement
\nwith the Real Estate Institute of Canada
\n(REIC) to provide membership discounts
\nto AIC Members for REIC courses or
\ndesignation programs. AIC Members
\nwill also receive guaranteed Continuing
\nEducation Development (CPD) credits for
\nsuccessfully completed REIC courses. <\/p>\n
REIC offers the Certified Reserve
\nPlanner (CRP) designation, which is
\nrecognized in legislation in various
\nprovinces. REIC also offers high
\nquality courses and designations within
\nethics, finance, law, leadership, human
\nresources, leasing and negotiating,
\nmortgage underwriting, property\/asset
\nmanagement, and more. These courses
\nare delivered in classrooms across the
\ncountry, while some are delivered via <\/p>\n
FOCUSING ON PARTNERSHIP
\nAND ADVOCACY<\/p>\n
S C O T T W I L S O N , A A C I , P . A P P , P R E S I D E N T<\/p>\n
K E I T H L A N C A S T L E , M B A , C A E , C H I E F E X E C U T I V E O F F I C E R<\/p>\n
K EI T H L A NC A S T L E<\/p>\n
S C OT T W IL S ON<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 20148 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
home study options or online. Members
\nare encouraged to go to www.reic.com to
\nobtain more information or to register for
\na course.<\/p>\n
Conveying AIC\u2019s message
\nAIC was invited to attend the
\nInternational Association of Assessing
\nOfficers (IAAO) annual conference. This
\nconference provided an opportunity to
\nlearn about the assessment community\u2019s
\nissues and opportunities and enabled AIC
\nto discuss the impact of these trends in
\na Canadian context with the incoming
\npresident of IAAO and other delegates. <\/p>\n
In August, AIC was also pleased to
\nbe involved in the 2014 Commonwealth
\nHeads of Valuation Officers (CHOVA)
\nConference in Toronto. This event
\nbrought the senior executives of 15
\ninternational assessment organizations
\ntogether to discuss best practices
\nand future assessment trends in an
\nintimate setting of approximately 80
\ndelegates. AIC was proud to present
\nour Market Rent of Parking Spaces study
\nto the delegates, as it was a unique
\nresearch project that contained valuable
\nguidelines and best practices within an
\ninternational context. The feedback was
\nvery positive and, once again, AIC was
\nable to establish strong national and
\ninternational relationships. <\/p>\n
Addressing our concerns
\nOn the advocacy front, AIC continues
\nto meet with several national
\nstakeholders to discuss AIC concerns
\nregarding the growing restrictions
\naround accessing market data, the
\nover-reliance on automated valuation
\nmodels, and the continuing pressure
\nfor quick turnaround and lower fees for
\nappraisals. Discussions were held with
\nthe leadership of the Canadian Mortgage
\nand Housing Corporation (CMHC), the
\nBank of Canada and several AMCs over
\nthe last few months and a commitment
\nwas made to work together to learn
\nmore about the issues in order to address
\nthe concerns of our Members. We <\/p>\n
have conveyed these concerns and have
\nmade formal requests for meetings with
\nrepresentatives of the federal government
\nministries of Finance, Industry,
\nHousing, etc.<\/p>\n
As these meeting and initiatives
\nmove forward, our professional practice,
\neducation and marketing teams
\ncontinue to progress in their mandates. <\/p>\n
Often, these priorities converge and
\nresult in building stronger relationships
\nand greater understanding about
\nchallenges that our Members are facing.
\nWe are thrilled with the progress to
\ndate, and look forward to continuing to
\ntake concrete steps that clearly help to
\nadvance you as Canada\u2019s professionals
\nof choice. <\/p>\n
AIC President, Scott Wilson, AACI, P.App signed historic MOU with
\nIVSC Chair, Sir David Tweedie in Toronto on October 24, 2014.<\/p>\n
Representatives from several international valuation organizations
\ngathered in Toronto on October 24, 2014 to sign MOU with IVSC.<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 9Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.reic.com<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
K EI T H L A NC A S T L E<\/p>\n
S C OT T W IL S ON<\/p>\n
PRIVIL\u00c9GIER LE PARTENARIAT
\nET LA PROMOTION<\/p>\n
S C O T T W I L S O N , A A C I , P . A P P , P R \u00c9 S I D E N T<\/p>\n
K E I T H L A N C A S T L E , M B A , C A E , C H E F D E L A D I R E C T I O N<\/p>\n
P artenariat et Promotion \u2013 ces deux mots englobent les priorit\u00e9s que l\u2019Institut canadien des \u00e9valuateurs (ICE) veut cibler au
\ncours de l\u2019ann\u00e9e prochaine. \u00c0 travers les
\nefforts dirig\u00e9s du Conseil d\u2019administration
\net du personnel, il nous fait plaisir
\nd\u2019annoncer que l\u2019ICE obtient des r\u00e9sultats
\ntangibles, que ce soit en officialisant des
\naccords avec des partenaires ou en initiant
\ndes \u00e9changes avec nos intervenants sur les
\nenjeux d\u2019importance pour nos membres.
\nLe texte qui suit donne plusieurs exemples
\nde ce qui se passe dans les coulisses de
\nl\u2019Institut pour le compte de nos membres.<\/p>\n
Promouvoir les
\nnormes internationales
\nAu mois d\u2019octobre, l\u2019ICE \u00e9tait l\u2019une
\ndes associations nationales d\u2019\u00e9valuation
\nprofessionnelle qui ont sign\u00e9es un pro-
\ntocole d\u2019entente (PE) faisant autorit\u00e9
\navec l\u2019International Valuation Standards
\nCouncil (IVSC), afin de reconna\u00eetre et
\nappuyer l\u2019adoption globale de Normes
\ninternationales d\u2019 \u00e9valuation (NIE). La
\nsignature officielle a pris place durant
\nl\u2019Assembl\u00e9e g\u00e9n\u00e9rale annuelle de l\u2019IVSC
\n\u00e0 Toronto, le 23 octobre. M\u00eame si les
\nnormes professionnelles d\u2019\u00e9valuation de
\nl\u2019ICE \u2013 les Normes uniformes de pratique
\nprofessionnelle en mati\u00e8re d\u2019 \u00e9valuation au
\nCanada (NUPPEC) \u2013 sont d\u00e9j\u00e0 conformes
\naux NIE, ce PE officialise notre aligne-
\nment avec la communaut\u00e9 internationale.
\nIl permet en outre \u00e0 l\u2019ICE de demeurer
\nl\u2019association d\u2019\u00e9valuateurs professionnels <\/p>\n
de premier choix pour les investisseurs,
\norganismes de r\u00e9glementation et pr\u00eateurs
\ndu pays et de l\u2019\u00e9tranger.<\/p>\n
Incorporer le fran\u00e7ais au
\nprocessus d\u2019\u00e9ducation
\net de d\u00e9signation
\nL\u2019ICE est \u00e9galement heureux d\u2019avoir
\napprouv\u00e9 un partenariat avec l\u2019Universit\u00e9
\nLaval pour offrir une formation en
\nfran\u00e7ais correspondant aux normes et \u00e0 la
\nqualit\u00e9 de notre partenaire en \u00e9ducation,
\nl\u2019Universit\u00e9 de la Colombie-Britannique.
\nDans les derniers stades de n\u00e9gociation
\navec l\u2019Universit\u00e9 Laval, l\u2019ICE esp\u00e8re que
\nles cours n\u00e9cessaires \u00e0 l\u2019obtention du titre
\nAACI pourront \u00eatre donn\u00e9es d\u2019ici 2015.
\nVoil\u00e0 une excellente nouvelle pour nos
\ncoll\u00e8gues francophones, qui pourront
\napprendre dans leur langue maternelle.<\/p>\n
Diversit\u00e9 de la d\u00e9signation
\nPour offrir aux membres de l\u2019ICE des
\noccasions de diversifier leur exp\u00e9rience et
\nleur pratique, l\u2019ICE a conclu une entente
\navec l\u2019Institut canadien de l\u2019immeuble
\n(ICI) accordant des rabais aux membres
\nde l\u2019ICE pour les cours ou les programmes
\nde d\u00e9signation donn\u00e9s par l\u2019ICI. Les
\nmembres de l\u2019ICE recevront aussi des
\ncr\u00e9dits garantis de perfectionnement
\nprofessionnel continu (PPC) pour les
\ncours de l\u2019ICI qu\u2019ils auront r\u00e9ussis.<\/p>\n
L\u2019ICI offre le titre Planificateur de
\nr\u00e9serve agr\u00e9\u00e9 (PRA), reconnu dans la
\nl\u00e9gislation de diverses provinces. L\u2019ICI
\ndonne \u00e9galement des cours et des titres de <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201410 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
haute qualit\u00e9 dans les champs suivants :
\n\u00e9thique; finance; loi; leadership; ressources
\nhumaines; location et n\u00e9gociation;
\nsouscription hypoth\u00e9caire; gestion des
\nbiens immobiliers\/actifs; etc. Ces cours
\nsont donn\u00e9s en classe \u00e0 travers le pays, alors
\nqu\u2019on peut en suivre d\u2019autres \u00e0 la maison
\nou en ligne. Nous invitons les membres
\n\u00e0 visiter www.reic.com pour en savoir
\ndavantage ou pour s\u2019inscrire \u00e0 un cours.<\/p>\n
Transmettre le message de l\u2019ICE
\nL\u2019ICE a \u00e9t\u00e9 invit\u00e9 \u00e0 participer \u00e0 la
\nconf\u00e9rence annuelle de l\u2019International
\nAssociation of Assessing Officers (IAAO).
\nLa conf\u00e9rence faisait conna\u00eetre les enjeux
\net opportunit\u00e9s qui se pr\u00e9sentent \u00e0 la
\ncommunaut\u00e9 des \u00e9valuateurs et permettait
\n\u00e0 l\u2019ICE d\u2019\u00e9changer sur l\u2019impact de ces
\ntendances dans le contexte canadien
\navec le nouveau pr\u00e9sident de l\u2019IAAO et
\nd\u2019autres d\u00e9l\u00e9gu\u00e9s.<\/p>\n
Au mois d\u2019ao\u00fbt, l\u2019ICE a \u00e9galement
\neu le plaisir de participer \u00e0 la conf\u00e9rence
\n2014 des Commonwealth Heads of
\nValuation Agencies (CHOVA), \u00e0 Toronto. <\/p>\n
L\u2019\u00e9v\u00e9nement r\u00e9unissait les cadres sup\u00e9rieurs
\nde 15\u00a0organisations internationales
\nd\u2019\u00e9valuation pour discuter des pratiques
\nexemplaires et des tendances futures de ce
\ndomaine d\u2019activit\u00e9 dans un cadre intime
\nd\u2019environ 80 d\u00e9l\u00e9gu\u00e9s. C\u2019est avec fiert\u00e9
\nque l\u2019ICE leur a pr\u00e9sent\u00e9 notre \u00e9tude sur
\nles Loyers marchands des espaces de station-
\nnement, un projet de recherche unique
\ncontenant des directives et pratiques exem-
\nplaires utiles dans un contexte mondial. Les
\nr\u00e9actions furent tr\u00e8s positives et, encore une
\nfois, l\u2019ICE a r\u00e9ussi \u00e0 \u00e9tablir de solides rela-
\ntions \u00e0 l\u2019\u00e9chelle nationale et internationale.<\/p>\n
Aborder nos pr\u00e9occupations
\nDu c\u00f4t\u00e9 de la promotion, l\u2019ICE poursuit
\nses rencontres avec de nombreux
\nintervenants nationaux pour parler de
\nce qui le pr\u00e9occupe sur les restrictions
\ncroissantes \u00e0 l\u2019acc\u00e8s aux donn\u00e9es de
\nmarch\u00e9, la trop grande confiance dans
\nles mod\u00e8les automatis\u00e9s d\u2019\u00e9valuation,
\nde m\u00eame que la pression constante de
\ncourts d\u00e9lais d\u2019ex\u00e9cution et d\u2019honoraires
\nmoins \u00e9lev\u00e9s pour les \u00e9valuations. Depuis <\/p>\n
quelques mois, des discussions ont \u00e9t\u00e9
\ntenues avec les dirigeants de la Soci\u00e9t\u00e9
\ncanadienne d\u2019hypoth\u00e8ques et de logement
\n(SCHL), de la Banque du Canada et de
\nplusieurs CGE, alors que l\u2019on s\u2019est engag\u00e9
\n\u00e0 collaborer pour mieux conna\u00eetre les
\nenjeux afin d\u2019apaiser les inqui\u00e9tudes de
\nnos membres. Nous avons transmis ces
\ninqui\u00e9tudes et demand\u00e9 officiellement de
\nrencontrer des repr\u00e9sentants des minist\u00e8res
\nf\u00e9d\u00e9raux des Finances, de l\u2019Industrie, du
\nLogement, etc.<\/p>\n
Alors que se d\u00e9roulent ces rencontres
\net initiatives, nos \u00e9quipes de pratique
\nprofessionnelle, d\u2019\u00e9ducation et de
\nmarketing continuent de progresser
\ndans leurs missions. Ces priorit\u00e9s
\nconvergent fr\u00e9quemment, consolidant
\nainsi les relations et brossant un meilleur
\nportrait des d\u00e9fis que doivent relever
\nnos membres. Nous sommes heureux
\ndes progr\u00e8s r\u00e9alis\u00e9s \u00e0 ce jour et esp\u00e9rons
\nprendre des mesures concr\u00e8tes qui vous
\naideront clairement \u00e0 vous perfectionner
\nen tant que professionnels de premier
\nchoix au Canada. <\/p>\n
\u00ab L\u2019ICE OBTIENT DES R\u00c9SULTATS TANGIBLES, QUE CE SOIT EN OFFICIALISANT
\nDES ACCORDS AVEC DES PARTENAIRES OU EN INITIANT DES \u00c9CHANGES AVEC SES <\/p>\n
INTERVENANTS SUR LES ENJEUX D\u2019IMPORTANCE POUR NOS MEMBRES. \u00bb<\/p>\n
Les repr\u00e9sentants de plusieurs organisations
\ninternationales du secteur de l\u2019\u00e9valuation se sont r\u00e9unis \u00e0
\nToronto le 24 octobre 2014 pour signer un PE avec l\u2019IVSC.<\/p>\n
Le 24 octobre 2014 \u00e0 Toronto, le pr\u00e9sident de l\u2019ICE,
\nScott Wilson, AACI, P. App., a sign\u00e9 un protocole d\u2019entente (PE) <\/p>\n
historique avec le pr\u00e9sident de l\u2019IVSC, Sir David Tweedie.<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 11Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.reic.com<\/p>\n
C onducting peer review assign-ments provides a unique per-spective whereby the reviewer
\nhas the opportunity to read a wide and
\noften interesting range of appraisal
\nreports. The quality of these reports varies
\nfrom good and well written to less stellar,
\nbut many share a common weakness in the
\nexplanation and application of deprecia-
\ntion when a cost approach is used.<\/p>\n
In the more common appraisal
\nassignments, such as residential or
\nthose involving conventional buildings
\nnot requiring complex analysis, the
\napplication of a properly considered
\nand supported depreciation factor can
\nmake the difference between a complete
\nreport and one which leaves the
\nreader questioning the value. In some
\nvaluations, depreciation can be a critical <\/p>\n
aspect requiring thorough discussion
\nand explanation. <\/p>\n
Appraisal texts and programs include
\nplenty of discussion on the topic of depre-
\nciation, but in practice, only a minority
\nof properties require a detailed depreci-
\nation analysis. In many situations, the
\nstudy of all depreciation aspects is beyond
\nthe scope of a basic valuation, particularly
\nin residential work. However, unwelcome
\nsurprises can result when shortcutting
\nbecomes routine. Therefore, it pays to
\noccasionally dust off the textbooks and
\nspend half an hour reviewing deprecia-
\ntion types and methodology.<\/p>\n
The reminder is that depreciation
\ncomes in three forms: physical, functional
\nand external. Physical depreciation is the
\nmost common situation in daily appraisal
\nwork and use of the age\/life calculation <\/p>\n
By Iain Hyslop, AACI, P.App
\nVolunteer Peer Reviewer,
\nPeer Review Sub-Committee<\/p>\n
DEPRECIATION:
\na common flaw<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201412 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
is the most practical methodology. It is
\nwell understood, rational and the easiest
\nto explain. Within this method, there are
\nthe subcategories of curable, incurable,
\nshort-life and long-life items. <\/p>\n
A common misapplication of
\ndepreciation seen in the review of
\nresidential form reports is the use of
\na seemingly random percentage with
\nno support or rationale. Typically, this
\nwill be the application of a depreciation
\nnumber completely inconsistent with a
\nbasic age\/life calculation, and usually
\nwith no supporting discussion. For
\nexample, a 40% depreciation rate is
\napplied, but with the effective age
\nestimated at 25 years and a remaining
\neconomic life of 60 years. Given that
\nthe total economic life would then be
\n85 years, the age\/life calculation would
\nbe 29% (25\/85 = 29%).<\/p>\n
Although, in principle, an analysis
\nof physical depreciation would require
\na thorough study of short-life items for
\nexample furnace, roof cover, built-in
\nappliances, etc., and long-life items
\nsuch as structure and foundation, it is
\naccepted that, in basic practice, the age\/
\nlife method can cover most physical
\ndepreciation in a conventional, standard
\ndwelling. This is not to say that it is a
\none size fits all method and it comes
\nwith a warning to avoid complacency in
\nits use. For instance, there can be many
\nsituations in which a particular area of
\nphysical deprecation is observed that
\nrequires a greater focus and perhaps a
\ncost to cure estimate.<\/p>\n
Often, functional and external
\ndepreciation can require more detailed
\nsupporting information. In the event that <\/p>\n
functional or external depreciation is
\npresent, it may be easy to simply apply
\nsome judgement, but the reminder
\nagain is that everything pertaining
\nto the depreciation estimate must be
\nsupported. The Canadian Uniform
\nStandards of Professional Appraisal
\nPractice (CUSPAP), section 7.17.3, is the
\nrelevant reference in this regard.<\/p>\n
For purposes of estimating deprecia-
\ntion, the analysis of data may be illusive
\nand initially appear complex, but it can
\nalso be surprisingly simple. For instance,
\nuseful data can be obtained from the
\nanalysis of improved sales in which land
\nvalues are known or can be satisfacto-
\nrily estimated. From this, the \u2018residual\u2019
\nvalue applicable to the structures and
\nimprovements can then be used as a
\nmeasure of depreciation as determined
\nby the market, particularly when actual
\nage, effective age and replacement costs
\nare known.<\/p>\n
External depreciation can sometimes
\nbe connected with remaining economic
\nlife. For instance, in the situation of a
\nwell-maintained dwelling that is located
\nin a transitional area where higher density
\nredevelopment is occurring, its remaining
\neconomic life could be limited to only
\na few years, despite its apparent good
\ncondition. In this circumstance, sales
\nof properties with similar locational
\ncharacteristics can yield sound data for
\nestimating the extent of depreciation.<\/p>\n
In residential practice, there are often
\ntime pressures, but most depreciation
\nestimates are simple and the effort
\ntaken to at least retain file notes and
\nsupporting data is time well spent when
\nquestions arise.<\/p>\n
Despite the regular pressures of
\nresidential appraisal work, presenting
\ndepreciation in an understandable
\nmanner with even a short explanation
\nadds to a professional report. <\/p>\n
The application of a
\nproperly considered and
\nsupported depreciation <\/p>\n
factor can make the
\ndifference between a <\/p>\n
complete report and one
\nwhich leaves the reader <\/p>\n
questioning the value.<\/p>\n
Presenting depreciation in an
\nunderstandable manner with even a short
\nexplanation adds to a professional report.<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 13Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
L ‘\u00e9valuation par les pairs permet \u00e0 la personne en charge de celle-ci d’acqu\u00e9rir un point
\nde vue unique, car elle a la possibilit\u00e9
\nde lire un large \u00e9ventail de rapports
\nd’\u00e9valuation souvent int\u00e9ressants. Sur le
\nplan de la qualit\u00e9, certains sont excel-
\nlents et bien \u00e9crits, alors que d’autres le
\nsont moins. Cependant, de nombreux
\nrapports fond\u00e9s sur la m\u00e9thode du co\u00fbt
\npartagent un d\u00e9faut commun, \u00e0 savoir
\nl’explication et l’application inexactes de
\nla d\u00e9pr\u00e9ciation. <\/p>\n
Dans le cadre des contrats de
\nservice plus communs, comme
\nl’\u00e9valuation de propri\u00e9t\u00e9s r\u00e9sidentielles
\nou de b\u00e2timents traditionnels
\nn’exigeant pas d’analyse complexe, <\/p>\n
l’application d’un facteur de d\u00e9pr\u00e9ciation
\nexamin\u00e9 sous tous les angles et justifi\u00e9 de
\nfa\u00e7on appropri\u00e9e peut faire la diff\u00e9rence
\nentre un rapport complet et un rapport
\nqui suscite la perplexit\u00e9 du lecteur \u00e0
\nl’\u00e9gard de la valeur. D’ailleurs, dans
\ncertaines \u00e9valuations, la d\u00e9pr\u00e9ciation
\npeut constituer un aspect essentiel
\nn\u00e9cessitant des discussions et explications
\napprofondies. <\/p>\n
Les textes et programmes d’\u00e9valuation
\ntraitent abondamment de la d\u00e9pr\u00e9ciation,
\nmais en r\u00e9alit\u00e9, seule une minorit\u00e9
\nde biens requi\u00e8rent une analyse de la
\nd\u00e9pr\u00e9ciation d\u00e9taill\u00e9e. Dans la plupart
\ndes cas, l’\u00e9tude de tous les aspects de la
\nd\u00e9pr\u00e9ciation va au-del\u00e0 de la port\u00e9e d’une
\n\u00e9valuation de base, particuli\u00e8rement les
\n\u00e9valuations r\u00e9sidentielles. Toutefois, de
\nmauvaises surprises peuvent survenir
\nlorsque les raccourcis deviennent la
\ncoutume. Par cons\u00e9quent, consulter \u00e0
\nnouveau ses livres et passer une demi-
\nheure \u00e0 \u00e9tudier les types de d\u00e9pr\u00e9ciation et
\nla m\u00e9thodologie peut porter fruit. <\/p>\n
Il faut se rappeler que la d\u00e9pr\u00e9ciation
\nse pr\u00e9sente sous trois formes\u00a0: physique,
\nfonctionnelle et externe. La d\u00e9pr\u00e9ciation
\nphysique repr\u00e9sente la situation la
\nplus commune dans le quotidien des
\n\u00e9valuateurs et le recours au calcul \u00e2ge\/vie
\nrepr\u00e9sente la m\u00e9thode la plus pratique,
\npuisqu’elle est bien comprise, rationnelle
\net facile \u00e0 expliquer. Dans le cadre de cette
\nm\u00e9thode, il existe des sous-cat\u00e9gories, \u00e0
\nsavoir les \u00e9l\u00e9ments r\u00e9parables, irr\u00e9parables,
\nde courte dur\u00e9e ou de longue dur\u00e9e. <\/p>\n
L’utilisation d’un pourcentage
\napparemment al\u00e9atoire non justifi\u00e9
\ndans un rapport d’\u00e9valuation
\nr\u00e9sidentielle constitue une application
\nerron\u00e9e fr\u00e9quente de la d\u00e9pr\u00e9ciation.
\nTypiquement, un taux de d\u00e9pr\u00e9ciation
\nen contradiction avec le calcul \u00e2ge\/vie de
\nbase sera appliqu\u00e9 et ne sera justifi\u00e9 par
\naucune explication. Par exemple, un taux
\nde d\u00e9pr\u00e9ciation de 40 % est appliqu\u00e9,
\navec un \u00e2ge r\u00e9el \u00e9valu\u00e9 \u00e0 25 ans et une
\nvie \u00e9conomique restante atteignant 60
\nans. En prenant en consid\u00e9ration que la
\nvie \u00e9conomique totale serait de 85 ans,
\nle r\u00e9sultat du calcul \u00e2ge\/vie se chiffrerait
\nalors \u00e0 29 %.<\/p>\n
Bien qu’une analyse de la d\u00e9pr\u00e9ciation
\nphysique exige en principe une \u00e9tude
\napprofondie des \u00e9l\u00e9ments de courte dur\u00e9e,
\ncomme la chaudi\u00e8re, le rev\u00eatement de toit
\nou les appareils encastr\u00e9s, et des \u00e9l\u00e9ments
\nde longue dur\u00e9e, comme la structure
\net les fondations, il est accept\u00e9, dans
\nla pratique de base, que le calcul \u00e2ge\/
\nvie couvre la majorit\u00e9 des d\u00e9pr\u00e9ciations
\nphysiques d’une habitation traditionnelle.
\nToutefois, cela ne veut pas dire que la
\nm\u00e9thode convient \u00e0 toutes les situations
\net il faut \u00e9viter la complaisance dans
\nson utilisation. Par exemple, il existe de
\nnombreuses situations au cours desquelles
\nun aspect particulier de la d\u00e9pr\u00e9ciation
\nphysique observ\u00e9 n\u00e9cessite un examen
\nplus approfondi et peut-\u00eatre m\u00eame des
\nco\u00fbts pour estimer la valeur. <\/p>\n
La d\u00e9pr\u00e9ciation fonctionnelle et
\nexterne peut souvent exiger des faits \u00e0 <\/p>\n
LA D\u00c9PR\u00c9CIATION :
\nun d\u00e9faut commun<\/p>\n
Par Iain Hyslop, AACI, P.App
\nB\u00e9n\u00e9vole \u00c9valuateur, Sous-
\ncomit\u00e9 d’\u00e9valuation par les pairs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201414 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
l’appui plus d\u00e9taill\u00e9s. En cas de d\u00e9pr\u00e9cia-
\ntion fonctionnelle ou externe, il peut \u00eatre
\nfacile de faire preuve de jugement, mais
\nil ne faut pas oublier que tout ce qui se
\nrapporte \u00e0 l’estimation de la d\u00e9pr\u00e9ciation
\ndoit \u00eatre appuy\u00e9 par des faits. La section
\n7.17.3 des Normes uniformes de pratique
\nprofessionnelle en mati\u00e8re d’ \u00e9valuation
\nau Canada (NUPPEC) constitue la
\nr\u00e9f\u00e9rence pertinente \u00e0 cet \u00e9gard. <\/p>\n
Dans le but d’estimer la d\u00e9pr\u00e9ciation,
\nl’analyse de donn\u00e9es peut \u00eatre illusoire et
\nsembler initialement complexe, mais elle
\npeut s’av\u00e9rer \u00e9tonnamment simple. Par
\nexemple, des donn\u00e9es utiles peuvent \u00eatre
\nrecueillies \u00e0 partir de l’analyse des ventes
\nam\u00e9lior\u00e9es, au cours de laquelle la valeur
\nfonci\u00e8re est connue ou peut \u00eatre \u00e9valu\u00e9e
\nde mani\u00e8re satisfaisante. Ainsi, la valeur
\nr\u00e9siduelle s’appliquant aux structures
\net am\u00e9liorations peut \u00eatre utilis\u00e9e pour
\nmesurer la d\u00e9pr\u00e9ciation telle que d\u00e9ter-
\nmin\u00e9e par le march\u00e9, particuli\u00e8rement
\nlorsque l’\u00e2ge r\u00e9el, la vie \u00e9conomique et
\nles co\u00fbts de remplacement sont connus. <\/p>\n
La d\u00e9pr\u00e9ciation externe peut
\nparfois \u00eatre en lien avec la vie
\n\u00e9conomique restante. Prenons l’exem-
\nple d’une habitation bien entretenue
\nsitu\u00e9e dans une zone de transition
\nsubissant de grands travaux de
\nr\u00e9am\u00e9nagement. Le reste de sa vie
\n\u00e9conomique pourrait se limiter \u00e0
\nquelques ann\u00e9es, malgr\u00e9 son bon \u00e9tat
\napparent. Dans un tel cas, la vente de
\npropri\u00e9t\u00e9s partageant des caract\u00e9ris-
\ntiques semblables au niveau de l’em-
\nplacement peut fournir des donn\u00e9es
\nsolides permettant d’estimer le degr\u00e9
\nde d\u00e9pr\u00e9ciation. <\/p>\n
Des contraintes de temps sont sou-
\nvent associ\u00e9es aux \u00e9valuations r\u00e9siden-
\ntielles, mais, dans la plupart des cas, le
\nprocessus d’estimation de la d\u00e9pr\u00e9cia-
\ntion est simple et l’effort de conserver
\nau moins les notes et donn\u00e9es connexes
\nen vaut la chandelle lorsque l’\u00e9valuateur
\nse fait poser des questions. <\/p>\n
Malgr\u00e9 les pressions habituelles li\u00e9es
\naux \u00e9valuations r\u00e9sidentielles, le fait de
\npr\u00e9senter la d\u00e9pr\u00e9ciation d’une mani\u00e8re
\nfacile \u00e0 comprendre et d’ajouter m\u00eame
\nde br\u00e8ves explications rehausse la qualit\u00e9
\nprofessionnelle du rapport. <\/p>\n
\u00ab\u00bb
\nLe fait de pr\u00e9senter la <\/p>\n
d\u00e9pr\u00e9ciation d’une mani\u00e8re
\nfacile \u00e0 comprendre et <\/p>\n
d’ajouter m\u00eame de br\u00e8ves
\nexplications rehausse <\/p>\n
la qualit\u00e9 professionnelle
\ndu rapport.<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 15Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
L and use controls and planning considerations represent an integral part of the appraisal process. The
\nphrase \u2018land use controls\u2019 generally refers
\nto any legislative-based restrictions over
\nthe potential uses that can be made of a
\nproperty. The primary point of reference
\nis typically the local land use or zoning
\nbylaw (and associated maps). Other
\nitems that need to be considered include
\nOfficial Community Plans (OCP), Local
\nArea Plans (LAP), flood plain restric-
\ntions, view plan restrictions, agricultural
\nreserves and heritage designations,
\namong others. This bulletin focuses on
\nthe primary issue of zoning, but can
\nalso generally be applied to other land
\nuse controls or planning considerations.
\nIn many cases, the issues are relatively
\nstraight forward, but the potential for
\nerror can arise in a number of areas,
\nranging from insufficient investigation
\nof applicable zoning and related bylaws
\nto assumptions of changes in zoning that
\nare unreasonable or are not clearly stated
\nin the report. <\/p>\n
Note that the Canadian Uniform
\nStandards of Professional Appraisal
\nPractice (CUSPAP), Appraisal Standard
\nRule states that \u201cland use controls must
\nbe identified and their effect on use
\nand value analyzed, together with any
\nreasonably probable modifications of
\nsuch regulations in light of economic
\ndemand, the physical adaptability of the
\nreal estate, and market trends.\u201d<\/p>\n
Current zoning and land use controls
\nThe current zoning can be verified
\nthrough a number of sources, but
\nthe primary methods are reference to
\nzoning maps on file at the appraiser\u2019s
\noffice and\/or direct or telephone contact
\nwith the applicable planning or zoning
\nauthority. The zoning designation
\nfor a particular property can change
\nover time and zone requirements such
\nas minimum site size, clearances,
\nsetbacks, building heights and parking
\nrequirements may also be changed for a
\ngiven zone from time to time. Problems
\nhave arisen where members have relied
\non information (maps, bylaws, etc.)
\nretained on file at the appraiser\u2019s office
\nwhich have subsequently turned out to
\nbe inaccurate or out-of-date, thereby
\nresulting in an incorrect statement
\nregarding zoning and permitted uses,
\nas well as unsupportable analysis of
\nhighest and best use. Therefore, it is
\nadvisable that, if there is any question
\nas to the currency or accuracy of the
\ninformation on file, a direct contact
\nwith the planning authority would serve
\nas a best practice. Many jurisdictions
\nhave Geographical Information System
\n(GIS) sections of their websites where
\nzoning maps and regulations are kept up
\nto date, often within days of adoption
\nor amendment. When referencing web-
\nbased information, it is important to
\ndetermine how current the published
\nmaterial is. As with all other third party <\/p>\n
information employed in the analysis, it is
\nrecommended that the source(s) of zoning
\nand planning information be stated in
\nthe report, either under the discussion
\nregarding scope of the appraisal or in
\nthe zoning\/land use controls section
\nitself. The perceived reliability of a given
\nsource may prompt the appraiser to make
\nfurther inquiries or investigations. If the
\ninformation has not been further verified,
\nthat should be so stated.<\/p>\n
Assumptions of zoning changes
\nWhen a valuation is being completed on
\nthe assumption of a change in zoning, this
\nfactor should be clearly identified through-
\nout the report, particularly at points where
\na value estimate is being stated, as well as
\nany points where the zoning is being stated
\nor discussed. Furthermore, to ensure
\nadherence to CUSPAP, any such assump-
\ntions are required to be both reasonable
\nand probable.<\/p>\n
Conforming and non-conforming uses
\nUses that are consistent with the applicable
\nbylaw are generally referred to as legal and
\nconforming uses, while any uses that are
\nin some way inconsistent but are permitted
\nby the applicable authority, are referred to
\nas legal non-conforming uses. This situa-
\ntion might include uses that predate the
\napplicable bylaw or uses that have received
\npermission for a minor variance. All other
\nuses are considered to be illegal uses. A
\nlegal non-conforming use requires special <\/p>\n
ZONING AND
\nLAND USE CONTROLS
\nProfessional Excellence Bulletin
\nselected by Daniel Doucet, AACI, P. App.,
\nVolunteer Chair, Professional Practice Committee<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201416 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
consideration in terms of verification of
\npermitted uses, as well as the potential for
\ncontinuation of the use subsequent to any
\nrenovation, expansion or destruction of
\nthe existing improvements. The potential
\ninability to re-create a non-conforming use
\nin the event of destruction of some portion
\nof the improvements may well have an
\ninfluence on overall market value, which
\nwould have to be addressed in the analysis
\nand report.<\/p>\n
When properties are being appraised
\non an \u2018as if complete\u2019 basis, consideration
\nshould be given as to whether the
\nrenovated or otherwise altered property
\nwill continue to conform to the applicable
\nbylaw or whether a non-conforming and
\npotentially illegal use will have been
\ncreated. In the case of an existing legal
\nnon-conforming use, will an illegal use
\nbe created by virtue of a change to the
\nexisting improvements?<\/p>\n
Contract Development Agreements,
\nalso known in some jurisdictions as
\nDevelopment Permits, might expressly
\npermit minor or significant variances
\nfrom the regulations of a zoning bylaw.
\nSuch agreements may enhance or
\nrestrict the development potential of
\na property and their impact needs to
\nbe considered in conjunction with the
\nzoning regulations. Clearly, an influence
\non market value may be present, and due
\nconsideration should be given to existing
\ndocuments and agreements as well as
\nto the applicable legislative process,
\nif changes are being assumed for the
\npurposes of the valuation.<\/p>\n
Legal and illegal uses
\nAn illegal use should be valued in
\naccordance with the definition of highest
\nand best use employed in the report,
\nwhich typically refers to (or assumes) a
\nlegally permissible use. The only basis for
\nvaluation under the existing illegal uses
\nwould be where a variance or change to
\nthe bylaw could reasonably be expected
\nto be secured, thereby resulting in either
\na conforming or legal non-conforming
\nuse. Any assumptions in this regard
\nshould be clearly stated in the report,
\npreferably in any location referring to
\na final value estimate, as well as in the <\/p>\n
zoning discussion and highest and best
\nuse analysis. If the circumstances are
\ndoubtful and could result in a misleading
\nreport, then it would be wise to decline
\nthe assignment.<\/p>\n
Conclusion
\nAs with most aspects of the appraisal
\nprocess, the due diligence associated
\nwith zoning\/planning investigations
\nand any necessary assumptions will
\nvary from region to region as well as on
\na case-by-case basis, depending on the
\npurpose and intended use of the report
\nas well as the circumstances surrounding
\na given property. Current information
\nand familiarity with the characteristics
\nof a given planning district are critical
\nto making accurate and reasonable
\nstatements (or assumptions) regarding
\nthe permitted uses and legality of the
\nsubject property. It is important to
\nbe clear when explaining the scope of
\nthe appraisal, as well as any specific
\nassumptions, so that a user\/reader of <\/p>\n
the report will not misunderstand the
\nconclusions presented in the report. It
\nis equally important to state what you
\ndo not know or have been unable to
\naccurately determine about the subject\u2019s
\ncircumstances. From a claims prevention
\nperspective, any unusual circumstances or
\nassumptions or any known short-comings
\nfrom usual due diligence cannot be stated
\ntoo frequently in the report.<\/p>\n
CUSPAP references
\nLand Use Controls: 6.2.12, 7.13, 14.32
\nThe AIC has a comprehensive list of
\nProfessional Excellence Bulletins in
\nthe member\u2019s section of the website.
\nThey can be downloaded via this link
\nwww.aicanada.ca\/professional-liability\/
\nprofessional-excellence-bulletins\/ under the
\nProfessional Practice Insurance Program.<\/p>\n
Questions and\/or comments
\non this or any other Professional
\nExcellence Bulletin can be directed to
\ndirectorprofessionalpractice@aicanada.ca <\/p>\n
Suite 101, 24 Inglewood Drive, St. Albert, AB T8N 6K4<\/p>\n
Principal: Jeremy Wasmuth, AACI, P. App., B. Comm<\/p>\n
Tel: (780) 424-8856 \u2022 Fax: (587) 290-2267
\nEmail: jwasmuth@crvg.com<\/p>\n
Email: jeremy.wasmuth@crvg.com<\/p>\n
President: John F. Wasmuth, AACI, P. App., P. Ag.<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 17Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.aicanada.ca\/professional-liability\/professional-excellence-bulletins\/
\nmailto:directorprofessionalpractice@aicanada.ca
\nmailto:jwasmuth@crvg.com
\nmailto:jeremy.wasmuth@crvg.com<\/p>\n
suffisantes ou si ses hypoth\u00e8ses relatives
\nau changement de zonage s’av\u00e8rent non
\nraisonnables ou ne sont pas clairement
\n\u00e9nonc\u00e9es dans le rapport. <\/p>\n
Conform\u00e9ment \u00e0 la Norme rel-
\native aux activit\u00e9s d’\u00e9valuation des
\nNUPPEC, les contr\u00f4les de l’utilisation
\ndes terres \u00ab\u00a0doivent \u00eatre identifi\u00e9s et
\nleur incidence sur l’utilisation et sur la
\nvaleur marchande du bien immobilier
\ndoit \u00eatre analys\u00e9e. L’analyse doit tenir
\ncompte \u00e9galement de toute modification
\nraisonnable et probable de tels r\u00e8gle-
\nments, de la demande du point de vue
\n\u00e9conomique, des possibilit\u00e9s d’adapta-
\ntion mat\u00e9rielle du bien immobilier et
\ndes tendances du march\u00e9\u00a0\u00bb. <\/p>\n
Zonage et contr\u00f4les de
\nl’utilisation des terres actuels
\nLe zonage actuel peut \u00eatre valid\u00e9 aupr\u00e8s
\nde plusieurs sources, mais les princi-
\npales m\u00e9thodes consistent \u00e0 v\u00e9rifier les
\ncartes de zonage appartenant au cabinet
\nd’\u00e9valuation ou \u00e0 communiquer en per-
\nsonne ou par t\u00e9l\u00e9phone avec les autorit\u00e9s
\nconcern\u00e9es en mati\u00e8re de zonage ou
\nd’am\u00e9nagement. Le zonage d’un bien <\/p>\n
immobilier particulier peut changer au
\nfil du temps, et les exigences de zonage,
\ncomme la superficie minimum du
\nsite, d\u00e9gagements, marges de recul, la
\nhauteur des b\u00e2timents et les exigences
\nli\u00e9es au stationnement, peuvent \u00eatre
\nmodifi\u00e9es de temps \u00e0 autre. Des prob-
\nl\u00e8mes sont survenus lorsque des mem-
\nbres se sont fi\u00e9s \u00e0 des renseignements
\n(cartes, r\u00e8glements, etc.) conserv\u00e9s dans
\nles dossiers du cabinet d’\u00e9valuation qui
\nse sont ult\u00e9rieurement av\u00e9r\u00e9s inexacts
\nou d\u00e9suets, donnant ainsi lieu \u00e0 un
\n\u00e9nonc\u00e9 erron\u00e9 concernant le zonage et
\nles utilisations permises, en plus d’une
\nanalyse de l’utilisation optimale sou-
\ntenue par des arguments erron\u00e9s. Par
\ncons\u00e9quent, il est conseill\u00e9, si l’exac-
\ntitude des renseignements du cabinet
\nd’\u00e9valuation est remise en question,
\nde communiquer directement avec
\nl’autorit\u00e9 en mati\u00e8re d’am\u00e9nagement.
\nLes sites Web de nombreuses munici-
\npalit\u00e9s poss\u00e8dent une section \u00ab\u00a0Syst\u00e8me
\nd’information g\u00e9ographique\u00a0\u00bb (SIG),
\ndans laquelle les cartes et r\u00e8glements
\nde zonage sont mis \u00e0 jour, souvent
\ndans les jours suivant leur adoption ou <\/p>\n
ZONAGE ET CONTR\u00d4LE
\nSUR L\u2019UTILISATION
\nDES TERRES
\nBulletin d’excellence professionnelle
\ns\u00e9lectionn\u00e9 par Daniel Doucet, AACI, P. App.,
\nB\u00e9n\u00e9vole Pr\u00e9sident du comit\u00e9 de la pratique professionnelle.<\/p>\n
L es contr\u00f4les de l’utilisation des terres et les consid\u00e9rations li\u00e9es \u00e0 l’am\u00e9nagement font partie
\nint\u00e9grante du processus d’\u00e9valuation. En
\nr\u00e8gle g\u00e9n\u00e9rale, les contr\u00f4les de l’utili-
\nsation des terres font r\u00e9f\u00e9rence aux
\nrestrictions impos\u00e9es par la loi sur les
\nutilisations potentielles d’un bien. Les
\nr\u00e8glements municipaux sur le zonage et
\nl’utilisation des terres (ainsi que les cartes
\nconnexes) constituent typiquement le
\nprincipal point de r\u00e9f\u00e9rence. L’\u00e9valua-
\nteur doit aussi prendre en consid\u00e9ration
\nles plans municipaux g\u00e9n\u00e9raux (PMG),
\nplans locaux, restrictions associ\u00e9es \u00e0 la
\nplaine inondable, restrictions reli\u00e9es \u00e0
\nl’am\u00e9nagement de la vue, r\u00e9serves agri-
\ncoles et d\u00e9signations patrimoniales, entre
\nautres. Ce bulletin porte principalement
\nsur le zonage, mais son contenu peut
\n\u00e9galement concerner d’autres contr\u00f4les de
\nl’utilisation des terres ou consid\u00e9rations
\nli\u00e9es \u00e0 l’am\u00e9nagement. Dans de nombreux
\ncas, les probl\u00e9matiques sont relativement
\nsimples, mais la possibilit\u00e9 d’erreurs peut
\ns’accro\u00eetre si, par exemple, l’\u00e9valuateur n’a
\npas men\u00e9 des recherches sur les r\u00e8gle-
\nments de zonage et connexes applicables <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201418 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
modification. Lorsque l’\u00e9valuateur fait
\nr\u00e9f\u00e9rence \u00e0 des renseignements sur le
\nWeb, il importe de d\u00e9terminer s’ils sont
\nactuels ou non. Comme dans le cas de
\ntout renseignement fourni par un tiers
\nutilis\u00e9 dans une analyse, il est recom-
\nmand\u00e9 de mentionner la ou les source(s)
\ndes renseignements sur le zonage et
\nl’am\u00e9nagement dans le rapport, en par-
\nticulier dans la discussion concernant la
\nport\u00e9e de l’\u00e9valuation ou la section sur
\nle zonage et les contr\u00f4les de l’utilisation
\ndes terres. La perception de l’\u00e9valuateur
\n\u00e0 l’\u00e9gard de la fiabilit\u00e9 d’une source
\ndonn\u00e9e peut l’inciter \u00e0 faire d’autres
\ndemandes de renseignements ou \u00e0
\nmener une enqu\u00eate approfondie. Si le
\nrenseignement n’a pas \u00e9t\u00e9 v\u00e9rifi\u00e9 de
\nmani\u00e8re approfondie, ce fait doit \u00e9gale-
\nment \u00eatre pr\u00e9cis\u00e9 dans le rapport. <\/p>\n
Hypoth\u00e8ses relatives au
\nchangement de zonage
\nLorsqu’une \u00e9valuation est fond\u00e9e sur un
\nchangement de zonage hypoth\u00e9tique, ce
\nfacteur doit \u00eatre clairement mentionn\u00e9
\ntout au long du rapport, en particulier
\nlorsqu’une valeur estim\u00e9e est \u00e9nonc\u00e9e
\net que le zonage est abord\u00e9. De plus,
\nconform\u00e9ment aux NUPPEC, une telle
\nhypoth\u00e8se doit \u00eatre \u00e0 la fois raisonnable
\net probable. <\/p>\n
Utilisations conformes
\net non conformes
\nLes utilisations respectant les r\u00e8glements
\napplicables sont g\u00e9n\u00e9ralement appel\u00e9es
\n\u00ab\u00a0utilisations conformes l\u00e9gales\u00a0\u00bb, alors
\nque les \u00ab\u00a0utilisations non conformes
\nl\u00e9gales\u00a0\u00bb font r\u00e9f\u00e9rence aux utilisations
\nqui sont d’une certaine fa\u00e7on non
\nconformes, mais permises par l’autorit\u00e9
\nconcern\u00e9e. Cette situation englobe les
\nutilisations ant\u00e9rieures \u00e0 l’adoption
\ndu r\u00e8glement applicable ou dont la
\nmodification mineure a \u00e9t\u00e9 permise.
\nToutes les autres utilisations sont
\nconsid\u00e9r\u00e9es ill\u00e9gales. Une utilisation non
\nconforme l\u00e9gale n\u00e9cessite la v\u00e9rification
\ndes utilisations permises et de son
\n\u00e9ventuel caract\u00e8re l\u00e9gal \u00e0 la suite de
\ntravaux de r\u00e9novations, d’agrandissement
\nou de destruction des am\u00e9liorations <\/p>\n
existantes. La possible incapacit\u00e9 de
\nrecr\u00e9er l’utilisation non conforme en cas
\nde destruction de certaines parties des
\nam\u00e9liorations peut influer sur la valeur
\nmarchande globale, \u00e9ventualit\u00e9 devant
\n\u00eatre trait\u00e9e dans l’analyse et le rapport. <\/p>\n
Lorsqu’une propri\u00e9t\u00e9 est \u00e9valu\u00e9e
\n\u00ab\u00a0comme si achev\u00e9e\u00a0\u00bb, l’\u00e9valuateur doit
\ntenir compte de la question \u00e0 savoir
\nsi la propri\u00e9t\u00e9 r\u00e9nov\u00e9e ou autrement
\nmodifi\u00e9e respectera encore le r\u00e8glement
\napplicable, ou si une possible utilisation
\nill\u00e9gale a \u00e9t\u00e9 cr\u00e9\u00e9e. Dans le cas d’une
\nutilisation non conforme existante, des
\nchangements apport\u00e9s aux am\u00e9liorations
\nexistantes donneront-ils lieu \u00e0 une
\nutilisation ill\u00e9gale? <\/p>\n
Les ententes de d\u00e9veloppement, aussi
\nappel\u00e9es dans certaines municipalit\u00e9s
\n\u00ab\u00a0permis de d\u00e9veloppement\u00a0\u00bb peuvent
\npermettre express\u00e9ment des \u00e9carts
\nmineurs ou majeurs par rapport au
\nr\u00e8glement de zonage. De telles ententes
\npeuvent rehausser ou restreindre le
\npotentiel de d\u00e9veloppement d’une
\npropri\u00e9t\u00e9 et leurs r\u00e9percussions, ainsi que
\nles r\u00e8glements de zonage, doivent \u00eatre
\nprises en consid\u00e9ration. Ces \u00e9l\u00e9ments
\npeuvent influer sur la valeur marchande,
\net l’\u00e9valuateur devra tenir d\u00fbment compte
\ndes documents et ententes existants et du
\nprocessus l\u00e9gislatif applicable, s’il suppose
\nque des changements seront apport\u00e9s au
\nbien aux fins de l’\u00e9valuation. <\/p>\n
Utilisations l\u00e9gales et ill\u00e9gales
\nUne utilisation ill\u00e9gale doit \u00eatre \u00e9valu\u00e9e
\nconform\u00e9ment \u00e0 la d\u00e9finition de
\nl’utilisation optimale \u00e9nonc\u00e9e dans le
\nrapport, qui fait habituellement r\u00e9f\u00e9rence
\n(ou suppose) \u00e0 une utilisation permise
\net l\u00e9gale. Une \u00e9valuation fond\u00e9e sur une
\nutilisation ill\u00e9gale existante sera valide
\nseulement si la modification du r\u00e8glement
\nest raisonnablement attendue et garantie,
\ndonnant ainsi lieu \u00e0 une utilisation
\nconforme ou non conforme l\u00e9gale. Toute
\nhypoth\u00e8se \u00e0 cet \u00e9gard doit \u00eatre clairement
\nd\u00e9crite dans le rapport, pr\u00e9f\u00e9rablement
\ndans les sections portant sur la valeur
\nestim\u00e9e finale, le zonage et l’analyse de
\nl’utilisation optimale. Si les circonstances
\nsont douteuses et peuvent rendre le <\/p>\n
rapport trompeur, il serait alors judicieux
\nde refuser le contrat de service. <\/p>\n
Conclusion
\nComme pour la plupart des aspects
\ndu processus d’\u00e9valuation, la diligence
\nraisonnable associ\u00e9e aux enqu\u00eates sur le
\nzonage ou l’am\u00e9nagement, ainsi qu’aux
\nhypoth\u00e8ses n\u00e9cessaires, varie d’une
\nr\u00e9gion et d’un cas \u00e0 l’autre, d\u00e9pendam-
\nment de l’objectif et de l’utilisation
\npr\u00e9vue du rapport et des circonstances
\nentourant une propri\u00e9t\u00e9 donn\u00e9e. Des
\nrenseignements actuels et une bonne
\nconnaissance des caract\u00e9ristiques d’un
\ndistrict d’am\u00e9nagement donn\u00e9 sont
\nessentiels \u00e0 la formulation d’\u00e9nonc\u00e9s
\n(ou hypoth\u00e8ses) exacts et raisonnables
\nau sujet des utilisations permises et de
\nla l\u00e9galit\u00e9 de la propri\u00e9t\u00e9 en question. Il
\nimporte d’expliquer clairement la port\u00e9e
\ndu rapport, ainsi que toute hypoth\u00e8se
\nsp\u00e9cifique, afin que l’utilisateur\/lec-
\nteur du rapport n’interpr\u00e8te pas mal
\nles conclusions qui y sont pr\u00e9sent\u00e9es.
\nIl importe \u00e9galement que l’\u00e9valuateur
\npr\u00e9cise ce qu’il ne sait pas ou ce qu’il n’a
\npas \u00e9t\u00e9 en mesure de d\u00e9terminer avec
\nexactitude par rapport aux circonstances
\nli\u00e9es \u00e0 la propri\u00e9t\u00e9 en question. Du
\npoint de vue de la pr\u00e9vention de r\u00e9cla-
\nmations, toute circonstance inhabi-
\ntuelle, hypoth\u00e8se ou d\u00e9faut connu
\nformul\u00e9 en faisant preuve de diligence
\nraisonnable ne peut pas \u00eatre trop men-
\ntionn\u00e9 dans le rapport. <\/p>\n
R\u00e9f\u00e9rences dans les NUPPEC
\nContr\u00f4les de l’utilisation
\ndes terres : 6.2.12, 7.13, 14.32
\nL\u2019ICE a une liste exhaustive de bulletins
\nd\u2019excellence professionnelle dans la
\nsection des membres du site internet.
\nIls peuvent \u00eatre t\u00e9l\u00e9charg\u00e9s via le lien
\nsuivant https:\/\/www.aicanada.ca\/fr\/
\nprofessional-liability\/professional-excellence-
\nbulletins\/ sous la rubrique Programme
\nd\u2019assurance responsabilit\u00e9 professionnelle.<\/p>\n
Toutes questions ou commentaires
\nconcernant ce bulletin ou tout autre
\nbulletin peuvent \u00eatre envoy\u00e9s au
\ndirectorprofessionalpractice@aicanada.ca. <\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
https:\/\/www.aicanada.ca\/fr\/professional-liability\/professional-excellence-bulletins\/
\nmailto:directorprofessionalpractice@aicanada.ca<\/p>\n
HOW TO FIND
\nA MILLION
\nDOLLARS<\/p>\n
WHAT IS A
\nBOMA STANDARD?
\nWhat are the BOMA Standards and
\nwhy are they important? The Building
\nOwners and Managers Association
\nStandard Methods of Measurement
\n(BOMA Standards) are a set of guidelines
\nused by real estate practitioners of all
\nwalks in order to consistently measure
\nand describe the areas of a wide
\nrange of property types. They are the
\npreeminent guide to space measurement.
\nBut what does that mean in practice
\nfor an appraiser? The Standards are
\nan important tool for measurement,
\nresearch, data collection, analysis, and
\ncomparison; however, their benefit goes
\nwell beyond that: proper application of
\nthe Standards has a direct impact on
\nthe value of the underlying property.
\nAs an appraiser, this is where you can <\/p>\n
provide added value to your clients.
\nBuildings that have not been measured
\nin accordance with the relevant standard
\nare often underperforming. As real
\nestate practitioners and professionals,
\nit is our duty to act in our clients\u2019
\nbest interests, identifying issues and
\nproviding solutions.<\/p>\n
Most importantly, however, the
\nStandards enable the opportunity
\nas appraisers for added value for
\nyour clients, improving your ability
\nto proactively advise. They help to
\nmaximize performance, thereby
\nincreasing income and value of assets.
\nThey ensure accurate allocation of areas
\nand operating expense recoveries. They
\nhelp protect your clients from tenant
\ndisputes. The Standards are an integral
\npart of modern real estate management
\nand valuation.<\/p>\n
The BOMA Standards
\nand their use in valuation \u2013
\nhow to add value for
\nclients as an appraiser<\/p>\n
BENEFITS OF SPACE
\nCERTIFICATION<\/p>\n
\u2022 Maximize asset value<\/p>\n
\u2022 Increase asset
\nperformance<\/p>\n
\u2022 Prevent and resolve
\nlandlord-tenant disputes<\/p>\n
\u2022 Accurately calculate and
\nallocate expense recoveries<\/p>\n
\u2022 Confirm correct
\nareas for leases<\/p>\n
By Gregory Kerry, Manager \u2013 Property Tax Division, Turner Drake & Partners Ltd.<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
BOMA STANDARDS \u2013
\nThe who\u2019s who of space
\nmeasurement guides
\nLike your favourite wine, the BOMA
\nStandard Methods of Measurement come
\nin a variety of flavours and vintages:
\nOffice Buildings (1996), Office Buildings
\n(2010), Industrial Buildings, Retail
\nBuildings, Gross Building Area, Mixed-
\nUse Buildings, Multi-Unit Residential
\n\u2026 the list goes on. Whatever the type
\nof property, there is likely a standard
\nto measure it. While you do not need
\nto memorize the intricacies of each
\nstandard, it is important to know
\nhow they generally work and the key
\ndifferences between them. <\/p>\n
Office Standard \u2013 the Office Standard
\nis the oldest and most recognized of
\nthe various measurement standards.
\nThe basis of the Office Standard is that
\ntenants derive a benefit from the various
\ncommon areas throughout the building
\n(lobbies, hallways, washrooms, etc.) and,
\nas such, these areas should be grossed up
\nto each tenant (allocated back to tenants
\non a proportionate basis. As a result, a
\ntenant will have a Usable (or Occupant)
\nArea (the space that the tenant physically
\noccupies) as well as a Rentable Area (the
\nUsable Area plus the tenant\u2019s pro rata
\nshare of common space). Typical office
\nbuildings have a total gross up of 12% <\/p>\n
to 19%. So well known is the BOMA
\nOffice Standard that its use began to leech
\ninto other property types for which the
\nStandard was not originally designed,
\nand so additional Standard Methods of
\nMeasurement became necessary.<\/p>\n
Industrial Standard \u2013 similar in
\noperation to the Office Standard, the
\nBOMA Industrial Standard works on the
\nbasis of grossing up common areas to
\ntenants on a proportionate basis. As such,
\nthis Standard also yields each tenant with
\na Usable\/Occupant Area and Rentable
\nArea, though, in practice, industrial
\nbuildings typically have a nominal
\namount of common area \u2013 typically
\nbetween 3% and 5% \u2013 and so gross ups
\nare frequently left out.<\/p>\n
Retail Standard \u2013 applies to shopping
\nmalls, strip centres, free standing retail
\nbuildings and the like. Tenant spaces are
\nmeasured with a Gross Leasable Area,
\nwhich does not have a provision for the
\ninclusion of a common area gross up.<\/p>\n
WHAT IS IN A SQUARE
\nFOOT \u2013 How to apply the
\nBOMA Standards in practice
\nOne square foot is not equivalent across
\nthe Standards. One square foot of
\nGross Leasable Area under the Retail
\nStandard does not equal one square
\nfoot of Rentable Area under the Office <\/p>\n
Standard, or one square foot of Rentable
\nArea under the Industrial Standard.
\nEach standard has its own methodology,
\nwhich leads to differences in certified
\nareas. For example: under the Retail
\nStandard, the \u2018measure line\u2019 extends
\nto the outside face of all exterior walls,
\nwhereas under the Office Standard, the
\nmeasure line extends to the interior
\nface of exterior walls. These subtleties
\nmake a big difference in certified areas
\nand are relevant within all facets of real
\nestate: leasing, appraisal, management,
\nconstruction and planning, etc. <\/p>\n
The use of the BOMA Standards
\nfacilitates consistency and accuracy.
\nTwo office properties certified to the
\nOffice Standard will be measured
\nin the same way, and an apples-to-
\napples comparison can therefore be
\nmade. However, if you compare the
\nRentable Area of an office building
\nto the Gross Leasable Area of a retail
\nbuilding, you are comparing two very
\ndifferent measures of area. This is
\nakin to comparing a gross rent and a
\nnet rent: you would expect to get very
\ndifferent results in the same market
\nfor rental rates. In much the same
\nway, comparing different measures of
\narea is not a foot-to-foot comparison,
\nand will cause the inability to draw
\nmeaningful conclusions.<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
One key benefit of the BOMA
\nStandards is its ability to evaluate
\nbuilding efficiency (especially important
\nin the office sector). A building with a
\nhigh proportion of its area covered by
\ncommon space, such as lobbies, hallways,
\nand entries, is less efficient and will have
\na higher gross up factor. These differences
\nbecome even more evident when
\ncomparing two similar size units in two
\ndifferent buildings, which have different
\namounts of common area. While each
\nunit may have a Usable Area of 1,000
\nsquare feet, the less efficient building
\nwill have a higher gross up. The result of
\nthis is the two units will have different
\nRentable Areas: while the same-sized unit
\nhas 1,100 square feet of Rentable Area in
\none building, it may have a Rentable Area
\nof 1,300 square feet in another. What
\nthat means for tenants is that, while one
\nbuilding may have a lower face rent per
\nsquare foot of Usable Area, the total rent
\npayable may actually be higher due to the
\nlarger Rentable Area following gross up.<\/p>\n
MORE THAN JUST A
\nNUMBER \u2013 Make the BOMA
\nStandards work for you
\nWhile the aforementioned is a good
\nintroduction in how to apply the BOMA
\nStandards, what does this mean for
\nappraisers? More importantly, how can
\nyou, as a valuation expert, leverage the
\nBOMA Standards for their maximum
\npotential? Take a large office tower
\nfor example: its value to a potential
\npurchaser is as an investment vehicle.
\nPotential owners of this type of building
\nare concerned with the income stream;
\neverything else is in the details. That
\nincome stream is a function of two
\nthings: the rental rate per unit (square
\nfoot) and the total area rented. Just as
\nthe rental rate is dictated by the local
\nmarket, the Rentable Area of a building
\nshould be dictated by the applicable
\nmeasurement standard. If a building
\nhas not been measured in accordance
\nwith the applicable BOMA Standard,
\nthe appraiser should be making such a
\nrecommendation to the owner. Accurately
\nmeasured buildings will help maximize
\nvalue, minimize landlord-tenant <\/p>\n
disputes, facilitate common area recovery
\ncalculations, and aid in planning for new
\ntenants and current tenant expansion
\nand contraction. Your assignment may
\nhave started out with the objective of
\ndetermining market value; however, by
\nidentifying the lack of certified building
\nareas at the subject property, you can add
\nan advisory function \u2013 identifying new
\nopportunities on which your client can
\ncapitalize. <\/p>\n
HOW TO FIND A MILLION
\nDOLLARS \u2013 Use in valuation
\nand income capitalization
\nNow that we have established how the
\nBOMA Standards and certification can
\nbenefit valuation work, let\u2019s look at
\nthe real-world effects. Take the Halifax
\nmarket, where Turner Drake\u2019s head office is
\nlocated. Through our semi-annual market
\nsurveys and LaserCAD\u2122 space measure-
\nment audits, we discovered that the aver-
\nage lease area was off by about 10%. With
\nthe average office tower in the Halifax
\ndowntown being approximately 85,000
\nft.2 and average rents running north of
\n$14\/ft.2, the loss in rental revenue over five
\nyears is roughly $600,000. From a valu-
\nation standpoint, the question becomes
\nwhat will be the effect on overall value?
\nBased on the current market parameters
\nusing a direct capitalization approach, that
\noffice tower would suffer from a loss in
\nvalue of almost $1.4 million dollars. These
\nare staggering numbers that should jump
\nout at any real estate professional. <\/p>\n
For another \u2018real life\u2019 example, consider
\nthe following scenario where a client was
\nlooking to purchase a portfolio of office
\nbuildings. As part of their due diligence,
\nthe purchaser measured a random sample
\nof units and compared the calculated areas
\nagainst the rent roll. The result was startling
\n\u2013 they matched. By undertaking this simple
\nexercise, the purchaser determined the leases
\nhad all been written on Usable Areas and no
\ncommon areas were being grossed up to the
\ntenants. The buildings were, in fact, much
\nlarger than advertised<\/p>\n
The vendor thought he was selling
\n240,000 square feet of office space, whereas
\nthe purchaser was savvy enough to know he
\nwas really buying 260,000 square feet. Over
\ntime, leases were updated with the accurate
\nBOMA-certified areas and the performance
\nof the portfolio improved.<\/p>\n
CONCLUSION
\nThe BOMA Standard Methods of Measurement
\nare an invaluable tool to the real estate
\npractitioner. They set out clear and consistent
\ndefinitions for all types of properties, allowing
\nbuildings to be compared on a like basis.
\nFurthermore, they allow you, as an appraiser,
\nto go above and beyond and provide added
\nvalue for clients who may otherwise fail to
\nrecognize the underperformance or missed
\npotential of their real estate assets. As
\nappraisers, it is vital to at least have a working
\nknowledge of the BOMA Standards, how to
\nuse them, and, most importantly, how to
\nleverage them in order to provide the best
\nservice possible to your clients. <\/p>\n
Building
\nRent Roll
\nArea (ft2)<\/p>\n
BOMA
\nCertified
\nArea (ft2) Ft2 \u2018missing\u2019<\/p>\n
%\u2019age
\n\u2018missing\u2019<\/p>\n
Building A 52,266 58,751 6,485 11.00%<\/p>\n
Building B 59,025 66,690 7,665 11.50%<\/p>\n
Building C 29,085 32,962 3,877 11.80%<\/p>\n
Building D 29,677 32,364 2,687 8.30%<\/p>\n
Building E 69,209 70,833 1,624 2.30%<\/p>\n
Total 239,262 261,600 22,338 8.50%<\/p>\n
\u201cThe BOMA Standard Methods of Measurement set out clear
\nand consistent definitions for all types of properties, allowing
\nbuildings to be compared on a like basis and appraisers to provide
\nadded value for clients who may otherwise fail to recognize the
\nunderperformance or missed potential of their real estate assets.\u201d <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201422 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
COMMENT TROUVER
\nUN MILLION
\nDE DOLLARS
\nLes Normes de la BOMA
\net leur emploi dans l\u2019\u00e9valuation
\n\u2013 comment, \u00e0 titre d\u2019\u00e9valuateur,
\najouter de la valeur pour les clients<\/p>\n
AVANTAGES DE
\nLA CERTIFICATION
\nDES ESPACES<\/p>\n
\u2022 Maximise la valeur des actifs<\/p>\n
\u2022 Am\u00e9liore le
\nrendement des actifs<\/p>\n
\u2022 Pr\u00e9vient et r\u00e9sout les diff\u00e9rends
\nentre locateurs et locataires<\/p>\n
\u2022 Calcule et attribue avec
\npr\u00e9cision le recouvrement
\ndes d\u00e9penses<\/p>\n
\u2022 Confirme les surfaces exactes
\npour les locations \u00e0 bail<\/p>\n
Par Gregory Kerry, directeur \u2013 Division de l\u2019imp\u00f4t foncier, Turner Drake & Partners Ltd.<\/p>\n
sur la valeur des biens sous-jacents. \u00c0 titre
\nd\u2019\u00e9valuateur, c\u2019est ici que vous pouvez
\noffrir une valeur ajout\u00e9e \u00e0 vos clients.
\nLes b\u00e2timents qui n\u2019ont pas \u00e9t\u00e9 mesur\u00e9s
\nconform\u00e9ment \u00e0 la norme pertinente
\ndonnent souvent un rendement inf\u00e9rieur.
\nEn tant que sp\u00e9cialistes et professionnels
\nde l\u2019immobilier, c\u2019est notre devoir d\u2019agir
\ndans l\u2019int\u00e9r\u00eat v\u00e9ritable de nos clients,
\nd\u2019identifier les probl\u00e8mes et de leur
\napporter des solutions.<\/p>\n
Mais plus important encore, les
\nNormes sont pour vous, \u00e9valuateurs,
\nune opportunit\u00e9 de valeur ajout\u00e9e pour
\nvos clients, \u00e9levant aussi votre capacit\u00e9
\nde fournir des conseils proactifs. Elles
\ncontribuent \u00e0 maximiser le rendement,
\naugmentant ainsi les revenus et la valeur
\ndes actifs. Elles assurent l\u2019allocation
\nexacte des surfaces et les recouvrements
\ndes frais d\u2019exploitation. Elles aident \u00e0 <\/p>\n
QU\u2019EST-CE QU\u2019UNE
\nNORME DE LA BOMA ?
\nQue sont les Normes de la BOMA
\net pourquoi sont-elles importantes\u00a0?
\nLes m\u00e9thodes de mesurage normalis\u00e9es
\nde la Building Owners and Managers
\nAssociation (Normes de la BOMA) sont
\nune s\u00e9rie de directives qu\u2019utilisent les
\nsp\u00e9cialistes de l\u2019immobilier de toutes
\nles cat\u00e9gories pour mesurer et d\u00e9crire
\nuniform\u00e9ment les surfaces d\u2019une grande
\nvari\u00e9t\u00e9 de types de biens immobiliers.
\nElles sont le guide pr\u00e9\u00e9minent pour le
\nmesurage des espaces. Mais qu\u2019est-ce
\nque \u00e7a signifie dans la pratique pour un
\n\u00e9valuateur\u00a0? Les Normes sont un outil
\nimportant pour le mesurage, la recherche,
\nla collecte de donn\u00e9es, l\u2019analyse et la
\ncomparaison; cependant, leurs avantages
\nvont bien au-del\u00e0\u00a0: l\u2019application
\nappropri\u00e9e des Normes a un effet direct <\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
prot\u00e9ger vos clients des diff\u00e9rends entre
\nlocataires. Les Normes sont une partie
\nint\u00e9grante de la gestion et de l\u2019\u00e9valuation
\nimmobili\u00e8res modernes.<\/p>\n
NORMES DE LA BOMA \u2013
\nLa fine fleur des guides
\nde mesurage des espaces
\nComme votre vin pr\u00e9f\u00e9r\u00e9, les m\u00e9thodes
\nde mesurage normalis\u00e9es de la BOMA
\nviennent dans une vari\u00e9t\u00e9 de saveurs et
\nde mill\u00e9simes\u00a0: Immeubles de bureaux
\n(1996), Immeubles de bureaux (2010),
\nB\u00e2timents industriels, Immeubles de
\nmagasins, Surface brute des b\u00e2timents,
\nImmeubles \u00e0 usage mixte, Habitations \u00e0
\nloyers multiples\u2026 et ainsi de suite. Quel
\nque soit le type de bien immobilier, il
\nexiste probablement une fa\u00e7on normalis\u00e9e
\nde le mesurer. M\u00eame si vous ne devez
\npas m\u00e9moriser les subtilit\u00e9s de toutes
\nles normes, il importe de conna\u00eetre leur
\nfonctionnement g\u00e9n\u00e9ral et les principales
\ndiff\u00e9rences entre elles.<\/p>\n
Norme relative aux bureaux \u2013 la
\nNorme relative aux bureaux est la plus
\nancienne et la plus reconnue des diverses
\nnormes de mesurage. La base de la
\nNorme relative aux bureaux est que les
\nlocataires tirent profit des diff\u00e9rentes
\nparties communes dans l\u2019immeuble
\n(entr\u00e9es, corridors, toilettes, etc.) et, \u00e0 ce
\ntitre, ces parties devraient \u00eatre major\u00e9es
\n\u00e0 chaque locataire (r\u00e9attribu\u00e9es aux
\nlocataires proportionnellement). Le
\nr\u00e9sultat est qu\u2019un locataire disposera <\/p>\n
d\u2019une surface utilisable (ou surface
\nde l\u2019occupant), soit l\u2019espace que le
\nlocataire occupe physiquement, et
\nd\u2019une surface louable, soit la surface
\nutilisable plus la proportion des espaces
\ncommuns attribu\u00e9e \u00e0 chaque locataire.
\nLes immeubles de bureaux types ont
\nune majoration totale de 12 \u00e0 19 %. La
\nNorme relative aux bureaux de la BOMA
\nest si r\u00e9put\u00e9e que son usage s\u2019est peu
\n\u00e0 peu \u00e9tendu \u00e0 d\u2019autres types de biens
\nimmobiliers pour lesquels elle n\u2019avait pas
\n\u00e9t\u00e9 con\u00e7ue, ce qui a n\u00e9cessit\u00e9 la cr\u00e9ation
\nd\u2019autres m\u00e9thodes de mesurage normalis\u00e9es.<\/p>\n
Norme relative aux industries \u2013 de
\nfonctionnement semblable \u00e0 la Norme
\nrelative aux bureaux de la BOMA, la
\nNorme relative aux industries repose
\nsur la majoration proportionnelle des
\nsurfaces communes aux locataires. \u00c0
\nce titre, cette Norme accorde en outre \u00e0
\nchaque locataire une surface utilisable\/
\nsurface de l\u2019occupant, ainsi qu\u2019une surface
\nlouable, bien qu\u2019en pratique, les b\u00e2timents
\nindustriels ont une quantit\u00e9 nominale
\nd\u2019espaces communs \u2013 habituellement de
\n3 \u00e0 5 % \u2013 et, par cons\u00e9quent, on
\nn\u2019applique souvent aucune majoration.<\/p>\n
Norme relative aux magasins \u2013 vise
\nles centres commerciaux, centres
\ncommerciaux \u00e0 ciel ouvert, immeubles
\nde magasins autoportants et b\u00e2timents
\nanalogues. Les espaces locatifs sont
\nmesur\u00e9s en une surface louable brute, qui
\nne pr\u00e9voit pas l\u2019inclusion d\u2019une majoration
\npour les surfaces communes.<\/p>\n
NOM D\u2019UN PIED CARR\u00c9 !
\nComment appliquer les
\nNormes de la BOMA dans
\nla vraie vie
\nUn pied carr\u00e9 n\u2019est pas le m\u00eame dans
\ntoutes les Normes. Un pied carr\u00e9 de surface
\nlouable brute sous la Norme relative aux
\nmagasins n\u2019\u00e9quivaut pas \u00e0 un pied carr\u00e9
\nde surface louable sous la Norme relative
\naux bureaux ou encore \u00e0 un pied carr\u00e9 de
\nsurface louable sous la Norme relative aux
\nindustries. Chaque norme a sa m\u00e9thode
\npropre, ce qui m\u00e8ne \u00e0 certaines diff\u00e9rences
\ndans les surfaces certifi\u00e9es. Par exemple,
\nsous la Norme relative aux magasins,
\nla ligne de mesurage va jusqu\u2019\u00e0 la face
\next\u00e9rieure de tous les murs ext\u00e9rieurs,
\nalors que sous la Norme relative aux
\nbureaux, la ligne de mesurage va jusqu\u2019\u00e0
\nla face int\u00e9rieure des murs ext\u00e9rieurs. Ces
\nsubtilit\u00e9s font une grande diff\u00e9rence dans
\nles surfaces certifi\u00e9es et sont pertinentes
\ndans toutes les facettes de l\u2019immobilier\u00a0:
\nlocation; \u00e9valuation; gestion; construction
\net planification; etc.<\/p>\n
L\u2019emploi des Normes de la BOMA
\nfavorise la coh\u00e9rence et la pr\u00e9cision. Deux
\nbiens immobiliers de bureaux certifi\u00e9s
\nselon la Norme relative aux bureaux
\nseront mesur\u00e9s de la m\u00eame fa\u00e7on, ce qui
\npermettra de comparer des pommes avec
\ndes pommes. Toutefois, si vous comparez
\nla surface louable d\u2019un immeuble de
\nbureaux \u00e0 la surface louable brute d\u2019un
\nimmeuble de magasins, vous comparez
\ndeux mesures de surface tr\u00e8s diff\u00e9rentes. <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201424 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
C\u2019est comme si vous compariez un loyer
\nbrut \u00e0 un loyer net\u00a0: vous vous attendriez
\n\u00e0 des r\u00e9sultats tr\u00e8s diff\u00e9rents dans le m\u00eame
\nmarch\u00e9 pour les taux de location. De
\nla m\u00eame mani\u00e8re, comparer diff\u00e9rentes
\nmesures de surface n\u2019est pas une
\ncomparaison pied par pied et cela vous
\nemp\u00eachera de tirer des conclusions utiles.<\/p>\n
Un avantage cl\u00e9 des Normes de la
\nBOMA est qu\u2019elles permettent d\u2019\u00e9valuer
\nle rendement d\u2019un immeuble (particu-
\nli\u00e8rement important dans le secteur des
\nbureaux). Un immeuble dont les espaces
\ncommuns (entr\u00e9es, corridors, toilettes,
\netc.) forment une grande partie de la sur-
\nface est moins efficace et aura un facteur
\nde majoration plus \u00e9lev\u00e9. Ces diff\u00e9rences
\ndeviennent encore plus \u00e9videntes quand on
\ncompare deux unit\u00e9s de dimensions simi-
\nlaires dans deux immeubles diff\u00e9rents qui
\nont des espaces communs de diff\u00e9rentes
\ndimensions. Alors que chaque unit\u00e9 peut
\noffrir une surface utilisable de 1 000 pieds
\ncarr\u00e9s, l\u2019immeuble moins efficace aura une
\nplus forte majoration. Le r\u00e9sultat est que
\nles deux unit\u00e9s auront des surfaces louables
\ndiff\u00e9rentes\u00a0: l\u2019unit\u00e9 aux m\u00eames dimensions
\nposs\u00e8de une surface louable de 1 100 pieds
\ncarr\u00e9s dans un immeuble, tandis que sa
\njumelle en offre 1 300 dans un autre. Pour
\nles locataires, cela signifie que, m\u00eame si un
\nimmeuble peut demander un loyer nom-
\ninal inf\u00e9rieur par pied carr\u00e9 de surface util-
\nisable, le loyer total payable peut en r\u00e9alit\u00e9
\n\u00eatre sup\u00e9rieur \u00e0 cause de la plus grande
\nsurface louable suivant la majoration.<\/p>\n
PLUS QU\u2019UN SIMPLE
\nNOMBRE \u2013 Faites travailler les
\nNormes de la BOMA pour vous
\nAlors que le texte pr\u00e9c\u00e9dent est une bonne
\nintroduction sur la mani\u00e8re d\u2019appliquer les
\nNormes de la BOMA, qu\u2019est-ce que \u00e7a veut
\ndire pour les \u00e9valuateurs\u00a0? Plus important
\nencore, pouvez-vous, \u00e0 titre d\u2019expert en
\n\u00e9valuation, exploiter tout le potentiel des
\nNormes de la BOMA\u00a0? Prenons pour exem-
\nple une grande tour de bureaux\u00a0: sa valeur
\npour un acheteur potentiel est un moyen
\nde placement. Les propri\u00e9taires potentiels
\nde ce type d\u2019immeuble pensent surtout au
\nflux de rentr\u00e9es; tout le reste entre dans
\nles d\u00e9tails. Ce flux de rentr\u00e9es d\u00e9pend de
\ndeux choses\u00a0: le taux de location par unit\u00e9
\n(pied carr\u00e9); et la surface totale lou\u00e9e. Tout
\ncomme le taux de location est dict\u00e9 par
\nle march\u00e9 local, la surface louable d\u2019un <\/p>\n
immeuble devrait \u00eatre dict\u00e9e par la norme
\nde mesurage applicable. Si l\u2019on n\u2019a pas
\nutilis\u00e9 la Norme de la BOMA applicable
\npour mesurer un immeuble, l\u2019\u00e9valuateur
\ndevrait la recommander au propri\u00e9taire.
\nLes immeubles mesur\u00e9s avec pr\u00e9cision
\naideront \u00e0 maximiser la valeur, minimiser
\nles diff\u00e9rends entre locateurs et locataires,
\nfaciliter les calculs de recouvrement pour
\nles surfaces communes et planifier la venue
\nde nouveaux locataires ainsi que l\u2019expan-
\nsion et la contraction des locataires actuels.
\nVotre contrat de service avait peut-\u00eatre au
\nd\u00e9part pour but de d\u00e9terminer la valeur
\nmarchande; mais en d\u00e9couvrant l\u2019absence
\nde surfaces certifi\u00e9es dans le bien immobi-
\nlier vis\u00e9, vous pouvez ajouter une fonction
\nde conseiller \u2013 d\u00e9gager de nouvelles oppor-
\ntunit\u00e9s sur lesquelles votre client peut
\ncapitaliser.<\/p>\n
COMMENT TROUVER UN
\nMILLION DE DOLLARS \u2013
\nAvec l\u2019\u00e9valuation et la
\ncapitalisation du revenu
\nMaintenant que nous avons \u00e9tabli com-
\nment les Normes de la BOMA et la cer-
\ntification peuvent b\u00e9n\u00e9ficier au travail
\nd\u2019\u00e9valuation, regardons les effets dans
\nla r\u00e9alit\u00e9. Prenons le march\u00e9 d\u2019Halifax,
\no\u00f9 se trouve le si\u00e8ge social de Turner
\nDrake. Dans le cadre de nos \u00e9tudes de
\nmarch\u00e9 semestrielles et de nos audits du
\nmesurage des espaces LaserCAD\u2122, nous
\navons d\u00e9couvert que la surface de loca-
\ntion moyenne diff\u00e9rait d\u2019environ 10 %.
\nAlors qu\u2019une tour de bureaux moyenne au
\ncentre-ville d\u2019Halifax offre environ 85\u00a0000
\npi2 et les loyers moyens d\u00e9passent les 14 $\/
\npi2, la perte de revenus locatifs sur cinq ans
\nest d\u2019environ 600 000 $. Du point de vue
\nde l\u2019\u00e9valuation, la question devient\u00a0: quel
\nsera l\u2019effet sur la valeur globale\u00a0? Selon les
\nparam\u00e8tres actuels du march\u00e9 reposant
\nsur une m\u00e9thode de capitalisation directe,
\ncette tour de bureaux subirait une perte de <\/p>\n
valeur de presque 1,4 million $. Voil\u00e0 une
\nsomme astronomique qui devrait interpeller
\ntout \u00e9valuateur professionnel.<\/p>\n
Pour un autre exemple dans la \u00ab\u00a0vie
\nr\u00e9elle\u00a0\u00bb, pensez au sc\u00e9nario suivant o\u00f9 un
\nclient d\u00e9sire acqu\u00e9rir un portefeuille d\u2019im-
\nmeubles de bureaux. Faisant preuve de
\ndiligence raisonnable, l\u2019acheteur mesure
\nun \u00e9chantillonnage al\u00e9atoire d\u2019unit\u00e9s et
\ncompare les surfaces calcul\u00e9es au bar\u00e8me de
\nlocation. Le r\u00e9sultat est surprenant \u2013 ils cor-
\nrespondent. En faisant ce simple exercice,
\nl\u2019acheteur r\u00e9alise que les locations \u00e0 bail
\nsont toutes \u00e9tablies en fonction des surfaces
\nutilisables et qu\u2019aucune surface commune
\nn\u2019est major\u00e9e aux locataires. La surface des
\nimmeubles est, en r\u00e9alit\u00e9, bien plus grande
\nque celle annonc\u00e9e.<\/p>\n
Le vendeur pensait vendre 240 000 pieds
\ncarr\u00e9s d\u2019espace \u00e0 bureaux, alors que l\u2019ache-
\nteur \u00e9tait assez avis\u00e9 pour savoir qu\u2019il ache-
\ntait en r\u00e9alit\u00e9 260 000 pieds carr\u00e9s. Avec le
\ntemps, on a mis \u00e0 jour les locations \u00e0 bail
\navec les surfaces certifi\u00e9es BOMA exactes et
\nle rendement du portefeuille s\u2019est am\u00e9lior\u00e9.<\/p>\n
CONCLUSION
\nLes m\u00e9thodes de mesurage normalis\u00e9es de
\nla BOMA sont un outil irrempla\u00e7able
\npour le sp\u00e9cialiste de l\u2019immobilier.
\nElles donnent des d\u00e9finitions claires et
\ncoh\u00e9rentes pour tous les types de biens
\nimmobiliers, permettant de comparer
\ndes immeubles similaires entre eux. Qui
\nplus est, elles vous permettent, dans
\nvotre r\u00f4le d\u2019\u00e9valuateur, d\u2019en faire plus et
\nd\u2019apporter une valeur ajout\u00e9e \u00e0 vos clients
\nqui, autrement, ne peuvent reconna\u00eetre le
\nrendement inf\u00e9rieur ou le potentiel rat\u00e9 de
\nleurs actifs immobiliers. Dans votre travail
\nd\u2019\u00e9valuation, il est vital d\u2019avoir au moins
\nune connaissance pratique des Normes de
\nla BOMA, en plus de savoir comment les
\nutiliser et, plus important encore, comment
\nvous en servir comme leviers pour donner le
\nmeilleur service possible \u00e0 vos clients. <\/p>\n
Immeuble<\/p>\n
Surface
\nbar\u00e8me <\/p>\n
location (pi2)<\/p>\n
Surface
\ncertifi\u00e9e <\/p>\n
BOMA (pi2)
\nPi2 <\/p>\n
\u00ab en moins \u00bb
\n% <\/p>\n
\u00ab en moins \u00bb<\/p>\n
Immeuble A 52 266 58 751 6 485 11,00 %<\/p>\n
Immeuble B 59 025 66 690 7 665 11,50 %<\/p>\n
Immeuble C 29 085 32 962 3 877 11,80 %<\/p>\n
Immeuble D 29 677 32 364 2 687 8,30 %<\/p>\n
Immeuble E 69 209 70 833 1 624 2,30 %<\/p>\n
Total 239 262 261 600 22 338 8,50 %<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 25Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
ABORIGINAL LAND CLAIMS
\nW I T H N O R R I S W I L S O N , A A C I , P . A P P<\/p>\n
Introduction<\/p>\n
T here are three main classes of land claim in Canada. The large claims to Aboriginal rights in traditional territory, whether covered by a
\ntreaty or not, are referred to as Compre-
\nhensive Claims. A recent example is the
\nSupreme Court ruling in favour of the Tsil-
\nhqot\u2019in Nation in BC, which recognized
\ntheir rights to use of their traditional ter-
\nritory and to be consulted on any planned
\nuse of resources. Aboriginal title is not fee
\nsimple title as we understand it, but may
\nbe considered to be the sum of the rights to
\ntraditional use of land and the right to have
\na say in the use of the land by others. <\/p>\n
Specific Claims are those of most
\ninterest to appraisers. These are claims for,
\namong other things, compensation as a
\nresult of wrongful surrender of land, where
\nCanada disposed of part of an existing
\nReserve at a price or under terms not in
\nthe best interest of the First Nation. Other
\nexamples include moving five bands onto
\none Reserve and selling off the four vacated
\nparcels, or persuading the First Nation to
\ngive up the existing Reserve and accept less
\nvaluable land in a more remote location in
\nits place. Flooding claims arise as a result of
\nalterations to waterways for transportation
\nor logging purposes, which led to flooding
\nof the First Nation Reserve land. <\/p>\n
\u201cAN APPRAISER CAN BE
\nCALLED ON TO PREPARE
\nVALUATIONS ON BEHALF <\/p>\n
OF THE FIRST NATION,
\nTHE PROVINCE, OR THE <\/p>\n
FEDERAL GOVERNMENT, OR
\nTO PREPARE AN APPRAISAL <\/p>\n
FOR CONSIDERATION
\nBY THE ENTIRE <\/p>\n
NEGOTIATING TABLE.\u201d<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
A third class of claim is for Treaty
\nLand Entitlement, where the individual
\nTreaty specified the Reserve would
\ninclude so many acres for each member
\nor each family and the Crown is alleged
\nto have not provided enough land to meet
\nthis obligation. <\/p>\n
What role does an
\nappraiser typically play
\nin an Aboriginal land claim?
\nNW: An appraiser can be called on
\nto prepare valuations on behalf of
\nthe First Nation, the province, or the
\nfederal government, or to prepare an
\nappraisal for consideration by the entire
\nnegotiating table. In these cost-conscious
\ntimes, the latter is most often the choice
\nfor all parties concerned. <\/p>\n
In addition, appraisers can act
\nas consultant to any of the parties
\nexclusively to provide advice on appraisal
\nmatters, setting terms of reference in
\ncooperation with the other parties\u2019
\nconsultants in the context of an
\nappraisal technical team and appraisal
\nreview. As the primary appraiser for
\nthe table, a major part of the appraiser\u2019s
\nrole involves clarifying the terms of
\nreference, the approach that will be
\ntaken during the appraisal, and the
\nscope of the investigation. This is
\ndone so that everyone is comfortable
\nwith the process going forward. The
\nappraiser then sets value benchmarks
\nfor the different dates that are part of
\nthe claim and begins the process of
\ndelivering a report in three different
\nstages. The first stage is a preliminary
\nreport providing a description of the
\nproperty and the sales data gathered
\nrelative to the claim, but making no
\nvaluation analysis. The appraisers, lawyers
\nand other professionals who may be
\nrepresenting the different parties review
\nthe preliminary report and provide their
\ncomments and questions. Once the
\nappraiser has satisfactorily dealt with
\nthese, he or she proceeds to stage two,
\nwhich is a draft final report that includes
\na complete valuation. The review process <\/p>\n
by the other professionals is repeated
\nagain and, once they are satisfied, the
\nfinal report is completed and presented.
\nThat may not be the end of the matter,
\nas other issues can arise during further
\nnegotiations requiring clarification from
\nthe appraiser. <\/p>\n
What unique challenges does
\nan appraiser face when working
\non an Aboriginal land claim?
\nNW: Because land claims are usually
\nhistoric in nature, valuation work can
\ninvolve understanding the market and
\nthe local economy as far back as the
\nfirst settlers. My work on the islands
\nin the Trent Canal involved valuations
\nat 1832, 1855 and 1880, as the canal
\nwas developed initially by the logging
\nindustry and flooding was experienced
\nin stages. Understanding valuation of
\nland for agriculture and for timber was
\nrequired for the earliest date, but the
\neconomy diversified significantly by
\n1855 when railroads became a factor and,
\nby 1880, the timber economy in
\nSouthern Ontario was actually on the
\nwane. An understanding of historic
\neconomic geography has to be gained
\nin order to interpret the sales evidence
\ndetermined by researching Registry
\nOffice records. <\/p>\n
There can also be challenges
\npresented by the sheer size and scope
\nof the land involved in the claim.
\nToday\u2019s satellite imagery has enhanced
\nthe process considerably, as has
\nthe use of light aircraft, ATVs and
\nsnowmobiles\u2014all of which I have used
\non numerous occasions. <\/p>\n
What are the rewards and\/or
\ndrawbacks to appraisal work
\ninvolving these claims?
\nNW: There is the sense that helping to
\nsettle long-standing grievances of the
\nFirst Nations is a worthwhile use of your
\ntime. The focus of Canada\u2019s dealings
\nwith the First Nations is meant to be
\nreconciliation, and land claim settlement
\nis part of that process.<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
One of the drawbacks to this type of
\nwork is the length of time the process
\nhas taken in the past, although there
\nis hope that the new Specific Claims
\nTribunal will help speed up settlements
\nby encouraging parties to adhere to
\na set timeframe. Generally speaking,
\nwhere claims may have previously taken
\nup to 20 years to settle, the mechanisms
\nare now in place to reach settlements in
\nless than four years, which is still a long
\ntime. <\/p>\n
What specific skill set
\ndoes an appraiser require
\nto deal effectively with
\nAboriginal land claims?
\nNW: An appraiser needs to have and
\ndemonstrate respect for the parties, an
\nunderstanding of the basis for the claim,
\nan understanding of applicable Treaty
\nrights and obligations, and also have the
\nimagination to be able to look at land
\ntoday and see the signs that indicate its
\nhistory. For instance, satellite imagery
\nmay indicate an old field pattern on
\nland which has subsequently returned to
\nforest, thus indicating that it had been
\nfarmed at one time.<\/p>\n
What techniques most
\ncome into play in Aboriginal
\nland claim appraisals?
\nNW: Because we are dealing with
\nland valuation, the direct comparison
\napproach is the technique that is often
\nrelied upon. Occasionally, I have also
\nused the subdivision residual method.
\nHowever, the current thinking in
\ncalculation of the present value of
\nthe loss of use of claim land involves
\na version of the income approach
\nwhich entails such steps as setting
\nbenchmarks for land value at different
\nhistorical time periods, determining
\nland rental rates and calculating
\nannual cash flow. The resulting
\neconomic return to land is then
\nbrought to a present value and
\nforms the basis for compensation.
\nIt is a very complex process. <\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 27Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
Is there significant demand
\nfor appraisal services related
\nto Aboriginal land claims?
\nNW: Because it is such a highly
\nspecialized field of appraisal work, there
\nare not a lot of appraisers involved in
\nAboriginal land claims. Those of us
\ndoing this type of work are getting
\nolder and there is a definite need to
\nget some younger appraisers involved.
\nAlso, with the previously mentioned
\nTribunal process now involving lawyers,
\nadjudicators and tighter timelines, there
\ncould well be an increased demand for
\nappraisers to serve as expert witnesses. <\/p>\n
As for volume of work in this area,
\nthere are a number of outstanding claims
\nin Ontario alone that are in various stages
\nof negotiation. You can find a list of
\nOntario claims that have been accepted
\nfor negotiation at: https:\/\/www.ontario.ca\/
\naboriginal\/current-land-claims <\/p>\n
A list of active claims for Canada is
\navailable at: http:\/\/services.aadnc-aandc.
\ngc.ca\/SCBRI_E\/Main\/ReportingCentre\/
\nPreviewReport.aspx?output=PDF <\/p>\n
What advice would you give
\nan appraiser considering
\nAboriginal land claim work?
\nNW: Be prepared to spend a lot of time
\nwaiting for the parties to review your
\nwork. As I said earlier, the land claims
\nprocess is measured in years.<\/p>\n
If an appraiser wants to get into
\nAboriginal land claim work, how
\nshould he or she go about it?
\nNW: From time to time, there
\nare courses available through the
\nAppraisal Institute of Canada (AIC).
\nThere is also a limited amount
\nof literature in the AIC and US
\nAppraisal Institute libraries. How-
\never, because the field is so complex,
\nI would definitely suggest that the
\nappraiser intern with an experienced
\npractitioner. You can also network at
\nevents such as the National Claims
\nResearch Workshop held in Ottawa
\nin October. While it is more for
\npeople involved in the historical
\nresearch aspect of claims, it is a good
\nplace to meet people who are part of
\nthe process.<\/p>\n
If an appraiser is seeking
\nmore information on this subject,
\nare there any resources you
\ncan suggest? <\/p>\n
\u2022 http:\/\/www.thecanadianencyclopedia.ca\/
\nen\/article\/land-claims\/ <\/p>\n
\u2022 https:\/\/www.aadnc-aandc.gc.ca\/eng\/110
\n0100030285\/1100100030289 <\/p>\n
\u2022 https:\/\/www.ontario.ca\/aboriginal\/
\ncurrent-land-claims <\/p>\n
\u201cAN APPRAISER NEEDS TO HAVE AND
\nDEMONSTRATE RESPECT FOR THE PARTIES, AN <\/p>\n
UNDERSTANDING OF THE BASIS FOR THE CLAIM,
\nAN UNDERSTANDING OF APPLICABLE TREATY <\/p>\n
RIGHTS AND OBLIGATIONS, AND ALSO HAVE THE
\nIMAGINATION TO BE ABLE TO LOOK AT LAND TODAY <\/p>\n
AND SEE THE SIGNS THAT INDICATE ITS HISTORY.\u201d N
\norris Wilson, B.A., AACI,
\nP. App., is the Senior Director,
\nResearch, Valuation & Advisory,
\nwith Altus Group Limited in <\/p>\n
Ottawa. He has nearly four decades of
\nexperience as a real estate appraiser and
\nhas been involved in numerous high-profile
\nassignments in Ontario, British Columbia,
\nSaskatchewan, Manitoba and Quebec.
\nAlthough having appraised all types of
\nproperties, his interests are expropriation
\nappraisal, First Nations land claims and
\nspecial purpose properties. He has been
\ndeclared an expert witness in the field of real
\nestate appraisal before various courts and
\ntribunals and has spoken at a number of
\nindustry conferences in Canada and China
\non the subject of expropriation and the
\nvaluation of partial interests in land.<\/p>\n
Norris is currently working with Lac
\ndes Mille Lacs First Nation, Ontario and
\nCanada on an historic flooding claim
\ninvolving land valuations at several dates
\nbetween 1875 and today. This is a Specific
\nLand Claim named for the fact that the
\nclaim arises out of a specific grievance, in
\nthis case flooding of a part of the LDML
\nFN Reserve in 1875. He has also served as a
\nconsultant to the Rainy River First Nations
\non the successful negotiation of their land
\nclaim and on compensation matters with
\ncounsel for Peguis First Nation in what
\nbecame the largest Specific Claim settlement
\nin Canada \u2013 $200 million. As an appraiser
\nfor the parties, he valued 20,000 acres of
\nrural land in Quebec, 4,500 acres of land
\nin Northwestern Ontario, 1,100 islands
\ndrowned and damaged by raising of water
\nlevels in the Trent Severn Canal system,
\nand Reserve land flooded by dams on the
\nQu\u2019Appelle River in Saskatchewan.<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201428 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
https:\/\/www.ontario.ca\/aboriginal\/current-land-claims
\nhttp:\/\/services.aadnc-aandc.gc.ca\/SCBRI_E\/Main\/ReportingCentre\/PreviewReport.aspx?output=PDF
\nhttp:\/\/www.thecanadianencyclopedia.ca\/en\/article\/land-claims\/
\nhttps:\/\/www.aadnc-aandc.gc.ca\/eng\/1100100030285\/1100100030289
\nhttps:\/\/www.ontario.ca\/aboriginal\/current-land-claims<\/p>\n
POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n
Introduction <\/p>\n
Il existe trois grandes cat\u00e9gories de revendications territoriales au Canada. Les revendications importantes de droits autochtones dans des territoires
\ntraditionnels, qu\u2019ils soient couverts ou
\nnon par un trait\u00e9, sont d\u00e9sign\u00e9es comme
\ndes revendications globales. \u00c0 titre
\nd\u2019exemple r\u00e9cent, citons la d\u00e9cision de
\nla Cour supr\u00eame en faveur de la nation
\nTsilhqot’in en Colombie-Britannique qui
\na reconnu leurs droits d\u2019utilisation de leur
\nterritoire traditionnel et d\u2019\u00eatre consult\u00e9s
\nsur l\u2019utilisation pr\u00e9vue de ressources. Tel
\nque nous l\u2019entendons, le titre aborig\u00e8ne
\nn\u2019est pas un titre en fief simple, mais il
\npeut \u00eatre consid\u00e9r\u00e9 comme la somme
\ndes droits \u00e0 l\u2019utilisation traditionnelle
\ndes terres et le droit de s\u2019exprimer sur
\nl\u2019utilisation des terres par les autres. <\/p>\n
Les revendications particuli\u00e8res
\nsont celles qui int\u00e9ressent le plus les
\n\u00e9valuateurs. Ce sont des revendications
\npour, entre autres, l\u2019indemnisation \u00e0 la
\nsuite d\u2019abandon injustifi\u00e9 de terres, o\u00f9 <\/p>\n
le Canada a autoris\u00e9 la cession d\u2019une
\npartie d\u2019une r\u00e9serve existante \u00e0 un prix
\nou selon des modalit\u00e9s \u00e0 l\u2019encontre des
\nint\u00e9r\u00eats de la Premi\u00e8re nation. Parmi les
\nautres exemples, citons le d\u00e9placement
\nde cinq Premi\u00e8res nations vers une
\nr\u00e9serve et la vente des quatre parcelles
\nlib\u00e9r\u00e9es, ou convaincre la Premi\u00e8re
\nnation de renoncer \u00e0 la r\u00e9serve existante
\net d\u2019accepter \u00e0 sa place une terre de
\nvaleur moindre dans un endroit plus
\n\u00e9loign\u00e9. Les revendications relativement
\n\u00e0 des inondations surviennent \u00e0 la suite
\nde modifications de cours d\u2019eau pour le
\ntransport ou l\u2019exploitation foresti\u00e8re qui
\nont provoqu\u00e9 l\u2019inondation de la terre de
\nr\u00e9serve des Premi\u00e8res nations. <\/p>\n
Une troisi\u00e8me cat\u00e9gorie de reven-
\ndications s\u2019adresse aux droits fonciers
\nissus de trait\u00e9s, o\u00f9 chaque trait\u00e9 pr\u00e9vu
\npour la R\u00e9serve comprendrait un nombre
\nd\u2019acres pour chaque membre ou chaque
\nfamille et la Couronne n\u2019aurait pas
\nfourni suffisamment de terres pour satis-
\nfaire \u00e0 cette obligation. <\/p>\n
\u00ab UN \u00c9VALUATEUR PEUT
\n\u00caTRE APPEL\u00c9 \u00c0 PR\u00c9PARER <\/p>\n
DES \u00c9VALUATIONS POUR LE
\nCOMPTE DE LA PREMI\u00c8RE <\/p>\n
NATION, LA PROVINCE
\nOU LE GOUVERNEMENT <\/p>\n
F\u00c9D\u00c9RAL, OU \u00c0 PR\u00c9PARER
\nUNE \u00c9VALUATION POUR <\/p>\n
CONSID\u00c9RATION PAR
\nL\u2019ENSEMBLE DE LA TABLE <\/p>\n
DE N\u00c9GOCIATION. \u00bb<\/p>\n
REVENDICATIONS TERRITORIALES
\nDES AUTOCHTONES <\/p>\n
A V E C N O R R I S W I L S O N , A A C I , P . A P P<\/p>\n
Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 29Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
les autres professionnels et, une fois
\nqu\u2019ils sont satisfaits, le rapport final est
\ntermin\u00e9 et pr\u00e9sent\u00e9. Ce n\u2019est peut-\u00eatre
\npas la fin du processus puisque d\u2019autres
\nquestions pourraient se poser au cours des
\nn\u00e9gociations ult\u00e9rieures n\u00e9cessitant des
\n\u00e9claircissements de la part de l\u2019\u00e9valuateur. <\/p>\n
Quels sont les d\u00e9fis uniques
\nauxquels fait face un
\n\u00e9valuateur lorsqu\u2019il travaille
\nsur une revendication
\nterritoriale autochtone?
\nNW : Puisque les revendications terri-
\ntoriales sont habituellement de nature
\nhistorique, le travail d\u2019\u00e9valuation peut
\nn\u00e9cessiter la compr\u00e9hension du march\u00e9
\net de l\u2019\u00e9conomie locale d\u00e8s les pre-
\nmiers colons. Mon travail sur les \u00eeles
\ndu canal Trent a impliqu\u00e9 des \u00e9valu-
\nations \u00e0 1832, 1855 et 1880, puisque
\nle canal a \u00e9t\u00e9 d\u00e9velopp\u00e9 initialement
\npar l\u2019industrie foresti\u00e8re et a connu des
\ninondations \u00e0 certains stades. La com-
\npr\u00e9hension de l\u2019\u00e9valuation de terres
\nagricoles et foresti\u00e8res a \u00e9t\u00e9 n\u00e9cessaire
\npour la premi\u00e8re date, mais l\u2019\u00e9conomie
\ns\u2019est diversifi\u00e9e de fa\u00e7on significative
\npar 1855 lorsque les chemins de fer se
\nsont av\u00e9r\u00e9s un facteur et, d\u00e8s 1880,
\nl\u2019\u00e9conomie foresti\u00e8re dans le sud
\nde l\u2019Ontario s\u2019affaiblissait. On doit
\nacqu\u00e9rir une bonne compr\u00e9hension de
\nla g\u00e9ographie \u00e9conomique historique
\nafin d\u2019interpr\u00e9ter les \u00e9l\u00e9ments de
\npreuves de ventes obtenues en effectu-
\nant des recherches dans les dossiers du
\nBureau du registre. <\/p>\n
Il peut aussi y avoir des d\u00e9fis pr\u00e9sent\u00e9s
\npar la taille et la port\u00e9e du terrain asso-
\nci\u00e9 \u00e0 la revendication. L\u2019imagerie par
\nsatellite d\u2019aujourd\u2019hui a am\u00e9lior\u00e9 con-
\nsid\u00e9rablement le processus, de m\u00eame que
\nl\u2019utilisation des avions l\u00e9gers, les VTT
\net les motoneiges \u2014 dont j\u2019ai utilis\u00e9 \u00e0 de
\nnombreuses reprises. <\/p>\n
Quels sont les r\u00e9compenses
\net(ou) les inconv\u00e9nients
\ndu travail d\u2019\u00e9valuation sur
\nces revendications?
\nNW : On a l\u2019impression que \u00e7a vaut la
\npeine de consacrer son temps lorsqu\u2019on
\naide \u00e0 r\u00e9gler les griefs de longue date
\ndes Premi\u00e8res Nations. L\u2019essentiel des
\nrelations du Canada avec les Premi\u00e8res
\nNations se veut la r\u00e9conciliation, et le
\nr\u00e8glement des revendications territoriales
\ns\u2019inscrit dans ce processus. <\/p>\n
L\u2019un des d\u00e9savantages de ce type de
\ntravail est le long processus, mais on
\npeut esp\u00e9rer que le nouveau Tribunal
\ndes revendications particuli\u00e8res
\npermettra d\u2019acc\u00e9l\u00e9rer les revendications
\nen encourageant les parties \u00e0 respecter
\nun d\u00e9lai d\u00e9termin\u00e9. De fa\u00e7on g\u00e9n\u00e9rale,
\no\u00f9 les revendications pourraient avoir
\npris jusqu\u2019\u00e0 20 ans pour se r\u00e9gler, les
\nm\u00e9canismes sont maintenant en place
\npour parvenir \u00e0 un r\u00e8glement en moins
\nde quatre ans, ce qui demeure une
\nlongue p\u00e9riode. <\/p>\n
Quelles sont les comp\u00e9tences
\nsp\u00e9cifiques que devrait poss\u00e9der
\nun \u00e9valuateur afin d\u2019aborder
\nefficacement les revendications
\nterritoriales des Autochtones?
\nNW : L\u2019\u00e9valuateur doit faire preuve
\nde respect pour les parties, d\u2019une
\ncompr\u00e9hension du fondement de la
\nrevendication, d\u2019une compr\u00e9hension
\ndes droits et obligations applicables
\ndu Trait\u00e9, et aussi d\u2019imagination
\npour \u00eatre capable d\u2019examiner les
\nterrains d\u2019aujourd\u2019hui et de d\u00e9celer
\nles signes qui indiquent leur histoire.
\nPar exemple, l\u2019imagerie satellitaire
\npeut indiquer une vieille configuration
\nde champ sur un terrain qui est
\nsubs\u00e9quemment revenu \u00e0 une for\u00eat,
\nindiquant ainsi qu\u2019\u00e0 un moment donn\u00e9
\nil avait \u00e9t\u00e9 cultiv\u00e9. <\/p>\n
POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n
\u00ab L\u2019ESSENTIEL DES RELATIONS DU CANADA AVEC LES PREMI\u00c8RES
\nNATIONS SE VEUT LA R\u00c9CONCILIATION, ET LE R\u00c8GLEMENT DES <\/p>\n
REVENDICATIONS TERRITORIALES S\u2019INSCRIT DANS CE PROCESSUS. \u00bb <\/p>\n
G\u00e9n\u00e9ralement, quel est le r\u00f4le d\u2019un
\n\u00e9valuateur dans une revendication
\nterritoriale autochtone?
\nNW : Un \u00e9valuateur peut \u00eatre appel\u00e9 \u00e0
\npr\u00e9parer des \u00e9valuations pour le compte
\nde la Premi\u00e8re nation, la province ou
\nle gouvernement f\u00e9d\u00e9ral, ou \u00e0 pr\u00e9parer
\nune \u00e9valuation pour consid\u00e9ration par
\nl\u2019ensemble de la table de n\u00e9gociation.
\nEn cette \u00e9poque soucieuse des co\u00fbts, ce
\ndernier est le plus souvent privil\u00e9gi\u00e9 par
\ntoutes les parties concern\u00e9es. <\/p>\n
En outre, les \u00e9valuateurs peuvent
\nagir uniquement en tant que consultants
\npour l\u2019une des parties afin de fournir
\ndes conseils en mati\u00e8re d\u2019\u00e9valuation et,
\ndans le cadre d\u2019une \u00e9quipe technique
\nd\u2019\u00e9valuation et d\u2019examen, de d\u00e9finir
\nle mandat en collaboration avec les
\nconsultants des autres parties. En tant
\nqu\u2019\u00e9valuateur principal \u00e0 la table, une
\npartie importante du r\u00f4le de l\u2019\u00e9valuateur
\nconsiste \u00e0 pr\u00e9ciser le mandat, l\u2019approche
\nqui sera adopt\u00e9e lors de l\u2019\u00e9valuation,
\net la port\u00e9e de l\u2019enqu\u00eate. Ainsi, tout
\nle monde est \u00e0 l\u2019aise avec le processus
\nen cours. L\u2019\u00e9valuateur \u00e9tablit ensuite
\ndes jalons pour les diff\u00e9rentes dates
\nqui font partie de la revendication et
\nentame la livraison d\u2019un rapport en trois
\n\u00e9tapes. La premi\u00e8re \u00e9tape est un rapport
\npr\u00e9liminaire d\u00e9crivant la propri\u00e9t\u00e9 et les
\ndonn\u00e9es de ventes recueillies par rapport
\n\u00e0 la revendication, mais ne faisant aucune
\nanalyse de la valeur. Les \u00e9valuateurs,
\nles avocats et les autres professionnels
\npouvant repr\u00e9senter les diff\u00e9rentes parties
\nexaminent le rapport pr\u00e9liminaire et
\nfournissent leurs commentaires et leurs
\nquestions. Une fois que l\u2019\u00e9valuateur
\na r\u00e9gl\u00e9 de mani\u00e8re satisfaisante les
\ncommentaires et les questions, il ou
\nelle passe \u00e0 la deuxi\u00e8me \u00e9tape qui
\nconstitue une \u00e9bauche d\u2019un rapport
\nfinal incluant une \u00e9valuation compl\u00e8te.
\nOn r\u00e9p\u00e8te le processus d\u2019examen par <\/p>\n
Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201430 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Quelles techniques
\ns\u2019appliquent le plus dans
\nl\u2019\u00e9valuation de revendications
\nterritoriales autochtones?
\nNW : Parce que nous avons affaire \u00e0
\nl\u2019\u00e9valuation de terres, nous nous appuyons
\nle plus souvent sur la m\u00e9thode de la
\ncomparaison directe. De temps en temps,
\nj\u2019ai aussi utilis\u00e9 la m\u00e9thode r\u00e9siduaire
\nde lotissement. Cependant, la r\u00e9flexion
\nactuelle en mati\u00e8re du calcul de la valeur
\nactualis\u00e9e d\u2019une revendication sur la perte
\nd\u2019usage d\u2019un terrain pr\u00e9voit une version
\nde la m\u00e9thode du revenu qui entra\u00eene
\nla d\u00e9finition de jalons pour la valeur du
\nterrain \u00e0 diff\u00e9rentes p\u00e9riodes historiques,
\nla d\u00e9termination des taux de location du
\nterrain et le calcul de flux de tr\u00e9sorerie. Le
\nrendement \u00e9conomique \u00e0 la terre qui en
\nr\u00e9sulte est ensuite actualis\u00e9 et constitue
\nla base de la r\u00e9mun\u00e9ration. Il s\u2019agit d\u2019un
\nprocessus tr\u00e8s complexe. <\/p>\n
Est-ce qu\u2019il y a une demande
\nimportante pour les services
\nd\u2019\u00e9valuation li\u00e9e aux
\nrevendications territoriales
\nautochtones?
\nNW : Puisqu\u2019il s\u2019agit d\u2019un domaine
\nd\u2019\u00e9valuation tr\u00e8s sp\u00e9cialis\u00e9, il n\u2019y a pas
\nbeaucoup d\u2019experts impliqu\u00e9s dans les
\nrevendications territoriales autochtones.
\nCeux d\u2019entre nous qui effectuent ce
\ngenre de travail vieillissent et il existe
\nun v\u00e9ritable besoin d\u2019engager de jeunes
\n\u00e9valuateurs. En outre, compte tenu du
\nprocessus du Tribunal d\u00e9j\u00e0 mentionn\u00e9
\ncomportant maintenant des avocats, des
\narbitres et des d\u00e9lais plus serr\u00e9s, il pourrait
\ny avoir une demande accrue pour des
\n\u00e9valuateurs \u00e0 titre de t\u00e9moins experts. <\/p>\n
Quant au volume de travail dans ce
\ndomaine, il existe un certain nombre de
\nrevendications en suspens en Ontario
\nseulement qui sont \u00e0 divers stades de la
\nn\u00e9gociation. Vous pouvez trouver une
\nliste de revendications de l\u2019Ontario qui
\nont \u00e9t\u00e9 accept\u00e9es aux fins de n\u00e9gociation
\n\u00e0 l\u2019adresse https:\/\/www.ontario.ca\/fr\/
\nautochtones\/revendications-territoriales-
\nen-cours<\/p>\n
Une liste de revendications en
\ncours pour le Canada est disponible \u00e0
\nl\u2019adresse http:\/\/services.aadnc-aandc.gc.ca\/
\nSCBRI_E\/Main\/ReportingCentre\/External\/
\nexternalreporting.aspx<\/p>\n
Quels conseils donneriez-vous
\n\u00e0 un \u00e9valuateur qui envisage
\nle travail de revendication
\nterritoriale autochtone?
\nNW : Soyez pr\u00eats \u00e0 passer beaucoup
\nde temps \u00e0 attendre que les parties
\nexaminent votre travail. Comme
\nje l\u2019ai dit plus t\u00f4t, le processus de
\nrevendications territoriales se mesure
\nen ann\u00e9es. <\/p>\n
Si un \u00e9valuateur veut entreprendre
\nle travail de revendication
\nterritoriale autochtone,
\ncomment devrait-il s\u2019y prendre?
\nNW : De temps en temps, l\u2019Institut
\ncanadien des \u00e9valuateurs (ICE) offre des
\ncours. Il y a aussi une quantit\u00e9 limit\u00e9e
\nde documentation \u00e0 la biblioth\u00e8que
\nde l\u2019ICE et du US Appraisal Institute.
\nCependant, puisque le domaine est si
\ncomplexe, je sugg\u00e8rerais que le stagiaire
\neffectue un stage avec un expert.
\nVous pouvez \u00e9galement \u00e9tablir des
\nrelations lors d\u2019\u00e9v\u00e9nements tels que
\nl\u2019Atelier national de recherche sur les
\nrevendications qui se tiendra \u00e0 Ottawa
\nen octobre. Bien que l\u2019atelier soit plut\u00f4t
\npour les personnes impliqu\u00e9es dans
\nl\u2019aspect historique de la recherche des
\nrevendications, c\u2019est un bon endroit pour
\nrencontrer des personnes qui font partie
\ndu processus. <\/p>\n
Suggestions de ressources
\npour plus d\u2019information <\/p>\n
\u2022 http:\/\/www.thecanadianencyclopedia.<\/p>\n
ca\/fr\/article\/land-claims\/ <\/p>\n
\u2022 https:\/\/www.aadnc-aandc.gc.ca\/
\nfra\/1100100030285\/1100100030289 <\/p>\n
\u2022 https:\/\/www.ontario.ca\/fr\/autochtones\/
\nrevendications-territoriales-en-cours <\/p>\n
POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n
N orris Wilson, B.A., AACI, P. App., est le directeur principal de la recherche, de l\u2019 \u00e9valuation et de la consultation au Groupe Altus limit\u00e9e \u00e0 Ottawa.
\nIl a pr\u00e8s de quatre d\u00e9cennies d\u2019exp\u00e9rience comme
\n\u00e9valuateur immobilier et a \u00e9t\u00e9 impliqu\u00e9 dans
\nde nombreux projets importants en Ontario,
\nen Colombie-Britannique, en Saskatchewan,
\nau Manitoba et au Qu\u00e9bec. Bien qu\u2019ayant
\n\u00e9valu\u00e9 toutes sortes de propri\u00e9t\u00e9s, il s\u2019 int\u00e9resse
\n\u00e0 l\u2019 \u00e9valuation en mati\u00e8re d\u2019expropriation, de
\nrevendications territoriales des Premi\u00e8res nations
\net des propri\u00e9t\u00e9s \u00e0 usages sp\u00e9cifiques. Il a \u00e9t\u00e9 d\u00e9clar\u00e9
\nt\u00e9moin expert dans le domaine de l\u2019 \u00e9valuation de
\nbiens immobiliers devant diff\u00e9rentes cours et divers
\ntribunaux et a \u00e9t\u00e9 conf\u00e9rencier \u00e0 de nombreuses
\nconf\u00e9rences de l\u2019 industrie au Canada et en Chine
\nsur l\u2019expropriation et l\u2019 \u00e9valuation d\u2019 int\u00e9r\u00eats
\nfonciers partiels. <\/p>\n
Norris travaille actuellement avec la Premi\u00e8re
\nnation du Lac des Mille Lacs, l\u2019Ontario et
\nle Canada sur une demande d\u2019 inondation
\nhistorique impliquant des \u00e9valuations fonci\u00e8res
\n\u00e0 plusieurs dates entre 1875 et aujourd\u2019 hui. Il
\ns\u2019agit d\u2019une revendication territoriale pr\u00e9cise
\nnomm\u00e9e du fait que la r\u00e9clamation d\u00e9coule d\u2019une
\nplainte particuli\u00e8re, dans ce cas une inondation
\nd\u2019une partie de la r\u00e9serve des PN LDML en
\n1875. Il a \u00e9galement travaill\u00e9 comme consultant
\npour les Premi\u00e8res nations Rainy River sur
\nla n\u00e9gociation r\u00e9ussie de leur revendication
\nterritoriale et, de concert avec un avocat, sur
\ndes questions de r\u00e9mun\u00e9ration pour la Premi\u00e8re
\nnation Peguis dans ce qui est devenu le plus
\ngrand r\u00e8glement d\u2019une revendication particuli\u00e8re
\nau Canada \u2014 200 millions $. Comme un
\n\u00e9valuateur pour les parties, il a \u00e9valu\u00e9 20 000
\nhectares de terres rurales au Qu\u00e9bec, 4 500 acres
\nde terre dans le nord-ouest de l\u2019Ontario, 1 100
\n\u00eeles noy\u00e9es et endommag\u00e9es par des niveaux d\u2019eau
\n\u00e9lev\u00e9s dans la voie navigable Trent Severn et des
\nterres de r\u00e9serve inond\u00e9es par les barrages sur la
\nrivi\u00e8re Qu\u2019Appelle en Saskatchewan. <\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 31Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
https:\/\/www.ontario.ca\/fr\/autochtones\/revendications-territoriales-en-cours
\nhttp:\/\/services.aadnc-aandc.gc.ca\/SCBRI_E\/Main\/ReportingCentre\/External\/externalreporting.aspx
\nhttp:\/\/www.thecanadianencyclopedia.ca\/fr\/article\/land-claims\/
\nhttps:\/\/www.aadnc-aandc.gc.ca\/fra\/1100100030285\/1100100030289
\nhttps:\/\/www.ontario.ca\/fr\/autochtones\/revendications-territoriales-en-cours<\/p>\n
ASSESSING CONDOS
\nUSING 3D GIS<\/p>\n
B Y A M R I T B R A R, B U S I N E S S S U P P O R T C O N S U L T A N T,
\nB C A S S E S S M E N T<\/p>\n
G eographic Information Systems (GIS) play a crucial role in producing independent, uniform and efficient property
\nassessments. BC Assessment (BCA) has
\nrecently completed an initiative to take
\nGIS to a whole new level by executing
\nan innovative pilot project to explore
\nthe feasibility of adopting 3D GIS for
\nassessing condo units in downtown
\nVancouver. This is the first time in the
\nworld that an assessment organization has
\nused 3D GIS technology for the purpose
\nof property assessments. <\/p>\n
BCA has partnered with Esri Canada,
\na provider of enterprise GIS technology,
\nto pilot the company\u2019s prototype of
\nAssessment Analyst 3D, which generates
\na complex 3D scene of downtown
\nVancouver. This technology allows <\/p>\n
appraisers to conduct detailed valuations
\nof condominiums and individual units
\nusing 3D geoprocessing and analytics
\nfrom their desktop.<\/p>\n
Over the past decade, the City of
\nVancouver\u2019s condo market has grown at
\ntwice the rate of all other property types
\nover the same period. This has posed
\na challenge for employees to maintain
\nup-to-date property information on
\ncondo units as rapid growth continues.
\nBCA does not have the resources
\nto inspect these properties on an
\nongoing basis, and key value drivers in
\nVancouver\u2019s market, specifically views,
\ncannot be easily determined. <\/p>\n
The power of 3D GIS allows the user
\nto collect data on these sorts of market
\ndrivers without having to leave the office.
\nThe method of analyzing properties <\/p>\n
\u201c3D GIS CAN RECREATE
\nA PROPERTY\u2019S VIEW TO <\/p>\n
PROVIDE APPRAISERS
\nAND CUSTOMERS WITH <\/p>\n
QUALITATIVE EVIDENCE
\nTO SUPPORT, AND BETTER <\/p>\n
UNDERSTAND, THE VIEW
\nSIGHTLINE STATISTICS <\/p>\n
AND RESULTING
\nASSESSED VALUE.\u201d<\/p>\n
TECH TALK<\/p>\n
Figure 1: Finding data-entry errors that are difficult to spot within spreadsheets<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 4 \/ Tome 4 | 201432 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
in a 3D GIS application presents a
\nsimilar alternative to the current 2D
\nGIS Desktop Review process used by
\nBCA since 2009. The data generated
\nwithin a 3D scene provides BCA the
\nopportunity to deliver a new form of
\nproperty information to customers
\nand stakeholders, and also expands the
\ntargeted customer base beyond property
\nowners, First Nation communities, and
\nlocal governments. With 3D GIS, BCA
\nwill be able to deliver in-depth property
\ninformation to organizations in sectors
\nof real estate, finance and investment,
\nmarketing and media, and emergency
\nresponse. This additional information
\naligns with the strategic journey to
\nbecome a customer-focused property
\ninformation company, powered by a
\nBusiness Innovation program.<\/p>\n
Over the course of the pilot, BCA
\nhas broken down the analysis of Esri
\nCanada\u2019s application into two streams:
\nthe tools associated with helping
\nappraisers carry out their work, and the
\nsolution that complements the current
\nsystem of appraisal with a multiple
\nregression analysis formula. Although the
\nsolution poses potential for significant
\ncost-savings, the current regression
\nformula is in the process of refinement to
\nreduce the number of assessment outliers
\nand generate a more accurate assessment
\nsolution to meet BCA\u2019s current standards. <\/p>\n
In the interim, BCA is currently
\nfocusing on Esri Canada\u2019s development
\nof the tools associated with Assessment
\nAnalyst 3D. These include sightline
\nanalysis to quantify views, developing
\na GIS layer that allows appraisers to see <\/p>\n
TECH TALK<\/p>\n
Figure 2: Scientifically quantifying the quality of a view using sightline analysis<\/p>\n
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Toll Free: 877-284-0028
\nFax: 519-238-6214<\/p>\n
www.douglascostguide.com
\nkarldouglas@hay.net<\/p>\n
10341 Pinetree Drive, Grand Bend, ON N0M 1T0<\/p>\n
ESTIMATE REPLACEMENT COST OF
\nAGRICULTURAL USE BUILDINGS<\/p>\n
\u2713 Dairy \u2713 Poultry \u2713 Swine
\n\u2713 Produce Storage \u2713 Horses \u2713 Beef
\n\u2713 Feed Storage \u2713 Machinery Storage<\/p>\n
Agricultural Costing Guide<\/p>\n
BROKERS
\nADJUSTERS<\/p>\n
UNDERWRITERS!<\/p>\n
ONLINE VERSIONS
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PLEASE CALL, FAX or EMAIL
\nFOR DETAILS<\/p>\n
2015<\/p>\n
Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Volume 58 | Book 4 \/ Tome 4 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 33Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Douglas Cost Guide: Estimate Rebuild & Replacement Costs<\/a><\/p><\/blockquote>\n