Real property
\nchallenges with Ottawa\u2019s <\/p>\n
CONFEDERATION Line <\/p>\n
D\u00e9fis immobiliers
\nen lien avec Ligne de la <\/p>\n
CONF\u00c9D\u00c9RATION d’Ottawa<\/p>\n
VOL 58 | BOOK 1 \/ TOME 1 | 2014<\/p>\n
PARTIAL TAKING EXPROPRIATION:
\nTHE REMAINDER <\/p>\n
Expropriation partielle : le r\u00e9sidu<\/p>\n
WHO IS AN OWNER?
\nQui est un propri\u00e9taire?<\/p>\n
INDIA\u2019S APPRAISAL PROFESSION
\nSTRUGGLES FOR RECOGNITION <\/p>\n
La profession d\u2019\u00e9valuateur en Inde
\na du mal \u00e0 se faire reconna\u00eetre<\/p>\n
T H E O F F I C I A L P U B L I C A T I O N O F T H E A P P R A I S A L I N S T I T U T E O F C A N A D A
\nP U B L I C A T I O N O F F I C I E L L E D E L\u2019 I N S T I T U T C A N A D I E N D E S \u00c9 V A L U A T E U R S<\/p>\n
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\na<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@aicanada.ca
\nmailto:info@aicanada.ca<\/p>\n
You must have a current support contract to download software updates. If your support
\nsubscription has lapsed, visit the My Account page on ACIweb.com or call Sales at 800-234-8727.<\/p>\n
ACI, a leading innovator and provider of software solutions in the valuation industry for thirty years, has brought advancements and
\ntechnical achievements to mortgage servicing that led to the complete automation of many paper-intensive reporting processes.<\/p>\n
Take advantage of the integration power
\nwithin ACI Report Pro to create accurate
\nand professional location maps. Powered
\nby Google Maps, ACI Sky\u2122 Maps will
\npinpoint your subject property and com-
\nparable sales with just a few mouse clicks.<\/p>\n
This enhanced service allows ACI
\nappraisers to create location maps
\nwith real-time panning, zooming, and
\nimproved editing in both road and <\/p>\n
satellite mode. Additionally, you can
\ncreate an aerial snapshot of the subject
\nproperty and save it to an extra map
\npage in a matter of seconds.<\/p>\n
If you already subscribe to our location
\nmap service, you can begin using ACI
\nSky Maps immediately. If you do not
\nuse our location map service currently,
\nplease contact sales at 800.234.8727
\nand we\u2019ll set you up with a free trial.<\/p>\n
www.aciweb.com<\/p>\n
You must have a current support contract to download software updates. If your support
\nsubscription has lapsed, visit the My Account page on ACIweb.com or call Sales at 800-234-8727.<\/p>\n
ACI, a leading innovator and provider of software solutions in the valuation industry for thirty years, has brought advancements and
\ntechnical achievements to mortgage servicing that led to the complete automation of many paper-intensive reporting processes.<\/p>\n
Take advantage of the integration power
\nwithin ACI Report Pro to create accurate
\nand professional location maps. Powered
\nby Google Maps, ACI Sky\u2122 Maps will
\npinpoint your subject property and com-
\nparable sales with just a few mouse clicks.<\/p>\n
This enhanced service allows ACI
\nappraisers to create location maps
\nwith real-time panning, zooming, and
\nimproved editing in both road and <\/p>\n
satellite mode. Additionally, you can
\ncreate an aerial snapshot of the subject
\nproperty and save it to an extra map
\npage in a matter of seconds.<\/p>\n
If you already subscribe to our location
\nmap service, you can begin using ACI
\nSky Maps immediately. If you do not
\nuse our location map service currently,
\nplease contact sales at 800.234.8727
\nand we\u2019ll set you up with a free trial.<\/p>\n
www.aciweb.com<\/p>\n
Accelerating success.<\/p>\n
With 502 offices in 62 countries, Colliers International
\nhas the global reach, massive resources, and market
\nleading technology and research to ensure our appraisers
\nhave the support they need to achieve their business and
\ncareer goals. With various positions open across Canada,
\nthere are several opportunities to join our growing team.
\nTo find out how you can accelerate your career with
\nColliers International, visit us online or send your resume
\ndirectly to vascanada@colliers.com.<\/p>\n
ACCELERATE
\nYOUR SUCCESS<\/p>\n
collierscanada.com\/careers<\/p>\n
Avec ses 502 bureaux r\u00e9partis dans 62 pays, Colliers
\nInternational jouit d\u2019une port\u00e9e globale, de ressources
\nabondantes, d\u2019une technologie de pointe et d\u2019\u00e9tudes
\nnovatrices sur lesquelles ses experts peuvent compter
\npour atteindre leurs objectifs professionnels. Des postes
\nvari\u00e9s \u00e9tant \u00e0 pourvoir \u00e0 travers le Canada, plusieurs
\nopportunit\u00e9s s\u2019offrent \u00e0 vous pour vous greffer \u00e0 notre
\n\u00e9quipe en pleine croissance. Pour d\u00e9couvrir comment
\nColliers International peut propulser votre carri\u00e8re,
\nvisitez notre site Web ou envoyez votre curriculum vitae
\ndirectement \u00e0 vascanada@colliers.com.<\/p>\n
ACC\u00c9L\u00c9RATEUR
\nDE R\u00c9USSITE<\/p>\n
collierscanada.com\/careers<\/p>\n
collierscanada.com\/careers
\nmailto:vascanada@colliers.com
\nmailto:vascanada@colliers.com<\/p>\n
08 Executive Corner
\nNEW INITIATIVES
\nSET STAGE FOR SUCCESS<\/p>\n
28 Economic Outlook
\nCANADIAN ECONOMY IN TRANSITION<\/p>\n
37 Marketing & Communications
\n2013 MARKETING OUTCOMES \u2013
\nBY THE NUMBERS<\/p>\n
44 Professional Appraiser\u2019s Perspective
\nVARIETY AND STATE-OF-THE-
\nART INFORMATION TECHNOLOGY
\nMAKE THE ASSESSMENT FIELD AN
\nATTRACTIVE CAREER OPTION<\/p>\n
48 The Future is Bright
\nJILL ZWICK KNOWS THAT SUPPORT
\nIS CRITICAL TO SUCCESS<\/p>\n
62 DESIGNATIONS, CANDIDATES,
\nSTUDENTS<\/p>\n
10 Le coin de l’ex\u00e9cutif
\nDE NOUVELLES INITIATIVES
\nPAVENT LA VOIE \u00c0 LA R\u00c9USSITE<\/p>\n
30 Perspectives \u00e9conomiques
\nL\u2019\u00c9CONOMIE DU CANADA EN TRANSITION<\/p>\n
37 Marketing et Communications
\nR\u00c9SULTATS DE NOTRE CAMPAGNE DE
\nMARKETING 2013 \u2013 EN CHIFFRES <\/p>\n
46 Le point de vue d\u2019un \u00e9valuateur professionnel
\nLA VARI\u00c9T\u00c9 ET LES TECHNOLOGIES
\nD\u2019INFORMATION FONT DU DOMAINE DE
\nL\u2019\u00c9VALUATION FONCI\u00c8RE UNE POSSIBILIT\u00c9
\nDE CARRI\u00c8RE INT\u00c9RESSANTE<\/p>\n
50 L\u2019avenir est prometteur
\nJILL ZWICK SAIT QUE LE SOUTIEN
\nEST ESSENTIEL \u00c0 LA R\u00c9USSITE<\/p>\n
62 D\u00c9SIGNATIONS, STAGIAIRES,
\n\u00c9TUDIANTS<\/p>\n
COLUMNS \/ CHRONIQUES<\/p>\n
FEATURES \/ EN VEDETTE<\/p>\n
PARTIAL TAKING EXPROPRIATION:
\nTHE REMAINDER
\nEXPROPRIATION PARTIELLE :
\nLE R\u00c9SIDU<\/p>\n
VOL 58 | BOOK 1 \/ TOME 1 | 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 Ingram<\/p>\n
Director – Marketing and Communications: Sheila Roy, Ottawa
\nCommunications Officer: Mary-Jane Erickson, Ottawa<\/p>\n
12
\nREAL PROPERTY CHALLENGES WITH
\nOTTAWA\u2019S CONFEDERATION LINE
\nD\u00c9FIS IMMOBILIERS EN LIEN AVEC LA
\nLIGNE DE LA CONF\u00c9D\u00c9RATION D\u2019OTTAWA<\/p>\n
20<\/p>\n
WHO IS AN OWNER?
\nQUI EST UN PROPRI\u00c9TAIRE?<\/p>\n
38 INDIA\u2019S APPRAISAL PROFESSION STRUGGLES FOR RECOGNITIONLA PROFESSION D\u2019\u00c9VALUATEUR
\nEN INDE A DU MAL \u00c0 SE FAIRE
\nRECONNA\u00ceTRE<\/p>\n
52<\/p>\n
CONTENTS <\/p>\n
TO COOPERATE: TO WORK TOGETHER
\nCOLLABORER : TRAVAILLER ENSEMBLE <\/p>\n
32<\/p>\n
TABLE DES MATI\u00c8RES<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 5<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@kelman.ca
\nhttp:\/\/www.kelman.ca<\/p>\n
Come east to see why Halifax is one of
\nCanada\u2019s premier destinations. Join us
\nin Halifax for the 2014 AIC Conference,
\nfeaturing the sights and sounds of Atlantic
\nCanada at its best! <\/p>\n
The 2014 AIC Conference planning is
\nwell underway. Be sure to watch our
\nConference website to be the first to
\nknow about the speakers, networking
\nevents, and education program!<\/p>\n
Our keynote speaker, Dave Carroll, is an award winning singer-
\nsongwriter, speaker, author and social media innovator from Halifax.
\nFor over two decades in the music business as a solo artist and with
\nthe band Sons of Maxwell, Dave has become known as a master
\nstoryteller. He also became known to 150 million people when his 2009
\nYouTube music video highlighting an airline customer service issue
\n\u2014 ‘United Breaks Guitars\u2019 \u2014 became a worldwide media sensation.
\nThis video has now become an inspiration to consumers everywhere,
\ndemonstrating the power of social media and the need for companies
\nto reconsider their customer relationships. While his career as an
\nentertainer and songwriter has expanded, Dave Carroll has become
\na highly sought after professional speaker, published author and the
\nco-founder of both customer facing and business facing startups called
\nGripevine and Lean2Logix.<\/p>\n
\u201cNova Scotians love company!
\nOur committee has dusted off
\nthe welcome mat and we are
\nexcited to welcome you! Come
\nfor the educational programs…
\nstay for the party!\u201d<\/p>\n
Co-chairs Beverly Girvan, AACI, P. App., Fellow
\nand Lisa Glennie, CRA<\/p>\n
Mark your
\nCalendar<\/p>\n
DAVE CARROLL<\/p>\n
Halifax
\nSee you in<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 20146 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Venez dans l\u2019Est pour voir pourquoi Halifax est l\u2019une des destinations de
\nchoix au Canada. Venez nous rencontrer dans cette belle ville pour assis-
\nter \u00e0 la Conf\u00e9rence 2014 de l\u2019ICE, mettant en vedette le panorama et les
\nsons du Canada atlantique!<\/p>\n
La planification de la Conf\u00e9rence 2014 de l\u2019ICE va bon train. Assurez-
\nvous de consulter le site Web de la Conf\u00e9rence pour \u00eatre le premier ou la
\npremi\u00e8re \u00e0 d\u00e9couvrir les conf\u00e9renciers, les \u00e9v\u00e9nements de r\u00e9seautage et
\nle programme d\u2019\u00e9ducation!<\/p>\n
Notre conf\u00e9rencier principal Dave Carroll, originaire d\u2019Halifax, est un
\nchanteur-compositeur-interpr\u00e8te qui a gagn\u00e9 plusieurs prix et est un
\ninnovateur dans le domaine des m\u00e9dias sociaux. \u0152uvrant depuis plus
\nde deux d\u00e9cennies au sein de l\u2019industrie de la musique en tant qu\u2019ar-
\ntiste solo et avec le groupe Sons of Maxwell, Dave est maintenant connu
\ncomme un ma\u00eetre raconteur. Il s\u2019est aussi fait conna\u00eetre par 150 mil-
\nlions de personnes quand sa vid\u00e9o YouTube 2009, mettant en \u00e9vidence
\nun probl\u00e8me li\u00e9 au service \u00e0 la client\u00e8le d\u2019une compagnie a\u00e9rienne \u2014
\n\u00ab United Breaks Guitars \u00bb\u2014, est devenue cr\u00e9atrice d\u2019un effet de m\u00e9dias
\nsociaux incroyable et reconnu \u00e0 l\u2019\u00e9chelle mondiale. Cette vid\u00e9o a inspir\u00e9
\ndes consommateurs partout dans le monde, d\u00e9montrant la puissance
\ndes m\u00e9dias sociaux et la n\u00e9cessit\u00e9 pour les entreprises de revoir leurs
\nrelations avec la client\u00e8le. Alors que sa carri\u00e8re en tant qu\u2019artiste et
\nauteur-compositeur s\u2019est \u00e9tendue, Dave Carroll est devenu un conf\u00e9ren-
\ncier professionnel tr\u00e8s recherch\u00e9, un auteur publi\u00e9 et le cofondateur de
\ndeux nouvelles entreprises de services aux clients et aux entreprises
\nappel\u00e9es Gripevine et Lean2Logix.<\/p>\n
\u00ab Les N\u00e9o-\u00c9cossais aiment
\nla visite! Notre comit\u00e9 a
\nd\u00e9poussi\u00e9r\u00e9 le tapis rouge
\net nous sommes ravis de
\nvous accueillir! Venez pour
\nles programmes \u00e9ducatifs…
\nrestez pour la f\u00eate! \u00bb<\/p>\n
Copr\u00e9sidentes Beverly Girvan, AACI,
\nP. App., Fellow et Lisa Glennie, CRA<\/p>\n
Inscrivez ces
\ndates \u00e0 votre
\ncalendrier<\/p>\n
Halifax
\nVous voir \u00e0<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 7Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
EXECUTIVE CORNER<\/p>\n
NEW INITIATIVES SET
\nTHE STAGE FOR SUCCESS<\/p>\n
D A N 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
DA N W IL S ON<\/p>\n
K EI T H L A NC A S T L E<\/p>\n
A s we head toward spring and our June conference, the Appraisal Institute of Canada (AIC) is in high gear with many new
\ninitiatives and projects on the go.<\/p>\n
The Board of Directors is currently
\ndrafting the 2015-2018 Strategic Plan to
\nguide AIC\u2019s direction over the next three
\nyears. We are very pleased to have had
\nover 650 Members respond to the national
\nsurvey last fall and to have consulted with
\n25 external stakeholders. The combined
\ninput has helped to identify some of the
\nkey opportunities and challenges our
\nMembers are facing now and in the near
\nfuture. The feedback was very valuable,
\nand you can be assured \u2013 we are listening!
\nThe updated 2015-2018 plan will be rooted
\nin the research we gathered and reflect the
\nreality and trends within the profession
\nto position our Members and the AIC for
\nsuccess now and in the years to come. <\/p>\n
The AIC Professional Practice Com-
\nmittee has been working very hard over the
\npast few months. It released the new 2014
\nConsolidated Regulations as well as an expo-
\nsure draft of the 2014 Canadian Uniform
\nStandards of Professional Appraisal Practice
\n(CUSPAP). In response to our Members\u2019
\nfeedback, the 2014 CUSPAP will provide
\ngreater clarity and consistency \u2013 including <\/p>\n
revised definitions and enhanced practice
\nnotes. CUSPAP 2014 also introduces a new
\nstandard \u2013 Reserve Fund Planning \u2013 which
\noutlines the key required elements for this
\ngrowing practice opportunity. This new
\nstandard opens the door to new opportu-
\nnities for all of our Members \u2013 AACI and
\nCRA \u2013 who have the competency and skills
\nneeded to complete this work.<\/p>\n
The Admission and Accreditation Com-
\nmittee has also been very busy over the last
\nquarter, releasing several new updates to its
\nDesignation and Continuing Professional
\nDevelopment programs and policies. <\/p>\n
AIC and the University of British
\nColumbia (UBC) have recently renewed
\nthe UBC\/AIC Professional Program of
\nStudy Memorandum of Understanding
\n(MOU) for another five years. This MOU
\nensures that our Members will continue to
\nhave access to some of the best educational
\nofferings for valuation professionals. Sir
\nDavid Tweedie, Chair of the International
\nValuation Standards Council (IVSC), val-
\nidated the effectiveness of this program by
\nstating that, \u201cthe AIC Education program
\nis highly regarded and we [IVSC] are very
\npleased that the AIC places such importance
\non quality degree-level education. Reliable
\nvaluation of assets is fundamental to the
\nstability of the real estate market.\u201d<\/p>\n
THE UPDATED 2015-2018 PLAN WILL BE ROOTED IN THE RESEARCH WE
\nGATHERED AND REFLECT THE REALITY AND TRENDS WITHIN THE PROFESSION TO <\/p>\n
POSITION OUR MEMBERS AND THE AIC FOR SUCCESS NOW AND IN THE YEARS TO COME. <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 20148 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
To further enhance the Education
\nprogram, Candidate admission
\nrequirements have been revised to enable
\npost-secondary students with two years
\nor more of post-secondary education
\n(college, C\u00c9GEP, or university) from an
\naccredited Canadian institution to be
\neligible for admission to AIC Candidacy.
\nWhile a university degree is still an exit
\nrequirement, along with completion of the
\nAIC\u2019s Program of Study and Designation
\nRequirements, this step streamlines the
\nentry into the profession and will allow us
\nto attract more high quality Candidates.
\nAt the same time, we are moving towards
\nrecognizing comparable French-language
\neducation programs and entering into
\narticulation agreements with colleges and
\nuniversities offering real estate programs. <\/p>\n
After considerable work \u2013 and in
\nresponse to member feedback \u2013 Work
\nProduct Review has been introduced
\nas part of the designation process. This
\nprogram will provide a great learning
\nenvironment for Candidates, as experienced
\nand knowledgeable peer reviewers
\nprovide feedback on their work products.
\nThis program allows our Candidates to
\ndemonstrate the practical application of
\nthe knowledge and skills they are acquiring
\non their journey to designation. If you are
\ninterested in giving back to the profession
\n(and earning up to 13 CPD credits a year),
\nyou can apply to become a peer reviewer. <\/p>\n
Finally, beginning on January 1, 2014,
\nAIC moved from a five-year CPD cycle
\nto a two-year CPD cycle. The new CPD
\nprogram will apply to both Designated
\nMembers and Candidate Members and
\nthe course per year (CPY) requirements for
\nCandidate Members has been eliminated.
\nThis change was implemented to assist
\nMembers in managing their mandatory
\nand discretionary credits more effectively <\/p>\n
and it aligns AIC\u2019s policies with the
\nindustry standards for CPD cycles of other
\nprofessional associations. <\/p>\n
Within the marketing and
\ncommunication portfolio, the results are
\nin for the new online \u2018Find an Appraiser\u2019
\ntool. From September to December of last
\nyear, over 24,000 searches were completed
\nto find AIC Designated Members! This
\nonline directory is definitely being used
\nby your clients, so it is worthwhile to
\nkeep your profile updated and to include
\na photo to distinguish yourself from your
\ncolleagues. Through the marketing and
\ncommunications efforts in 2013, the
\nAIC has also created over 100 million
\nimpressions with AIC\u2019s target audiences.
\nThe AIC Communications Committee
\nwill be adding new advertisements to its
\nroster that will target the legal and non-
\nresidential valuation services our AIC
\nMembers provide. <\/p>\n
Other key marketing and commu-
\nnication initiatives for 2014 include:
\nan enhanced partnership between AIC
\nNational, AIC provincial affiliates and
\nCAAMP to have an AIC speaker at each
\n2014 regional symposium across the
\ncountry; the release of the 2014 Designated
\nMembers Source Guide; and, the devel-
\nopment of an online library of technical
\narticles that are searchable by key words,
\ntitles, authors or Canadian Property Val-
\nuation (CPV) editions. Furthermore, the
\nsocial media channels continue to hum
\nwith activity, as national news and trends
\nare shared as they happen on Twitter
\n(@AICanada.ca), Linked In (Appraisal
\nInstitute of Canada) and Facebook. Be
\nsure to join in on the conversations!<\/p>\n
The Conference Committee is taking
\nthe AIC Conference to new heights,
\npromising to deliver a phenomenal edu-
\ncation program as well as networking <\/p>\n
EXECUTIVE CORNER<\/p>\n
THE MOMENTUM THAT THE AIC IS CREATING IS BUILDING A WAVE
\nOF NEW INITIATIVES THAT WILL ENHANCE OUR REPUTATION, <\/p>\n
EDUCATE OUR MEMBERS, AND REINFORCE THE QUALITY STANDARDS
\nTHAT AIC DESIGNATIONS ARE KNOWN FOR IN THE MARKETPLACE. <\/p>\n
events that are beaming with Atlantic
\ncharm and eastern hospitality. It is
\npromising to be one of the best AIC
\nconferences, and one you cannot miss.
\nMore information is available on the
\nAIC website and registration is open.<\/p>\n
Overall, the momentum that the
\nAIC is creating is building a wave of
\nnew initiatives that will enhance our
\nreputation, educate our members, and
\nreinforce the quality standards that
\nAIC designations are known for in
\nthe marketplace. Thank you to all our
\nvolunteers whose hard work and effort
\nis helping to advance our profession! <\/p>\n
AACI OPPORTUNITY<\/p>\n
Appraisal practice
\nfor sale in <\/p>\n
Atlantic Canada
\nEstablished commercial and
\nresidential clientele with
\nexcellent growth potential <\/p>\n
Owner retiring but will
\nassist with transition<\/p>\n
Inquire in confidence
\nto 1-877-339-8949
\nConfidentiality agreement
\nwill be required<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 9Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
DE NOUVELLES INITIATIVES
\nPAVENT LA VOIE \u00c0 LA R\u00c9USSITE<\/p>\n
D A N 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
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
\u00c0 l\u2019approche du printemps et de notre conf\u00e9rence en juin, l\u2019Institut canadien des \u00e9valuateurs (ICE) bat son
\nplein avec de nombreux nouveaux
\nprojets et initiatives. <\/p>\n
Le Conseil d\u2019administration travaille
\npr\u00e9sentement \u00e0 l\u2019\u00e9bauche du Plan
\nstrat\u00e9gique 2015-2018 pour orienter la
\ndirection de l\u2019ICE au cours des trois
\nprochaines ann\u00e9es. Nous sommes
\ntr\u00e8s heureux du fait que plus de 650
\nmembres ont r\u00e9pondu \u00e0 l\u2019enqu\u00eate
\nnationale l\u2019automne dernier et qu\u2019on a
\nconsult\u00e9 25 intervenants externes. Ces
\ncommentaires ont permis d\u2019identifier
\ncertaines des principales possibilit\u00e9s et
\ndifficult\u00e9s avec lesquelles nos membres
\ndoivent composer \u00e0 l\u2019heure actuelle
\net dans un avenir rapproch\u00e9. Les
\ncommentaires \u00e9taient tr\u00e8s pertinents,
\net vous pouvez \u00eatre assur\u00e9s que nous
\nsommes \u00e0 l\u2019\u00e9coute! Le plan actualis\u00e9
\nde 2015-2018 sera ax\u00e9 sur la recherche
\nque nous avons rassembl\u00e9e et refl\u00e8tera la
\nr\u00e9alit\u00e9 et les tendances de la profession
\nafin d\u2019aiguiller nos membres et l\u2019ICE sur
\nle chemin du succ\u00e8s, aujourd\u2019hui et dans
\nles ann\u00e9es \u00e0 venir.<\/p>\n
Le Comit\u00e9 de pratique professionnelle
\nde l\u2019ICE a travaill\u00e9 tr\u00e8s fort au cours des <\/p>\n
derniers mois. Il a publi\u00e9 les nouveaux
\nR\u00e8glements consolid\u00e9s de 2014 ainsi qu\u2019un
\nexpos\u00e9-sondage des Normes uniformes
\nde pratique professionnelle en mati\u00e8re
\nd\u2019 \u00e9valuation au Canada (NUPPEC).
\nEn r\u00e9ponse aux commentaires de nos
\nmembres, l\u2019\u00e9dition 2014 des NUPPEC
\noffrira plus de pr\u00e9cision et de coh\u00e9rence
\n– y compris des d\u00e9finitions r\u00e9vis\u00e9es et des
\nnotes de pratique am\u00e9lior\u00e9es. L\u2019\u00e9dition
\n2014 des NUPPEC pr\u00e9sentera \u00e9galement
\nune nouvelle norme \u2013 Planification du
\nfonds de r\u00e9serve – qui d\u00e9finit les \u00e9l\u00e9ments
\ncl\u00e9s requis pour cette pratique de plus
\nen plus courante. Cette nouvelle norme
\nouvre la porte \u00e0 de nouvelles possibilit\u00e9s
\npour tous nos membres – AACI et CRA
\n– qui ont les habilet\u00e9s et les comp\u00e9tences
\nn\u00e9cessaires pour r\u00e9aliser ce travail.<\/p>\n
Le Comit\u00e9 des admissions et de
\nl\u2019accr\u00e9ditation a \u00e9galement \u00e9t\u00e9 tr\u00e8s
\noccup\u00e9 au cours du dernier trimestre
\nen diffusant plusieurs nouvelles mises
\n\u00e0 jour \u00e0 ses programmes et politiques
\nd\u2019accr\u00e9ditation et de perfectionnement
\nprofessionnel continu. <\/p>\n
L\u2019ICE et l\u2019Universit\u00e9 de la Colombie-
\nBritannique (U.C.-B.) ont r\u00e9cemment
\nrenouvel\u00e9 leur Protocole d\u2019entente (PE)
\nrelativement au programme d\u2019\u00e9tudes
\nprofessionnelles pour une p\u00e9riode <\/p>\n
LE PLAN ACTUALIS\u00c9 DE 2015-2018 SERA AX\u00c9 SUR LA RECHERCHE
\nQUE NOUS AVONS RASSEMBL\u00c9E ET REFL\u00c8TERA LA R\u00c9ALIT\u00c9 ET <\/p>\n
LES TENDANCES DE LA PROFESSION AFIN D\u2019AIGUILLER NOS MEMBRES ET
\nL\u2019ICE SUR LE CHEMIN DU SUCC\u00c8S, AUJOURD\u2019HUI ET DANS LES ANN\u00c9ES \u00c0 VENIR.<\/p>\n
DA N W IL S ON<\/p>\n
K EI T H L A NC A S T L E<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201410 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
additionnelle de cinq ans. Ce PE veille \u00e0
\nce que nos membres continuent \u00e0 avoir
\nacc\u00e8s aux meilleures offres en mati\u00e8re
\nd\u2019\u00e9ducation pour les professionnels
\nde l\u2019\u00e9valuation. Monsieur David
\nTweedie, pr\u00e9sident du International
\nValuation Standards Council (IVSC), a
\nconfirm\u00e9 l\u2019efficacit\u00e9 de ce programme en
\naffirmant que \u00ab\u00a0le programme d\u2019\u00e9tudes
\nde l\u2019ICE jouit d\u2019une grande notori\u00e9t\u00e9
\net nous sommes tr\u00e8s heureux que l\u2019ICE
\nporte une telle importance \u00e0 l\u2019\u00e9ducation
\nde bonne qualit\u00e9 au niveau universitaire.
\nL\u2019\u00e9valuation fiable de biens est \u00e0 la base
\nd\u2019un march\u00e9 immobilier stable. \u00bb<\/p>\n
Afin d\u2019am\u00e9liorer davantage le
\nprogramme d\u2019\u00e9tudes, les exigences
\nrelatives \u00e0 l\u2019admission de membres
\nstagiaires ont \u00e9t\u00e9 r\u00e9vis\u00e9es pour
\npermettre aux \u00e9tudiants de niveau
\npostsecondaire ayant deux ann\u00e9es
\nou plus d\u2019\u00e9tudes postsecondaires
\n(coll\u00e8ge, c\u00e9gep ou universit\u00e9) dans
\nun \u00e9tablissement canadien reconnu
\nd\u2019\u00eatre admissible en tant que membre
\nstagiaire de l\u2019ICE. Bien qu\u2019un
\ndipl\u00f4me universitaire soit quand
\nm\u00eame une exigence de sortie, ainsi
\nque l\u2019ach\u00e8vement du programme
\nd\u2019\u00e9tudes de l\u2019ICE et les exigences en
\nmati\u00e8re d\u2019obtention de titre, cette
\n\u00e9tape simplifie l\u2019acc\u00e8s \u00e0 cette profession
\net nous permettra d\u2019attirer plus de
\nstagiaires. Parall\u00e8lement, nous nous
\ndirigeons vers la reconnaissance de
\nprogrammes \u00e9ducatifs comparables
\nde langue fran\u00e7aise et la conclusion
\nd\u2019accords d\u2019articulation avec les
\ncoll\u00e8ges et les universit\u00e9s offrant
\ndes programmes immobiliers.<\/p>\n
Apr\u00e8s des efforts consid\u00e9rables – et
\nen r\u00e9ponse aux commentaires des
\nmembres \u2013 l\u2019Examen du produit du
\ntravail vient d\u2019\u00eatre introduit dans le
\ncadre du processus d\u2019accr\u00e9ditation.
\nCe programme fournira aux
\nstagiaires un environnement propice
\n\u00e0 l\u2019apprentissage, puisque des pairs
\nexaminateurs chevronn\u00e9s et comp\u00e9tents
\nsoumettront des commentaires
\nsur leurs produits de travail. Ce <\/p>\n
programme permet \u00e0 nos stagiaires de
\nd\u00e9montrer l\u2019application pratique des
\nconnaissances et des comp\u00e9tences qu\u2019ils
\nacqui\u00e8rent dans leur cheminement
\nvers l\u2019accr\u00e9ditation. Si vous souhaitez
\nrendre \u00e0 la profession ce qu\u2019elle vous a
\ndonn\u00e9 (et d\u2019obtenir jusqu\u2019\u00e0 13 cr\u00e9dits
\nPPC par ann\u00e9e), vous pouvez faire
\ndemande pour devenir un examinateur.<\/p>\n
Enfin, \u00e0 compter du 1er janvier 2014,
\nl\u2019ICE est pass\u00e9 d\u2019un cycle de PPC de
\ncinq ans \u00e0 un cycle de PPC de deux
\nans. Le nouveau programme de PPC
\ns\u2019applique aux membres d\u00e9sign\u00e9s et
\nstagiaires, et on a \u00e9limin\u00e9 les exigences
\ndu cours par ann\u00e9e (CPA) pour les
\nmembres stagiaires. Cette derni\u00e8re
\nmodification a \u00e9t\u00e9 mise en place afin
\nd\u2019aider les membres \u00e0 g\u00e9rer leurs cr\u00e9dits
\nobligatoires et discr\u00e9tionnaires et aligne
\nles politiques de l\u2019ICE aux normes de
\nl\u2019industrie en mati\u00e8re de cycles de PPC
\ndes autres associations professionnelles.<\/p>\n
Au chapitre du marketing et des
\ncommunications, les r\u00e9sultats sont
\nmaintenant connus pour le nouvel outil
\nen ligne \u00ab\u00a0Trouver un \u00e9valuateur \u00bb. De
\nseptembre \u00e0 d\u00e9cembre dernier, plus de
\n24 000 recherches ont \u00e9t\u00e9 effectu\u00e9es
\npour trouver des membres d\u00e9sign\u00e9s
\nde l\u2019ICE! Il est certain que vos clients
\nutilisent ce r\u00e9pertoire \u00e9lectronique, il
\nest donc utile de garder votre profil \u00e0
\njour et d\u2019y inclure une photo afin de
\nvous distinguer de vos coll\u00e8gues. Gr\u00e2ce
\naux efforts en mati\u00e8re de marketing
\net de communication en 2013, l\u2019ICE
\na \u00e9galement cr\u00e9\u00e9 plus de 100 millions
\nd\u2019empreintes aupr\u00e8s de ses publics cibles.
\nLe Comit\u00e9 des communications de l\u2019ICE
\najoutera de nouvelles publicit\u00e9s \u00e0 sa liste
\nqui cibleront les services d\u2019\u00e9valuation
\njuridique et non r\u00e9sidentielle offerts par
\nnos membres. <\/p>\n
D\u2019autres initiatives cl\u00e9s de 2014
\nen mati\u00e8re de marketing et de
\ncommunication comprennent : un
\nmeilleur partenariat entre le bureau
\nnational de l\u2019ICE, ses associations
\nprovinciales et l\u2019ACCHA afin d\u2019accueillir
\nun conf\u00e9rencier de l\u2019ICE \u00e0 chaque
\ncolloque r\u00e9gional de 2014 partout au
\npays; la publication du Guide source des
\nmembres accr\u00e9dit\u00e9s 2014; et, l\u2019\u00e9laboration
\nd\u2019une biblioth\u00e8que en ligne d\u2019articles
\ntechniques consultables par mots cl\u00e9s,
\ntitres, auteurs ou num\u00e9ros d\u2019\u00c9valuation
\nimmobili\u00e8re au Canada (EIC). En
\noutre, les m\u00e9dias sociaux continuent
\n\u00e0 bourdonner d\u2019activit\u00e9s alors que les
\nnouvelles et les tendances nationales
\nsont partag\u00e9es lorsqu\u2019elles se produisent
\nsur Twitter (@AICanada.ca), Linked In
\n(Institut canadien des \u00e9valuateurs) et
\nFacebook. Joignez-vous aux discussions!<\/p>\n
Le Comit\u00e9 de la conf\u00e9rence hisse
\ncette derni\u00e8re vers de nouveaux
\nsommets, promettant d\u2019offrir un
\nprogramme \u00e9ducatif ph\u00e9nom\u00e9nal ainsi
\nque des \u00e9v\u00e9nements de r\u00e9seautage
\nrayonnant du charme de la r\u00e9gion
\nde l\u2019Atlantique et de l\u2019hospitalit\u00e9 des
\ngens de cette r\u00e9gion. Cette conf\u00e9rence
\ns\u2019annonce une des meilleures
\nconf\u00e9rences de l\u2019ICE, une occasion
\n\u00e0 ne pas manquer. Davantage de
\nrenseignements sont disponibles sur
\nle site Web de l\u2019ICE et la p\u00e9riode
\nd\u2019inscription est ouverte. <\/p>\n
Dans l\u2019ensemble, la dynamique
\ncr\u00e9\u00e9e par l\u2019ICE permet une vague de
\nnouvelles initiatives qui am\u00e9liorera notre
\nr\u00e9putation, \u00e9duquera nos membres, et
\nrenforcera les normes de qualit\u00e9 qui font
\nla renomm\u00e9e des titres de l\u2019ICE sur le
\nmarch\u00e9. Merci \u00e0 tous nos b\u00e9n\u00e9voles qui,
\npar leur travail et leurs efforts acharn\u00e9s,
\nfont progresser notre profession! <\/p>\n
LA DYNAMIQUE CR\u00c9\u00c9E PAR L\u2019ICE PERMET UNE
\nVAGUE DE NOUVELLES INITIATIVES QUI AM\u00c9LIORERA <\/p>\n
NOTRE R\u00c9PUTATION, \u00c9DUQUERA NOS MEMBRES, ET
\nRENFORCERA LES NORMES DE QUALIT\u00c9 QUI FONT LA <\/p>\n
RENOMM\u00c9E DES TITRES DE L\u2019ICE SUR LE MARCH\u00c9. <\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 11Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
P
\nublic works frequently result
\nin property expropriations.
\nAppraisals are required to assist
\nin ascertaining the amount <\/p>\n
of compensation to which an affected
\nproperty owner is entitled. In a property
\nexpropriation,2 a partial taking always
\nleaves behind un-expropriated property.
\nThe land not taken can possess varying
\ndegrees of utility, depending on the
\nnature and characteristics of the land, the
\npresence and type of any improvements,
\nand the spatial relationship of the land
\nto abutting property, including the
\npart taken. The land not taken in an
\nexpropriation of a property is known
\nas the remainder. A partial taking that
\ncauses a natural severance will always
\nhave more than one remainder.<\/p>\n
Every remainder should be viewed
\nas a new property requiring an <\/p>\n
appraisal, prepared independently
\nof the before-taking appraisal.3
\nThe valuation principles employed
\nin the initial appraisal should also
\nbe applied to the appraisal of the
\nremainder, including identifying the
\nlarger parcel as part of highest and
\nbest use analysis of the remainder.
\nBoth appraisals, however, must
\ncomply with the relevant provisions
\nof the applicable expropriation
\nact, ignoring the scheme when
\nit is appropriate to do so.4 <\/p>\n
A remainder is defined as
\n\u201cthat portion of a larger parcel
\nremaining in the ownership of
\nthe property owner after a partial
\ntaking.\u201d5 Another closely related
\nterm is remnant, which is defined
\nas \u201ca remainder that has negligible
\neconomic utility or value due to its <\/p>\n
ABSTRACT
\nThis article is intended to inform appraisers
\nand real estate-related professionals
\nabout the challenges involved in appraising
\nexpropriated property and the procedures
\nnecessary to support opinions of value
\nassociated with a partial taking. An
\nexpropriated property owner is entitled to
\nthe market value of the land taken, plus any
\ndiminution in value sustained by land not
\ntaken. Depending on the nature and extent
\nof a taking, including the public works,1 the
\nland not taken can have its value impacted.
\nThe extent of the impact on value is a
\nfunction of whether the land not taken is
\na viable or non-viable remainder. After a
\npartial taking, the remainder constitutes
\nan entirely new property, which requires
\npreparation of a separate stand-alone
\nappraisal, independent of the appraisal of
\nthe original property.<\/p>\n
PARTIAL TAKING
\nEXPROPRIATION:
\nTHE REMAINDER
\nBY TONY SEVELKA, AACI, P.APP<\/p>\n
After a partial taking, the remainder constitutes an entirely new
\nproperty, which requires preparation of a separate stand-alone
\nappraisal, independent of the appraisal of the original property. »<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201412 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
size, shape, [location] or other detrimental
\ncharacteristics; also called uneconomic
\nremainder or uneconomic remnant.\u201d6 <\/p>\n
There are two types of remainders in a
\nproperty expropriation. In this article, they
\nare referenced as viable remainders and
\nnon-viable remainders. A viable remainder
\nis one that is marketable as a standalone
\nentity. A non-viable remainder is essentially
\nthe equivalent of a remnant or uneconomic
\nremainder or uneconomic remnant, terms
\nthat are in common usage in jurisdictions
\nthroughout the United States.<\/p>\n
For a remainder to have value, it must
\nhave four economic factors:7 (1) demand
\n(it must be desired; fewer buyers create less
\ndemand); (2) utility (it must have use to
\nbuyers); (3) scarcity (it must be relatively
\nscarce, as too much supply will depress the
\nprice); and (4) purchasing power (there <\/p>\n
must be a financial
\ncapability to buy; <\/p>\n
fewer buyers
\ndepress
\nprice).<\/p>\n
Apprais-
\ners are called <\/p>\n
upon by
\nexpropriating <\/p>\n
authorities and by
\nimpacted prop-<\/p>\n
erty owners
\nto prepare <\/p>\n
appraisals within a statutory framework.8
\nThe role of the appraiser is to conduct
\na broad enquiry into relevant economic
\nfactors and develop well-supported opin-
\nions of value within that framework. This
\nnecessitates an understanding of valuation
\nprocedures unique to expropriation.<\/p>\n
MARKET VALUE
\nMarket value is the principal focus of most
\nappraisal assignments, and both economic
\nand legal definitions have been developed.
\nThe economic definition of market value is
\ndefined by the Appraisal Institute as: \u201cThe
\nmost probable price that the specified prop-
\nerty interest should sell for in a competitive
\nmarket after a reasonable exposure time,
\nas of a specified date, in cash, or in terms
\nequivalent to cash, under all conditions
\nrequisite to a fair sale, with the buyer and
\nseller each acting prudently, knowledge-
\nably, for self-interest, and assuming that
\nneither is under duress.\u201d9 An appraisal
\nprepared for expropriation requires a legal
\ndefinition of market value sourced from the
\nappropriate expropriation act. For example,
\nin Ontario, Section 14(1) of the Expro-
\npriations Act defines market value as: \u201cthe
\namount that the land might be expected
\nto realize if sold in the open market by a
\nwilling seller to a willing buyer.\u201d<\/p>\n
An opinion of market value of a prop-
\nerty must be predicated on a highest and
\nbest use.10 Highest and best use is a fun-
\ndamental question of fact that must be <\/p>\n
answered before an appraiser can offer
\nan opinion as to market value.11 All
\nrelevant aspects of highest and best use <\/p>\n
analysis applicable to the expropriated
\nproperty must be explored and sufficiently
\ndocumented to support the opinion of
\nmarket value.<\/p>\n
An appraiser\u2019s primary objective is to
\ndevelop fact-based opinions of market
\nvalue, but market value does not apply
\nin a bilateral market. A bilateral market is
\none in which a single seller is confronted
\nby a single buyer. In this situation, the
\nvalue of a non-viable remainder is affected
\nby the interdependence of the non-viable
\nremainder and an adjoining property
\nunder different ownership, combined to
\nform a single larger parcel. Conveyance
\nof a property under this condition
\ndoes not meet the test of market value,
\nwhich assumes an active market of
\nmany buyers and sellers, and a choice
\nof available properties.<\/p>\n
Market value does not apply to a non-
\nviable remainder, as it has no independent
\nhighest and best use. Instead, the value
\nof a non-viable remainder is tied to the
\nmarket value of a larger parcel by way
\nof « value in contribution. » Contributory
\nvalue is measured in terms of the
\namount the non-viable remainder adds
\nto the value of the larger parcel or as the
\namount that its absence detracts from the
\nvalue of the larger parcel. <\/p>\n
INJURIOUS AFFECTION
\nInjurious affection represents the loss
\nin value sustained by a remainder in
\na property expropriation, sometimes
\nreferred to as remainder damages. Section
\n1 of the Ontario Expropriations Act states
\nthat injurious affection is:<\/p>\n
(a) where a statutory authority acquires
\npart of the land of an owner,
\n(i) the reduction in market value <\/p>\n
thereby caused to the remaining
\n land of the owner by the
\n acquisition or by the construction
\n of the works thereon or by the <\/p>\n
For a remainder to have value,
\nit must have: (1) demand, (2) utility,
\n(3) scarcity, (4) purchasing power. »<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 13Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
END NOTES
\n1 Public Works defined as \u201cstructures, as <\/p>\n
roads, dams, or post offices, paid for by
\ngovernment funds for public use,\u201d http:\/\/
\ndictionary.reference.com\/browse\/public+works.<\/p>\n
2 Unlike in the US, where the Fifth
\nAmendment provides: \u201cnor shall private
\nproperty be taken for public use, without
\njust compensation,\u201d in Canada, no property
\nowner of land expropriated by statute for
\npublic purposes is entitled to compensation.
\nTherefore, in Canada, the federal
\ngovernment and each province and territory
\nhas passed a variety of expropriation acts
\nthat define the elements of compensation,
\nand there is an assumption that there will be
\ncompensation for expropriated land, unless
\nspecifically precluded.<\/p>\n
3 In Gardiner Burton Agencies Ltd. v. Nova
\nScotia Power Corp. (1986) NSCA, the court
\nruling emphasized that the \u201cafter\u201d value
\nmust be independently estimated, with the
\nresult deducted from the \u201cbefore\u201d value in
\ndetermining the amount of compensation
\ndue for injurious affection.<\/p>\n
4 The scheme represents the intended
\npublic purpose underlying the necessity
\nor justification for an expropriation. In
\nvaluing the property before the taking, the
\ninfluence of the scheme is to be ignored.
\nAfter the taking, the value of the remainder
\ntakes the influence of the scheme into
\naccount, and any special benefits flowing
\nfrom the scheme. See Windsor (City) v.
\nPaciorka Leaseholds Limited, 2012 ONCA
\n431 (CanLII). Leave to appeal denied
\nby the Supreme Court of Canada.<\/p>\n
5 Appraisal Institute,
\nThe Dictionary of Real Estate Appraisal, 5th
\ned. (Appraisal Institute, 2010, p. 166).<\/p>\n
6 Appraisal Institute,
\nThe Dictionary of Real Estate Appraisal, 5th
\ned. (Appraisal Institute, 2010, 167).<\/p>\n
7 Appraisal Institute,
\nThe Appraisal of Real Estate, 13th ed.
\n(Appraisal Institute, 2008, 15).<\/p>\n
PARTIAL TAKING EXPROPRIATION: THE REMAINDER<\/p>\n
use of the works thereon or any
\n combination of them, and<\/p>\n
(ii) such personal and business
\n damages, resulting from the
\n construction or use, or both,
\n of the works as the statutory
\n authority would be liable for if <\/p>\n
the construction or use were not
\n under the authority of a statute.12 <\/p>\n
For a property owner to sustain a claim
\nfor injurious affection arising out of
\na property expropriation, it must be
\ndemonstrated that the partial taking
\ncaused the remainder\u2019s value to change.
\nGenerally, the following criteria must be
\nsatisfied for a valid injurious affection:
\n(1) the remainder must be \u201cheld with\u201d
\nthe expropriated land; (2) the potential
\nloss in value of the remainder must be
\noccasioned by the use or construction
\nof the anticipated public works of
\nthe expropriating authority upon the
\nexpropriated land;13 (3) the potential
\nloss in value of the remainder must not
\nbe too remote;14 and (4) the potential
\nloss in value of the remainder must be
\npermanent rather than temporary.15
\nAs long as the expropriated land (the
\npart taken) is part of one holding
\nand is so inextricably linked to the
\nremainder as to diminish the existing
\nor potential use or marketability
\nthereof, the property owner is entitled
\nto compensation for the consequential
\ninjury to the part not taken.<\/p>\n
An after-taking market value that
\nis less than the before-taking market
\nvalue, minus the contributory value of
\nthe part expropriated, suggests that the
\nremainder has been injuriously affected
\n(i.e., sustained a disproportionate loss in
\nvalue). However, injurious affection must
\nbe proven through independent, mutually <\/p>\n
exclusive, and objective valuation
\nexercises without being tainted by a
\npresumption of damages. As noted by
\nthe Board in Ammouri,16 in rejecting the
\nposition taken by one of the appraisers:
\n\u201cHis approach in this case assumes de
\nfacto injurious affection, to which he
\nthen applied the findings of his ongoing
\nstudy to arrive at a quantification thereof.
\nInjurious affection is not axiomatic
\nas a consequence of a taking\u2026.[His]
\nanalysis in this case implies that it
\nis. He has put the cart before the
\nhorse, and the Board finds that in so
\ndoing he has not made out a case to
\ndemonstrate the presence of injurious
\naffection in these circumstances.\u201d<\/p>\n
Countless legal, physical and
\neconomic factors have the potential to
\naffect the market value of a remainder.
\nThe factors and their importance differ
\ndepending on the type of property, its
\nuse or potential use, and the presence
\nof improvements. Factors affecting
\nrural properties often differ from
\nthose that affect urban properties.17
\nSome of the potential factors that
\ncan impact the value of a remainder18
\ninclude title restrictions, easements,
\nexposure, accessibility, lot configuration,
\ndimensions and size, topography,
\ndrainage, crop production, diminished
\nutility of existing improvements,
\nincreased fixed costs, non-compliance
\nwith zoning provisions,19 and change in
\nhighest and best use.<\/p>\n
The timing and nature of the public
\nworks for which a property expropriation
\nis undertaken can also influence the
\nvalue of the remainder, due to the time
\nvalue of money and whether the public
\nworks restrict or enhance the utility of
\nthe remainder.<\/p>\n
Countless legal, physical and economic factors
\nhave the potential to affect the market value of a remainder. »<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201414 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/dictionary.reference.com\/browse\/public+works
\nhttp:\/\/dictionary.reference.com\/browse\/public+works<\/p>\n
8 \u201cAppraisals for expropriation can incur
\nhypothetical conditions, and may require the
\nappraiser to invoke the Jurisdictional Exception
\nprotocol [see 3.6],\u201d CUSPAP, effective January
\n1, 2012, Appraisal Standard 7.12.4.<\/p>\n
9 Appraisal Institute, The Dictionary of Real Estate
\nAppraisal, 5th ed. (Appraisal Institute, 2010,
\n122).<\/p>\n
10 Creative Stretch Fabrics Ltd. v. Pitt Meadows
\n(District) (1994), 54 L.C.R. 128, (B.C.E.C.B.).<\/p>\n
11 Also applied in McIlwaine v. Saskatchewan,
\n2000 SKQB 326 (CanLII); Holdom v. British
\nColumbia Transit (2005), 85 L.C.R. 198, 32
\nR.P.R. (4th) 58 at para. 93 (B.C.E.C.B.); Lulu
\nIsland Holdings Ltd. v. GVSDD, 2007 BCSC
\n938 (CanLII).<\/p>\n
12 According to Eaton, in the US, \u201cit is well
\nsettled, at least within the context of an
\naction for just compensation under the Fifth
\nAmendment, injuries to a landowner\u2019s business
\nare not compensable.\u201d Real Estate Valuation in
\nLitigation, 2nd ed. (Appraisal Institute, 2005,
\n58).<\/p>\n
13 This is known as the \u2018Edwards Rule,\u2019 and stems
\nfrom the English Court of Appeal ruling in
\nEdwards v. Minister of Transportation (1964)
\n2 Q.B. 135. Not all jurisdictions in Canada
\nfollow the Edwards Rule. For example, Alberta\u2019s
\nexpropriation act is not as restrictive as the
\nEdwards Rule, and compensates for injurious
\naffection if it results from the taking or from the
\nconstruction or use of \u201cthe works for which the
\nland is acquired.\u201d See Landex Investments Ltd. v.
\nRed Deer (City), 1991 ABCA 199 (CanLII). <\/p>\n
14 Todd, The Law of Expropriation and
\nCompensation in Canada, 2nd ed., 1992,
\nCarswell Thomson Professional Publishing,
\np.335.<\/p>\n
15 Claims for personal or business damages should
\nbe addressed separately and not as part of the
\nvalue of the real property. <\/p>\n
16 Ammouri v. Ministry of Transportation, 2008,
\nOMB Decision LC060014. In Vaness v.
\nKamloops (City), 2002 BCSC 663 (CanLII),
\nwhile acknowledging the difference in the
\nbefore (without the dyke) and after (with the
\ndyke) valuations is an appropriate measure
\nof damages, the court rejected the appraiser\u2019s
\nevidence, which consisted of an analysis of
\nunrelated waterfront lots province-wide as
\nthe basis for a 30% depreciation in value. The
\ncourt awarded a nominal sum of $1,000. The
\nappraiser was also criticized for exceeding his
\njurisdiction when he stated that \u201cthe primary
\nfunction of his appraisal report was to assess the
\ndamage claim,\u201d a role reserved for the court.<\/p>\n
17 Kirk Corson, Rural Settings: Valuation of
\nPartial Acquisitions and Damages, Right of Way
\n(May\/June 2008, 18-22).<\/p>\n
18 In a 1994 study Determination and
\nEvaluation of Remainder Characteristics
\nWhich Significantly Affect Right-of-Way
\nCosts, prepared by Texas Transportation
\nInstitute, a survey of various groups,
\nincluding appraisers and highway
\nright-of-way government professionals,
\nranked in order of most importance as
\nimpacting the quantum of remainder
\ndamages: 1) change in highest and best
\nuse; 2) size of remainder; 3) location
\nof access to abutting highway; 4)
\ndevelopment capabilities; 5) shape
\nof remainder; 6) width of remainder
\nabutting highway; 7) grade level of
\nabutting highway; and 8) length of
\nremainder (depth from highway)\/
\namount of access to abutting highway.
\nhttp:\/\/d2dtl5nnlpfr0r.cloudfront.net\/tti.
\ntamu.edu\/documents\/1390-1.pdf. <\/p>\n
19 Carol Lansing, and Mark Savin.
\nAssessing and Mitigating the
\nZoning Impacts of a Partial Taking,
\nCondemnation, Zoning and Land Use,
\n2009 Annual Review, American Bar
\nAssociation. http:\/\/www.faegrebd.com\/
\nwebfiles\/lansing_reprint.pdf. <\/p>\n
EDITOR’S NOTE: <\/p>\n
The remainder of this article can
\nbe accessed on the Appraisal
\nInstitute of Canada website at: <\/p>\n
www.aicanada.ca\/industry-
\nresources\/canadian-property-<\/p>\n
valuation-magazine\/<\/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 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 15Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/d2dtl5nnlpfr0r.cloudfront.net\/tti.tamu.edu\/documents\/1390-1.pdf
\nhttp:\/\/www.faegrebd.com\/webfiles\/lansing_reprint.pdf
\nhttp:\/\/www.aicanada.ca\/industry-resources\/canadian-property-valuation-magazine\/
\nwww.crvg.com
\nmailto:jwasmuth@crvg.com
\nmailto:jeremy.wasmuth@crvg.com<\/p>\n
R\u00c9SUM\u00c9
\nCe document se propose d\u2019informer les
\n\u00e9valuateurs et les professionnels de
\nl\u2019immobilier au sujet des difficult\u00e9s que
\npr\u00e9sentent l\u2019\u00e9valuation de biens expropri\u00e9s
\net les proc\u00e9dures n\u00e9cessaires pour \u00e9tayer les
\nopinions quant \u00e0 la valeur d\u2019une expropriation
\npartielle. Le propri\u00e9taire d\u2019un bien expropri\u00e9 a
\ndroit \u00e0 la valeur marchande du terrain qui lui est
\nenlev\u00e9 plus toute diminution de valeur subie par
\nle r\u00e9sidu. D\u00e9pendamment de la nature et de la
\nport\u00e9e de l\u2019expropriation, y compris des travaux
\npublics1, la valeur du terrain r\u00e9siduel peut \u00eatre
\naffect\u00e9e. L\u2019ampleur des r\u00e9percussions sur la
\nvaleur est fonction de la d\u00e9termination \u00e0 savoir
\nsi le terrain qui n\u2019est pas expropri\u00e9 est un r\u00e9sidu
\nviable ou non viable. Apr\u00e8s une expropriation
\npartielle, le r\u00e9sidu constitue un bien immobilier
\nenti\u00e8rement nouveau qui exige la pr\u00e9paration
\nd\u2019une \u00e9valuation distincte autonome et
\nind\u00e9pendante de l\u2019\u00e9valuation du bien original.<\/p>\n
Les expropriations exigent fr\u00e9quemment l\u2019ex\u00e9cution de travaux publics. Les \u00e9valuations se doivent d\u2019aider \u00e0 quantifier la
\nr\u00e9mun\u00e9ration \u00e0 laquelle un propri\u00e9taire
\nfoncier a droit. Dans l\u2019expropriation
\nd\u2019un bien,2 une expropriation partielle
\nlaisse toujours derri\u00e8re elle un bien
\nnon expropri\u00e9. Le terrain non acquis
\npeut poss\u00e9der divers degr\u00e9s d\u2019utilit\u00e9,
\nd\u00e9pendamment de la nature et des
\ncaract\u00e9ristiques du terrain, de la
\npr\u00e9sence et du type de toutes les
\nam\u00e9liorations et de la relation spatiale
\ndu terrain avec le bien-fonds attenant,
\ny compris la partie expropri\u00e9e. Le
\nterrain qui n\u2019est pas acquis lors de
\nl\u2019expropriation d\u2019un bien est ce qu\u2019on
\nappelle le r\u00e9sidu. Une expropriation
\npartielle qui cause une disjonction
\naura toujours plus d\u2019un r\u00e9sidu.<\/p>\n
Tout r\u00e9sidu devrait \u00eatre
\ntrait\u00e9 comme un nouveau bien-
\nfonds exigeant une \u00e9valuation
\npr\u00e9par\u00e9e ind\u00e9pendamment de
\nl\u2019\u00e9valuation avant l\u2019expropriation.3
\nLes principes d\u2019\u00e9valuation
\nutilis\u00e9s dans l\u2019\u00e9valuation initiale
\ndevraient aussi \u00eatre appliqu\u00e9s \u00e0
\nl\u2019\u00e9valuation du r\u00e9sidu, y compris
\nl\u2019identification de la plus grosse
\nparcelle comme faisant partie de
\nl\u2019analyse de l\u2019utilisation optimale
\ndu r\u00e9sidu. Toutefois, les deux
\n\u00e9valuations doivent se conformer aux
\ndispositions pertinentes de la loi sur
\nl\u2019expropriation en vigueur, faisant
\nabstraction du projet quand il y a
\nlieu de le faire.4 <\/p>\n
On d\u00e9finit un r\u00e9sidu comme
\n\u00ab la portion d\u2019une plus grosse
\nparcelle demeurant la propri\u00e9t\u00e9 <\/p>\n
EXPROPRIATION
\nPARTIELLE :
\nLE R\u00c9SIDU
\nPAR TONY SEVELKA, AACI, P.APP<\/p>\n
Apr\u00e8s une expropriation partielle, le r\u00e9sidu constitue un bien
\nimmobilier enti\u00e8rement nouveau qui exige la pr\u00e9paration d\u2019une \u00e9valuation
\ndistincte autonome et ind\u00e9pendante de l\u2019\u00e9valuation du bien original. »<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201416 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
du propri\u00e9taire foncier apr\u00e8s une
\nexpropriation partielle. \u00bb5 Un autre
\nterme proche est celui de restant,
\nqu\u2019on d\u00e9finit comme \u00ab un r\u00e9sidu ayant
\nune utilit\u00e9 ou valeur \u00e9conomique
\nn\u00e9gligeable \u00e0 cause de sa taille, sa
\nforme, [son emplacement] ou d\u2019autres
\ncaract\u00e9ristiques pr\u00e9judiciables; aussi
\nappel\u00e9 r\u00e9sidu non rentable ou restant
\nnon rentable. \u00bb6 <\/p>\n
Il existe deux types de r\u00e9sidus en
\nexpropriation fonci\u00e8re. Dans le pr\u00e9sent
\ndocument, ils sont d\u00e9sign\u00e9s comme
\nr\u00e9sidus viables et r\u00e9sidus non viables.
\nUn r\u00e9sidu viable est un r\u00e9sidu vendable
\ncomme entit\u00e9 autonome. Un r\u00e9sidu non
\nviable est essentiellement l\u2019\u00e9quivalent
\nd\u2019un restant ou d\u2019un r\u00e9sidu non rentable
\nou d\u2019un restant non rentable, termes
\nd\u2019usage commun dans les juridictions
\naux \u00c9.-U.<\/p>\n
Pour qu\u2019un r\u00e9sidu ait une valeur,
\nil doit poss\u00e9der quatre facteurs
\n\u00e9conomiques :7 (1) une demande (il doit
\n\u00eatre d\u00e9sir\u00e9; moins il y a d\u2019acheteurs, plus
\nla demande est faible); (2) une utilit\u00e9
\n(les acheteurs doivent pouvoir l\u2019utiliser);
\n(3) une raret\u00e9 (il doit \u00eatre relativement
\nrare, parce qu\u2019un exc\u00e9dent d\u2019offre fait
\nbaisser le prix); (4) pouvoir d\u2019achat
\n(il doit y avoir une capacit\u00e9 financi\u00e8re
\nd\u2019acheter; une baisse du nombre
\nd\u2019acheteur fait baisser le prix).<\/p>\n
Les \u00e9valuateurs sont appel\u00e9s par
\nles autorit\u00e9s expropriantes et par les
\npropri\u00e9taires concern\u00e9s \u00e0 pr\u00e9parer des
\n\u00e9valuations en conformit\u00e9 du cadre
\nl\u00e9gislatif.8 Le r\u00f4le de l\u2019\u00e9valuateur
\nconsiste \u00e0 faire une enqu\u00eate afin
\nde d\u00e9gager l\u2019ensemble des facteurs
\n\u00e9conomiques pertinents et d\u2019\u00e9laborer
\ndes opinions bien \u00e9tay\u00e9es sur la valeur <\/p>\n
\u00e0 l\u2019int\u00e9rieur de ce cadre l\u00e9gislatif. Ce
\ntravail exige une bonne compr\u00e9hension
\ndes proc\u00e9dures d\u2019\u00e9valuation s\u2019appliquant
\nuniquement \u00e0 l\u2019expropriation.<\/p>\n
VALEUR MARCHANDE
\nLa valeur marchande \u00e9tant le point
\nde mire de la plupart des t\u00e2ches
\nd\u2019\u00e9valuation, une d\u00e9finition \u00e9conomique
\net une d\u00e9finition juridique ont \u00e9t\u00e9
\n\u00e9labor\u00e9es. La d\u00e9finition \u00e9conomique
\nde la valeur marchande que donne
\nl\u2019Appraisal Institute est : \u00ab Le prix le
\nplus probable auquel l\u2019int\u00e9r\u00eat foncier
\nsp\u00e9cifi\u00e9 devrait se vendre sur un march\u00e9
\nde concurrence apr\u00e8s une p\u00e9riode
\nd\u2019exposition raisonnable, \u00e0 une date
\ndonn\u00e9e, en esp\u00e8ces ou selon des termes
\n\u00e9quivalents, dans toutes les conditions
\nrequises pour l\u2019obtention d\u2019un prix de
\nvente \u00e9quitable, l\u2019acheteur et le vendeur
\nagissant avec prudence, en connaissance
\nde cause, dans leur propre int\u00e9r\u00eat et
\nsans contrainte. \u00bb9 Une \u00e9valuation
\npr\u00e9par\u00e9e aux fins d\u2019une expropriation
\nexige une d\u00e9finition juridique de la
\nvaleur marchande extraite de la loi sur
\nl\u2019expropriation aff\u00e9rente. Par exemple,
\nen Ontario, le paragraphe 14(1) de
\nla Loi sur l\u2019expropriation d\u00e9finit la
\nvaleur marchande comme : \u00ab La valeur
\nmarchande d\u2019un bien-fonds expropri\u00e9
\ncorrespond \u00e0 la somme qu\u2019il rapporterait
\nvraisemblablement s\u2019il \u00e9tait vendu sur le
\nmarch\u00e9 libre par un vendeur consentant
\n\u00e0 un acheteur consentant. \u00bb<\/p>\n
Une opinion sur la valeur
\nmarchande d\u2019un bien-fonds doit se
\nfonder sur l\u2019utilisation optimale.10
\nL\u2019utilisation optimale est la question
\nde fait fondamentale \u00e0 laquelle on doit
\nr\u00e9pondre avant qu\u2019un \u00e9valuateur puisse <\/p>\n
offrir une opinion quant \u00e0 la valeur
\nmarchande.11 Tous les aspects pertinents
\nde l\u2019analyse de l\u2019utilisation optimale qui
\ns\u2019appliquent au bien-fonds expropri\u00e9
\ndoivent \u00eatre examin\u00e9s et suffisamment
\ndocument\u00e9s pour appuyer l\u2019opinion sur
\nla valeur marchande.<\/p>\n
L\u2019\u00e9valuateur a pour premier objectif
\nd\u2019\u00e9laborer des opinions fond\u00e9es sur des
\nfaits quant \u00e0 la valeur marchande, mais
\nla valeur marchande ne s\u2019applique pas
\ndans un march\u00e9 bilat\u00e9ral. On entend
\npar march\u00e9 bilat\u00e9ral un march\u00e9 dans
\nlequel un seul vendeur est confront\u00e9 par
\nun seul acheteur. En pareille situation,
\nla valeur d\u2019un r\u00e9sidu non viable est
\naffect\u00e9e par l\u2019interd\u00e9pendance du r\u00e9sidu
\nnon viable et d\u2019un bien-fonds attenant
\nappartenant \u00e0 un autre propri\u00e9taire,
\ncombin\u00e9 pour former une seule plus
\ngrosse parcelle. Le transfert d\u2019une
\npropri\u00e9t\u00e9 dans de telles conditions
\nne satisfait pas au test de la valeur <\/p>\n
Pour qu\u2019un r\u00e9sidu ait une valeur, il doit
\nposs\u00e9der quatre facteurs \u00e9conomiques : <\/p>\n
(1) une demande, (2) une utilit\u00e9,
\n(3) une raret\u00e9, (4) pouvoir d\u2019achat. »<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 17Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
marchande, ce test supposant un march\u00e9
\nactif comptant plusieurs acheteurs et
\nvendeurs et offrant un choix de bien-
\nfonds disponibles.<\/p>\n
La valeur marchande ne s\u2019applique
\npas \u00e0 un r\u00e9sidu non viable, parce que
\nce dernier n\u2019a pas d\u2019utilisation optimale
\nind\u00e9pendante. La valeur d\u2019un r\u00e9sidu
\nnon viable se rattache plut\u00f4t \u00e0 la valeur
\nmarchande d\u2019une plus grosse parcelle par
\nvoie de \u00ab valeur contributive \u00bb. La valeur
\ncontributive se mesure en termes de
\nmontant que le r\u00e9sidu non viable ajoute
\n\u00e0 la valeur de la parcelle plus grosse ou
\nde montant que l\u2019absence du r\u00e9sidu non
\nviable soustrait de la valeur de la parcelle
\nplus grosse. <\/p>\n
EFFET PR\u00c9JUDICIABLE
\nL\u2019effet pr\u00e9judiciable, parfois appel\u00e9
\ndommages r\u00e9siduels, repr\u00e9sente la
\nperte de valeur subie par un r\u00e9sidu lors
\nde l\u2019expropriation d\u2019un bien-fonds.
\nL\u2019article 1 de la Loi sur l\u2019expropriation de
\nl\u2019Ontario pr\u00e9cise qu\u2019un effet pr\u00e9judiciable
\nse produit :<\/p>\n
(a) lorsqu\u2019une autorit\u00e9 l\u00e9galement
\ncomp\u00e9tente acquiert une partie du
\nbien-fonds d\u2019un propri\u00e9taire :
\n(i) d\u2019une part, de la diminution de <\/p>\n
la valeur marchande de la partie
\nrestante du bien-fonds du pro-
\npri\u00e9taire qui est caus\u00e9e par cette
\nacquisition, par la construction
\nd\u2019ouvrages sur le bien-fonds, par
\nl\u2019utilisation des ouvrages qui s\u2019y
\ntrouvent ou par toute combinai-
\nson de ces \u00e9l\u00e9ments, <\/p>\n
(ii) d\u2019autre part, des dommages
\npersonnels et commerciaux qui
\nr\u00e9sultent de la construction ou
\nde l\u2019utilisation des ouvrages, ou
\nde ces deux \u00e9l\u00e9ments \u00e0 la fois, et <\/p>\n
dont l\u2019autorit\u00e9 l\u00e9galement com-
\np\u00e9tente serait tenue responsable
\nsi cette construction ou cette
\nutilisation n\u2019\u00e9taient pas autoris\u00e9es
\naux termes d\u2019une loi.12 <\/p>\n
Pour que soit accueillie la r\u00e9clamation
\ndu propri\u00e9taire d\u2019un bien-fonds en vertu
\nde l\u2019effet pr\u00e9judiciable d\u00e9coulant d\u2019une
\nexpropriation, il doit \u00eatre d\u00e9montr\u00e9 que
\nl\u2019expropriation partielle a provoqu\u00e9 un
\nchangement \u00e0 la valeur du r\u00e9sidu. En
\ng\u00e9n\u00e9ral, les crit\u00e8res suivants doivent
\ns\u2019appliquer pour qu\u2019un effet pr\u00e9judicia-
\nble soit reconnu : (1) le r\u00e9sidu doit \u00eatre
\n\u00ab d\u00e9tenu avec \u00bb le terrain expropri\u00e9; (2) la
\nperte de valeur potentielle du r\u00e9sidu doit
\n\u00eatre occasionn\u00e9e par l\u2019utilisation ou la
\nconstruction des travaux publics pr\u00e9vus
\neffectu\u00e9s par l\u2019autorit\u00e9 expropriante sur le
\nterrain expropri\u00e9;13 (3) la perte de valeur
\npotentielle du r\u00e9sidu doit ne pas \u00eatre trop
\n\u00e9loign\u00e9e;14 (4) la perte de valeur potenti-
\nelle du r\u00e9sidu doit \u00eatre permanente plut\u00f4t
\nque temporaire.15 Tant que le terrain
\nexpropri\u00e9 (la partie expropri\u00e9e) fait partie
\nd\u2019un seul bien foncier et reli\u00e9 de fa\u00e7on
\ntellement inextricable au r\u00e9sidu qu\u2019il
\nen diminue l\u2019utilisation ou la qualit\u00e9
\nmarchande courante ou potentielle, le
\npropri\u00e9taire foncier a droit \u00e0 une indem-
\nnisation du pr\u00e9judice cons\u00e9quent subi par
\nla partie non expropri\u00e9e.<\/p>\n
Une valeur marchande apr\u00e8s expro-
\npriation qui est moindre que la valeur
\nmarchande avant expropriation, mois la
\nvaleur contributive de la partie expro-
\npri\u00e9e, sugg\u00e8re que le r\u00e9sidu a subi un
\npr\u00e9judice (c.-\u00e0-d., a subi une perte de
\nvaleur disproportionn\u00e9e). Cependant,
\nl\u2019effet pr\u00e9judiciable doit \u00eatre prouv\u00e9 par
\ndes exercices d\u2019\u00e9valuation ind\u00e9pendants,
\nmutuellement exclusifs et objectifs qui
\nne sont pas biais\u00e9s par une pr\u00e9somption <\/p>\n
de dommages. Comme l\u2019a indiqu\u00e9 la
\nCommission dans Ammouri,16 en rejetant
\nla position prise par l\u2019un des \u00e9valuateurs :
\n\u00ab Son approche dans cette affaire suppose
\nun effet pr\u00e9judiciable de fait auquel il a
\nensuite appliqu\u00e9 les constatations de son
\n\u00e9tude pour en arriver \u00e0 une quantifica-
\ntion. L\u2019effet pr\u00e9judiciable n\u2019est pas une
\ncons\u00e9quence axiomatique d\u2019une expropri-
\nation\u2026. [Son] analyse dans cette affaire
\nle laisse entendre. Il a mis la charrue
\ndevant les b\u0153ufs et la Commission juge
\nque, ce faisant, il n\u2019a pas d\u00e9montr\u00e9 la
\npr\u00e9sence d\u2019un effet pr\u00e9judiciable dans
\nces circonstances. \u00bb<\/p>\n
D\u2019innombrables facteurs juridiques,
\nphysiques et \u00e9conomiques peuvent
\ninfluer sur la valeur marchande d\u2019un
\nr\u00e9sidu. Les facteurs et leur importance
\nvarient selon le type de propri\u00e9t\u00e9, son
\nutilisation r\u00e9elle ou potentielle et la
\npr\u00e9sence d\u2019am\u00e9liorations. Les facteurs
\nqui affectent des biens-fonds ruraux17
\nsont souvent diff\u00e9rents de ceux qui
\naffectent les bien-fonds urbains. Certains
\ndes facteurs potentiels qui peuvent avoir
\nune incidence sur la valeur d\u2019un r\u00e9sidu18
\ncomprennent les restrictions de titre,
\nservitudes, exposition, accessibilit\u00e9,
\nconfiguration, dimensions et taille du
\nlot, topographie, drainage, production
\nde cultures, baisse d\u2019utilit\u00e9 des
\nam\u00e9liorations existantes, augmentation
\ndes co\u00fbts fixes, non-conformit\u00e9 aux
\ndispositions de zonage19 et changement
\nde l\u2019utilisation optimale.<\/p>\n
Le moment et la nature des travaux
\npublics pour lesquels l\u2019expropriation du
\nbien-fonds est entreprise peut aussi avoir
\ndes r\u00e9percussions sur la valeur du r\u00e9sidu \u00e0
\ncause de la valeur temporaire de l\u2019argent
\net selon que lesdits travaux publics lim-
\nitent ou rehaussent l\u2019utilit\u00e9 du r\u00e9sidu. <\/p>\n
EXPROPRIATION PARTIELLE : LE R\u00c9SIDU<\/p>\n
D\u2019innombrables facteurs juridiques, physiques et
\n\u00e9conomiques peuvent influer sur la valeur marchande d\u2019un r\u00e9sidu. »<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201418 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
NOTES
\n1 Travaux publics d\u00e9finis comme \u00ab structures, <\/p>\n
chemins, digues, ou bureaux de poste, pay\u00e9s
\npar le gouvernement \u00e0 des fins d\u2019utilisation
\npublique \u00bb, http:\/\/dictionary.reference.com\/
\nbrowse\/public+works.<\/p>\n
2 Contrairement aux \u00c9.-U., o\u00f9 le Cinqui\u00e8me
\namendement \u00e0 la Constitution pr\u00e9voit que :
\n\u00ab on ne peut utiliser la propri\u00e9t\u00e9 priv\u00e9e \u00e0 des
\nfins publiques sans indemnisation \u00e9quitable \u00bb,
\nau Canada, aucun propri\u00e9taire d\u2019un terrain
\nexpropri\u00e9 par statut \u00e0 des fins publiques a
\ndroit \u00e0 une indemnisation. Par cons\u00e9quent,
\nau Canada, le gouvernement f\u00e9d\u00e9ral et chaque
\nprovince et territoire a adopt\u00e9 diverses lois
\nr\u00e9gissant l\u2019expropriation qui d\u00e9finissent les
\n\u00e9l\u00e9ments d\u2019indemnisation en s\u2019appuyant sur
\nl\u2019hypoth\u00e8se qu\u2019il y aura indemnisation pour
\nexpropriation \u00e0 moins d\u2019interdiction expresse.<\/p>\n
3 Dans Gardiner Burton Agencies Ltd. c.
\nNova Scotia Power Corp. (1986) NSCA, la
\nd\u00e9cision de la cour fait ressortir que la valeur
\n\u00ab apr\u00e8s expropriation \u00bb doit \u00eatre estim\u00e9e
\nind\u00e9pendamment, le r\u00e9sultat \u00e9tant d\u00e9duit
\nde la valeur \u00ab avant expropriation \u00bb pour
\nd\u00e9terminer le montant de l\u2019indemnisation
\ncaus\u00e9e par l\u2019effet pr\u00e9judiciable.<\/p>\n
4 Le projet repr\u00e9sente l\u2019utilisation publique
\npr\u00e9vue sur laquelle repose la n\u00e9cessit\u00e9 ou
\nla justification d\u2019une expropriation. En
\n\u00e9valuant le bien-fonds avant l\u2019expropriation,
\non n\u2019ignore pas l\u2019influence du projet. Apr\u00e8s
\nl\u2019expropriation, la valeur du r\u00e9sidu prend en
\ncompte l\u2019influence du projet et tout avantage
\nsp\u00e9cial en d\u00e9coulant. Voir Windsor (ville) c.
\nPaciorka Leaseholds Limited, 2012 ONCA 431
\n(CanLII). Autorisation d\u2019appel rejet\u00e9e par la
\nCour supr\u00eame du Canada. <\/p>\n
5 Appraisal Institute, The Dictionary of Real
\nEstate Appraisal, 5e \u00e9dition (Appraisal
\nInstitute, 2010, p. 166).<\/p>\n
6 Appraisal Institute, The Dictionary of Real
\nEstate Appraisal, 5e \u00e9dition (Appraisal
\nInstitute, 2010, p. 167). <\/p>\n
7 Appraisal Institute, The Appraisal of Real
\nEstate, 13e \u00e9dition (Appraisal Institute,
\n2008, p. 15).<\/p>\n
8 \u00ab Les \u00e9valuations r\u00e9alis\u00e9es \u00e0 des fins
\nd\u2019expropriation peuvent comprendre des
\nconditions hypoth\u00e9tiques et peuvent exiger
\nque l\u2019\u00e9valuateur invoque une exception
\njuridictionnelle. [v. 3.6] \u00bb NUPPEC, en
\nvigueur le 1er janvier 2012, Norme relative
\naux activit\u00e9s d\u2019\u00e9valuation 7.12.4.<\/p>\n
9 Appraisal Institute, The Dictionary of Real
\nEstate Appraisal, 5e \u00e9dition (Appraisal
\nInstitute, 2010, 122).<\/p>\n
10 Creative Stretch Fabrics Ltd. v. Pitt
\nMeadows (District) (1994), 54 L.C.R. 128,
\n(B.C.E.C.B.).<\/p>\n
11 Aussi appliqu\u00e9e dans McIlwaine c.
\nSaskatchewan, 2000 SKQB 326 (CanLII);
\nHoldom c. British Columbia Transit (2005),
\n85 L.C.R. 198, 32 R.P.R. (4e) 58 au para.
\n93 (B.C.E.C.B.); Lulu Island Holdings Ltd. c.
\nGVSDD, 2007 BCSC 938 (CanLII).<\/p>\n
12 Selon Eaton, aux \u00c9.-U., \u00ab il est clairement
\n\u00e9tabli, du moins dans le contexte d\u2019une
\npoursuite pour indemnisation \u00e9quitable en
\nvertu du Cinqui\u00e8me amendement, que les
\npr\u00e9judices aux affaires d\u2019un propri\u00e9taire
\nfoncier ne sont pas indemnisables. \u00bb Real
\nEstate Valuation in Litigation, 2e \u00e9dition
\n(Appraisal Institute, 2005, 58).<\/p>\n
13 Cette mesure, connue sous le nom
\nd\u2019Edwards Rule, provient d\u2019une d\u00e9cision
\nde la Cour d\u2019appel anglaise dans l\u2019affaire
\nEdwards c. Minister of Transportation (1964)
\n2 Q.B. 135. Les juridictions au Canada
\nne suivent pas toutes la Edwards Rule.
\nPar exemple, la loi sur l\u2019expropriation de
\nl\u2019Alberta n\u2019est pas aussi restrictive que la
\nEdwards Rule et pr\u00e9voit une indemnisation
\npour effet pr\u00e9judiciable si elle r\u00e9sulte de
\nl\u2019expropriation ou de la construction ou
\nde l\u2019utilisation \u00ab des travaux pour lesquels
\nle terrain a \u00e9t\u00e9 acquis \u00bb. Voir Landex
\nInvestments Ltd. c. Red Deer (ville), 1991
\nABCA 199 (CanLII). <\/p>\n
14 Todd, \u00ab The Law of Expropriation and
\nCompensation in Canada \u00bb, 2e \u00e9dition,
\n1992, Carswell Thomson Professional
\nPublishing, p.335.<\/p>\n
15 Les r\u00e9clamations pour dommages personnels ou
\nd\u2019affaires devraient \u00eatre abord\u00e9es s\u00e9par\u00e9ment et
\nnon comme partie de la valeur du bien r\u00e9el. <\/p>\n
16 Ammouri c. Ministry of Transportation, 2008,
\nD\u00e9cision OMB LC060014. Dans Vaness c.
\nKamloops (ville), 2002 BCSC 663 (CanLII),
\ntout en reconnaissant que la diff\u00e9rence entre
\nles \u00e9valuations avant (sans la digue) et apr\u00e8s
\n(avec la digue) est une fa\u00e7on convenable de
\nmesurer les dommages, la cour a rejet\u00e9 la
\npreuve avanc\u00e9e par l\u2019\u00e9valuateur qui consistait
\nen une analyse des lots riverains ind\u00e9pendants
\n\u00e0 l\u2019\u00e9chelle de la province comme justification
\nd\u2019une d\u00e9pr\u00e9ciation de 30 % de la valeur. La
\ncour a accord\u00e9 une somme nominale de 1 000
\n$. L\u2019\u00e9valuateur a aussi \u00e9t\u00e9 r\u00e9primand\u00e9 pour
\navoir outrepass\u00e9 son domaine de comp\u00e9tence
\nen d\u00e9clarant la fonction dans son rapport
\nd\u2019\u00e9valuation d\u2019\u00e9valuer la r\u00e9clamation des
\ndommages \u00bb, r\u00f4le qui est r\u00e9serv\u00e9 \u00e0 la cour.<\/p>\n
17 Kirk Corson, \u00ab Rural Settings: Valuation of
\nPartial Acquisitions and Damages \u00bb, Right of
\nWay (mai-juin 2008, 18-22).<\/p>\n
18 Dans une \u00e9tude de 1994 \u00ab Determination
\nand Evaluation of Remainder Characteristics
\nWhich Significantly Affect Right-of-Way
\nCosts \u00bb, pr\u00e9par\u00e9e par le Texas Transportation
\nInstitute, une enqu\u00eate aupr\u00e8s de divers groupes,
\ny compris des \u00e9valuateurs et professionnels
\ngouvernementaux des droits de passage, a class\u00e9
\npar ordre d\u2019importance l\u2019impact des dommages
\naux r\u00e9sidus comme suit : 1) changement de
\nl\u2019utilisation optimale; 2) taille du r\u00e9sidu;
\n3) emplacement de l\u2019acc\u00e8s \u00e0 la route attenante;
\n4) capacit\u00e9s de d\u00e9veloppement; 5) taille
\ndu r\u00e9sidu; 6) largeur du r\u00e9sidu sur la route
\nattenante; 7) hauteur de la route attenante;
\n8) longueur du r\u00e9sidu (profondeur)\/nombre
\nd\u2019acc\u00e8s \u00e0 la route. http:\/\/d2dtl5nnlpfr0r.
\ncloudfront.net\/tti.tamu.edu\/documents\/1390-1.pdf.<\/p>\n
19 Carol Lansing et Mark Savin. \u00ab Assessing and
\nMitigating the Zoning Impacts of a Partial
\nTaking \u00bb Condemnation, Zoning and Land
\nUse, 2009 Annual Review, American Bar
\nAssociation. http:\/\/www.faegrebd.com\/webfiles\/
\nlansing_reprint.pdf. <\/p>\n
NOTE DE LA R\u00c9DACTION : <\/p>\n
la suite de cet article est accessible \u00e0 m\u00eame le site Web de l\u2019Institut canadien des \u00e9valuateurs \u00e0 l\u2019adresse : <\/p>\n
www.aicanada.ca\/industry-resources\/canadian-property-valuation-magazine\/<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 19Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/dictionary.reference.com\/browse\/public+works
\nhttp:\/\/d2dtl5nnlpfr0r.cloudfront.net\/tti.tamu.edu\/documents\/1390-1.pdf
\nhttp:\/\/www.faegrebd.com\/webfiles\/lansing_reprint.pdf
\nhttp:\/\/www.aicanada.ca\/industry-resources\/canadian-property-valuation-magazine\/<\/p>\n
In December 2012, Ottawa City Council awarded the contract to design, build, finance and maintain the first leg of Ottawa\u2019s Light Rail Transit system \u2013 the
\nConfederation Line \u2013 to the Rideau Transit Group (RTG).<\/p>\n
The $2.13 billion Confederation Line is the largest
\ninfrastructure project in the City of Ottawa since the construction
\nof the Rideau Canal. When complete and operational in 2018,
\nthe Confederation Line (www.confederationline.ca) will provide
\nrapid and high-quality transit service from the Tunney\u2019s Pasture
\nMixed Use Center\/employment node in the west to Blair
\nStation Mixed use Center\/employment node in the east. This
\n12.5-kilometre, 13-station electric Light Rail Transit (LRT)
\nsystem includes a 2.5-km tunnel to address the increasingly severe
\nbus bottleneck through the downtown core that slows service and
\nchallenges the reliability of the City\u2019s transit system. <\/p>\n
The project is part of the City\u2019s overarching and long-
\nterm smart-growth objectives laid out in the Official Plan,
\nTransportation Master Plan, and Infrastructure Master Plan.
\nTogether, these plans call for the creation of densified, mixed-
\nuse neighbourhoods surrounding Confederation Line stations.<\/p>\n
This article reviews the real property challenges associated
\nwith a project of this magnitude along with developing
\nTransit Oriented Development (TOD) and other initiatives
\nto support intensification.<\/p>\n
Securing property for the Confederation Line
\nThe property requirements for the Confederation Line
\nconsist of four components:<\/p>\n
1) Confederation Line \u2013 guideway and stations
\n2) Integrated station entrances and <\/p>\n
Business Development Strategy (BDS)
\n3) Maintenance and Storage Facility (MSF)
\n4) Easements for Hydro Ottawa<\/p>\n
Confederation Line
\nThe Confederation Line, except for the tunnel section, is a
\nconversion of the City\u2019s surface Bus Rapid Transit Network
\n(BRT) and, therefore, exists mostly within the City\u2019s right of
\nway. A range of real estate acquisitions were required to permit
\nthe construction, future operation and maintenance of the
\nConfederation Line, including the acquisition of fee simple
\ninterests, easements (permanent and temporary), licenses and
\nencroachment permits. Many of these have been stratified to
\nseparate our surface, subsurface and aerial rights, as required
\nto address complexities in property acquisition for tunnel
\nconstruction through the downtown.<\/p>\n
Public lands represent approximately 75% of the property
\nrequirements for the Confederation Line. The vast majority of
\nthese lands have been secured through complex Memorandums
\nof Understanding (MOUs) with federal, provincial and other
\ninstitutional landowners such as Parks Canada, Public Works
\nand Government Services Canada, the Ontario Ministry of
\nTransportation, the University of Ottawa and the National
\nCapital Commission (NCC). Since a municipality does not
\nhave the power to expropriate federal or provincial land,
\ndetailed and multi-faceted processes were required to secure
\nthe right of way. While these complex negotiations presented
\nmany challenges, they also provided the City an opportunity
\nto resolve outstanding property issues with the NCC dating
\nback to the 1980\u2019s relating to the construction of the bus
\nrapid transitway.<\/p>\n
REAL PROPERTY
\nCHALLENGES with <\/p>\n
Ottawa\u2019s largest infrastructure
\nproject in recent history<\/p>\n
By Gordon E. MacNair, AACI, P. App.,
\nSR\/WA, is Director, Real Estate Partnerships &
\nDevelopment Office for the City of Ottawa and
\nthe Secretary and Chief Operating Officer for the
\nOttawa Community Land Development Corporation<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201420 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.confederationline.ca<\/p>\n
Some of the property requirements for the Confederation
\nLine were in private ownership. The majority of these
\nproperty rights have been secured either through
\nnegotiated agreements or through the expropriation
\nprocess. Where construction timing made it necessary
\nfor the City to initiate expropriation proceedings, the
\nCity has continued to pursue negotiated settlements
\nwith expropriated property owners. To date, the
\nCity has completed two rounds of expropriations
\nand anticipates moving forward with a third
\nround in 2014 to secure a number of temporary <\/p>\n
working easements should they be required.
\nFrom a valuation perspective, the acquisition of <\/p>\n
subterranean tunnel segments in the downtown core has
\npresented a range of challenges. Compensation for these
\ntakings has yet to be settled in some instances; however,
\nthe City anticipates that factors such as the depth of the
\nupper limit of the taking, the current use of the properties
\nat grade, and betterment associated with the construction
\nof the new transportation infrastructure will continue to
\nplay a central role in determining the market value of tunnel
\nsegments and injurious affection to remainder lands, if any.<\/p>\n
Wherever possible, the City has attempted to minimize
\nthe need for property by making strategic use of existing City
\nproperty for various project requirements such as staging areas
\nand by entering into targeted agreements for limited property
\nrights. For example, the City negotiated a five-year lease of a
\ndowntown surface parking lot that was being held for future
\ndevelopment. The negotiated agreement provides access for
\ntunneling equipment in the mid-section of the Confederation
\nLine tunnel while leaving ownership of the parcel and the future
\ndevelopment potential of the site with the property owner. <\/p>\n
Integrated station entrances
\nand Business Development Strategy
\nMaximizing station integration opportunities in the downtown
\ncore is a critical project element as it creates functional
\nentrances, business connections and a more desirable
\ncommuting experience. It also frees up the City right of way
\non downtown streets creating a more functional public realm
\nbalancing the needs of transit users, pedestrians and cyclists
\nwhile providing an opportunity for an improved streetscape.
\nTherefore, it was an important property acquisition objective to
\nsecure the property rights for these integrated station entrances. <\/p>\n
Complementing this objective, and in recognition of the
\nCity\u2019s goal to proactively engage private or public participants
\nto promote \u2018transit oriented developments\u2019 (TOD) and
\nconnections at or near stations, the City undertook the Business
\nDevelopment Strategy initiatives in 2008. The first step of
\nthis process was to send out Requests for Information (RFI)
\nto private sector businesses and landowners along the tunnel
\nalignment. City staff also approached numerous landlords,
\ndevelopers, retailers, landowners and other interested parties to
\nexplore and promote opportunities to integrate into downtown
\nstations. We have currently been successful in locating five of
\nthe six entrances for the three tunnel stations off the right of
\nway. This strategy resulted in downtown properties connecting <\/p>\n
to the Confederation Line underground. Negotiating the
\nproperty rights required for these entrances proved an
\ninteresting challenge in order to achieve a potential \u2018win\/win\u2019
\nscenario for both parties. It was made particularly challenging
\ninsomuch as acquiring property rights within an existing
\nbuilding is somewhat unique and uncommon. <\/p>\n
Term sheets have been executed with all five owners, with
\nother documents, such as construction agreements, to follow
\nat a later date. Three of these entrances will require integrating
\nwith or accommodation of existing structures such as office,
\nmixed use and shopping centre buildings, while a fourth
\nintegrated station will require the demolition of an existing
\nretail\/office building entrance. A fifth downtown location
\nis located on a vacant parcel of land, however, through the
\ngranting of air-rights, the station entrance planned for the site
\nwill be structurally designed to accommodate a large multi-
\nstorey building above it. The sixth entrance is located on City
\nright of way.<\/p>\n
There were over 20\u00a0
\nAIC-Designated Members who <\/p>\n
played a significant role in the complex
\nvaluation and expropriation negotiations <\/p>\n
with property owners. Their expertise has
\nbeen critical to the success of the <\/p>\n
Confederation Line to date.<\/p>\n
Appraise more than farmland
\nExpand your expertise and appraise some
\nof Canada\u2019s most progressive agricultural
\nassets. Send your resum\u00e9 to hr-rh@fcc.ca
\nand quote Valuations99 in the subject line.<\/p>\n
Vous \u00e9valuerez plus que des
\nterres agricoles.
\n\u00c9largissez votre champ de comp\u00e9tences
\net \u00e9valuez certains des biens agricoles
\nles plus progressifs au Canada. Faites
\nparvenir votre curriculum vit\u00e6 par
\ncourriel \u00e0 rh-hr@fac.ca en indiquant
\n\u00c9valuations99 dans la ligne objet.<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 21Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
mailto:hr-rh@fcc.ca
\nmailto:rh-hr@fac.ca<\/p>\n
Maintenance and Storage Facility (MSF)
\nThe Maintenance and Storage Facility land assembly involved
\n18 improved properties with a total of 26 acres, approximately
\n340,000 sq. ft. of building space in office and industrial
\nbuildings, 12 owners and 19 tenants. The acquisition included
\nthe expropriation of a 10-unit industrial\/commercial condo-
\nminium in its entirety, which is believed to be the first expro-
\npriation of this kind in the Province of Ontario and possibly in
\nCanada. The City registered the Expropriation Plan in January
\n2012, took possession in May 2012, and entered into occu-
\npancy agreements with most of the owners and tenants, with
\nthe last tenant vacating by March 2013. <\/p>\n
After completing the expropriation of these properties, the
\nCity undertook a property management role with respect to
\nthe MSF properties for approximately a year and amended
\nthe occupancy agreements with some of the owners\/tenants to
\nprovide sufficient time to relocate and, in some instances, con-
\nstruct a substitute property. From a compensation perspective,
\nthe relocation of expropriated owners\/tenants presented some
\nchallenges for the City, as many replacement properties identi-
\nfied by the expropriated owners\/tenants represented substantial
\nbetterments, including new construction and larger premises.
\nNotwithstanding this, all of the expropriated owners\/tenants
\nhave now secured replacement properties, and the City has
\nfinancially settled with the majority of them. <\/p>\n
The MSF facility will provide the maintenance and storage of
\nvehicles for the Confederation Line LRT system. Construction
\nof the facility will be completed in time to allow it to be used
\nto do the final assembly of the vehicles prior to commissioning.
\nThe project constructor, Rideau Transit Group (RTG), was
\nhanded possession of the MSF lands in April 2013, and all of the
\nimprovements have since been demolished.<\/p>\n
The land assembly for the MSF also allowed the City to cap-
\nitalize on a strategic acquisition for a property purchase (indus-
\ntrial building) to consolidate other City properties (OCTranspo)
\nthat are in close proximity to the MSF. <\/p>\n
Easements for Hydro Ottawa
\nThroughout the design process for the Confederation Line,
\nHydro Ottawa identified easements required for its power
\ninfrastructure to service the LRT. Consequently, a Hydro
\nAgency Agreement was executed between the City and Hydro
\nOttawa for the necessary approvals. In essence, the City acted
\nas an agent for Hydro Ottawa with respect to the negotiated
\nacquisition or, if necessary, the expropriation of the required
\nproperty interests. Through negotiations, the City secured all
\nof the necessary property requirements (easements) on behalf
\nof Hydro Ottawa with 10 property owners, thus negating the
\nneed for expropriation. The City also coordinated and obtained
\ntemporary Licenses of Occupations for construction staging
\nareas from adjacent public owners, necessary for the installation
\nof Hydro Ottawa\u2019s infrastructure.<\/p>\n
Part of the success related to securing these property
\nrequirements for the Confederation Line was that City Council
\nprovided unlimited delegated authority to staff on all property
\nacquisitions, subject to the concurrence of the local Ward
\nCouncilor. Settlements over $2M also required the concurrence
\nof the Mayor, with the ability to report out only after all of
\nthe properties were acquired. This ensured that the property
\nsettlements remained confidential until all property had
\nbeen secured.<\/p>\n
Transit Oriented Development (TOD)
\nand other initiatives supporting intensification
\nThe Confederation Line will help achieve the City\u2019s long-term
\ngrowth objectives by acting as a catalyst for the development
\nand redevelopment in the areas surrounding LRT stations. The
\nCity is already seeing an increased demand for development in
\nthese areas and the pace of this redevelopment is expected to
\nincrease leading up to the opening of the transit line and in the
\nyears after commissioning.<\/p>\n
Gordon MacNair, AACI, P.App
\nwill be presenting the Light Rail Transit
\nproject in more detail\u00a0 at the upcoming <\/p>\n
2014 AIC Conference in \u00a0Halifax.
\nDo not miss the opportunity to learn about <\/p>\n
the valuation challenges and lessons learned
\nalong the way, as one of Ottawa\u2019s largest <\/p>\n
infrastructure projects unfolds. Go to
\nwww.AICanada.ca\/AIC2014 <\/p>\n
to register today.<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201422 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.AICanada.ca\/AIC2014<\/p>\n
As a result of this demand, the City is proactively assessing
\nareas around each station and creating Transit Oriented
\nDevelopment (TOD) plans. These studies are determined
\nby an 800-metre radius around each station. All are based
\non smart growth principles and are designed to encourage
\ncomplete, dense communities where people live, work, shop
\nand play, while relying less on individual vehicle use. Emphasis
\nis applied on planning designs that encourage alternative
\nforms of transportation, including walking, cycling and public
\ntransit. Such planning initiatives will result in maximized
\nreturns on investment in major city-building infrastructure
\nprojects, like the Confederation Line. These also contribute
\nto the overall economic, environmental, social and cultural
\nsustainability of cities through efficient land use that
\naccommodates growth on existing and planned infrastructure.<\/p>\n
In that regard, the City has already completed Transit
\nOriented Development Plans and Community Development
\nPlans (CDPs) for eight of the 13 stations, which includes
\nthe Tremblay, St. Laurent, Cyrville, Lees, Hurdman, Blair,
\nTunney\u2019s Pasture, and Bayview stations. <\/p>\n
With respect to intensification, like many municipalities,
\nthe City of Ottawa historically maintained a policy that
\ndiscouraged development above major infrastructure. This
\npolicy was in accordance with best industry practice, as it
\nensured that operation of the infrastructure would not be
\ncompromised by development, and, conversely, development
\nwould not be compromised by infrastructure operation or
\nfailure. Further, it ensured that the degree of complexity
\nassociated with monitoring and maintaining the infrastructure
\nwould be kept to a minimum. The downside of this policy
\nis that it constrained and sometimes precluded development
\nin general and, often, in areas in which municipalities are
\nlooking to focus growth.<\/p>\n
In recent years, improvements in infrastructure
\nmaterials, construction techniques, and monitoring and
\nmaintenance practices along with the best-practice City-
\nbuilding smart growth goals of creating more compact, <\/p>\n
dense neighbourhoods close to major transit services
\nhas prompted a second look at policies related to
\nbuilding over top of municipal infrastructure. This is
\nespecially the case in situations where there are other
\nbenefits to promoting development in an area. <\/p>\n
In order to encourage intensification, City Council
\nhas recently adopted a policy to ensure the City takes a
\nuniform, risk-based approach when deciding what build-
\nover rights above City infrastructure it will grant property
\nowners. This decision will be made considering whether a
\nproposal is appropriate for the area and is consistent with
\ndirections for the growth in the Official Plan, Secondary
\nPlans, CDPs, Development\/Design Guidelines, and the
\nzoning bylaw. This policy now allows that, should it be
\ndeemed appropriate, the City will grant the property
\nrights necessary to build over existing infrastructure in
\naccordance with its disposal policy and procedures. <\/p>\n
Summary
\nSecuring the property requirements was an integral part
\nof ensuring the success of this $2.13B infrastructure
\nproject and, in doing so, the City\u2019s property team has faced
\nsignificant challenges. However, through well-developed
\nnegotiation strategies, the required real estate assets were
\nsecured \u2018on time\u2019 and \u2018within budget,\u2019 without triggering
\nany negative media coverage. Success was also achieved due
\nto the establishment of fluid project management schedules. <\/p>\n
The Confederation Line has already shown itself to
\nbe a catalyst for development and redevelopment in the
\nareas surrounding LRT stations. The planning tools being
\ndeveloped, including TOD and the implementation of
\na uniform, risk-based approach for build-over rights
\nabove City infrastructure, will provide the appropriate
\nintensification and smart growth. The Confederation Line
\nis an important investment in the future of Ottawa. Smart
\nplanning tools, and excellent property acquisitions strategy
\nhelp to maximize this investment. <\/p>\n
CONFEDERATION LINE TUNNEL<\/p>\n
Images for the front cover and this
\narticle are courtesy of the <\/p>\n
City of Ottawa.<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 23Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
En d\u00e9cembre 2012, le Conseil municipal de la Ville d\u2019Ottawa a accord\u00e9 le contrat pour concevoir, construire, financer et entretenir la premi\u00e8re \u00e9tape
\ndu R\u00e9seau de train l\u00e9ger sur rail d\u2019Ottawa – la ligne de la
\nConf\u00e9d\u00e9ration – au Groupe de Transit Rideau (RTG).<\/p>\n
\u00c9valu\u00e9e \u00e0 2,13 milliards de dollars, la ligne de la
\nConf\u00e9d\u00e9ration (www.confederationline.ca) s\u2019av\u00e8re le projet
\nd\u2019infrastructure le plus important de la ville d\u2019Ottawa depuis la
\nconstruction du canal Rideau. Lorsqu\u2019elle sera termin\u00e9e et qu\u2019elle
\nfonctionnera en 2018, la ligne de la Conf\u00e9d\u00e9ration fournira un
\nservice de transport rapide et de haute qualit\u00e9 \u00e0 partir du centre
\n\u00e0 usages multiples\/centre d\u2019emploi de Tunney\u2019s Pasture dans
\nl\u2019ouest jusqu\u2019au Centre \u00e0 usages mixtes\/centre d\u2019emploi de la
\nstation Blair dans l\u2019est. Ce r\u00e9seau de train l\u00e9ger (RTL) de 12,5\u00a0km
\net de 13-stations comprend un tunnel de 2,5 km pour pallier
\nle probl\u00e8me d\u2019embouteillage d\u2019autobus de plus en plus grave au
\ncentre-ville qui ralentit le service et qui met au d\u00e9fi la fiabilit\u00e9 du
\nsyst\u00e8me de transport en commun de la Ville.<\/p>\n
Le projet fait partie des objectifs \u00e0 long terme en mati\u00e8re
\nde croissance intelligente de la Ville pr\u00e9sent\u00e9s dans le plan
\nofficiel, le plan directeur des transports et le plan directeur de
\nl\u2019infrastructure. Ensemble, ces plans pr\u00e9voient la cr\u00e9ation de
\nquartiers denses et \u00e0 usages mixtes entourant les stations de la
\nligne de la Conf\u00e9d\u00e9ration. <\/p>\n
Cet article examine les d\u00e9fis immobiliers associ\u00e9s \u00e0 un projet
\nde cette envergure et le d\u00e9veloppement de l\u2019Am\u00e9nagement ax\u00e9
\nsur le transport en commun (ATC) et d\u2019autres initiatives visant \u00e0
\nfavoriser l\u2019intensification.<\/p>\n
L\u2019obtention de biens
\nimmobiliers pour la ligne de la Conf\u00e9d\u00e9ration
\nLes exigences en mati\u00e8re de biens immobiliers pour la ligne de la
\nConf\u00e9d\u00e9ration visent quatre composantes :<\/p>\n
1) Ligne de la Conf\u00e9d\u00e9ration \u2013 voies de guidage et stations
\n2) Entr\u00e9es int\u00e9gr\u00e9es aux stations et Strat\u00e9gie de d\u00e9veloppement <\/p>\n
des affaires (SDA)
\n3) Installations d\u2019entretien et d\u2019entreposage (IEE)
\n4) Servitudes pour Hydro Ottawa<\/p>\n
Ligne de la Conf\u00e9d\u00e9ration
\nLa ligne de la Conf\u00e9d\u00e9ration, \u00e0 l\u2019exception de la section du
\ntunnel, est une conversion de la surface du R\u00e9seau de transport
\nen commun rapide par autobus (RTR) de la Ville et, par
\ncons\u00e9quent, se trouve \u00e0 l\u2019int\u00e9rieur de l\u2019emprise de la Ville. Il a
\nfallu une gamme d\u2019acquisitions immobili\u00e8res pour permettre
\nla construction, l\u2019exploitation et l\u2019entretien futurs de la ligne
\nde la Conf\u00e9d\u00e9ration, y compris l\u2019acquisition d\u2019int\u00e9r\u00eats en fief
\nsimple, les servitudes (permanentes et temporaires), les licences
\net les permis d\u2019empi\u00e9tement. Afin de r\u00e9pondre aux questions
\ncomplexes li\u00e9es \u00e0 l\u2019acquisition de biens immobiliers pour la
\nconstruction d\u2019un tunnel \u00e0 travers le centre-ville, plusieurs de
\nces acquisitions ont \u00e9t\u00e9 stratifi\u00e9es pour s\u00e9parer nos droits de
\nsurface, souterrains et a\u00e9riens.<\/p>\n
Les terres publiques repr\u00e9sentent environ 75 % des
\nexigences en mati\u00e8re de biens immobiliers pour la ligne de
\nla Conf\u00e9d\u00e9ration. La grande majorit\u00e9 de ces terres ont \u00e9t\u00e9
\nobtenues gr\u00e2ce \u00e0 des Protocoles d\u2019ententes (PE) complexes
\navec des propri\u00e9taires de terrains f\u00e9d\u00e9raux, provinciaux et
\ninstitutionnels tels que Parcs Canada, Travaux publics et
\nservices gouvernementaux Canada, le minist\u00e8re des Transports
\nde l\u2019Ontario, l\u2019Universit\u00e9 d\u2019Ottawa et la Commission de la
\ncapitale nationale (CCN). \u00c9tant donn\u00e9 qu\u2019une municipalit\u00e9
\nne peut exproprier des terres f\u00e9d\u00e9rales ou provinciales, il a
\nfallu suivre des processus minutieux et \u00e0 facettes multiples
\nafin d\u2019obtenir le droit de passage. Bien que ces n\u00e9gociations <\/p>\n
D\u00c9FIS IMMOBILIERS
\nEN LIEN avec l\u2019un des plus <\/p>\n
grands projets d\u2019infrastructure
\nde l\u2019histoire r\u00e9cente d\u2019Ottawa<\/p>\n
Par Gordon E. McNair, AACI, P. App., SR\/WA,
\nGordon est le Directeur du Bureau des partenariats et
\ndu d\u00e9veloppement en immobilier de la Ville d\u2019Ottawa,
\net le Secr\u00e9taire et Pr\u00e9sident de la Soci\u00e9t\u00e9 d\u2019am\u00e9nage-
\nment des terrains communautaires d\u2019Ottawa<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201424 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.confederationline.ca<\/p>\n
complexes aient pr\u00e9sent\u00e9 de nombreuses difficult\u00e9s, elles
\nont \u00e9galement fourni une occasion \u00e0 la Ville de r\u00e9soudre
\ndes questions en suspens en mati\u00e8re de propri\u00e9t\u00e9 avec
\nla CCN remontant aux ann\u00e9es 1980 relatives \u00e0 la
\nconstruction de la voie rapide d\u2019autobus Transitway. <\/p>\n
Certaines exigences en mati\u00e8re de biens immobiliers
\npour la ligne de la Conf\u00e9d\u00e9ration appartenaient \u00e0 des
\nentit\u00e9s priv\u00e9es. La majorit\u00e9 de ces droits de propri\u00e9t\u00e9
\nont \u00e9t\u00e9 obtenus soit par la n\u00e9gociation d\u2019accords ou
\npar l\u2019entremise du processus d\u2019expropriation. Lorsque
\nle calendrier de la construction a rendu n\u00e9cessaire <\/p>\n
le d\u00e9but des proc\u00e9dures d\u2019expropriation par la Ville,
\nelle a tout de m\u00eame poursuivi des ententes n\u00e9goci\u00e9es avec les
\npropri\u00e9taires expropri\u00e9s. \u00c0 ce jour, la Ville a termin\u00e9 deux
\nphases d\u2019expropriations et pr\u00e9voit aller de l\u2019avant avec une
\ntroisi\u00e8me phase en 2014 pour garantir un certain nombre de
\nservitudes temporaires de travail, au besoin. <\/p>\n
Du point de vue de l\u2019\u00e9valuation, l\u2019acquisition de segments
\nde tunnels souterrains situ\u00e9s au centre-ville a comport\u00e9 divers
\nprobl\u00e8mes. Dans certains cas, la r\u00e9mun\u00e9ration pour ces
\nprises n\u2019a pas encore \u00e9t\u00e9 r\u00e9solue; cependant, la Ville s\u2019attend
\n\u00e0 ce que certains facteurs tels que la profondeur de la limite
\nsup\u00e9rieure de la prise, l\u2019utilisation actuelle des propri\u00e9t\u00e9s \u00e0
\nniveau, et l\u2019am\u00e9lioration associ\u00e9e \u00e0 la construction de nouvelles
\ninfrastructures de transport continuent de jouer un r\u00f4le central
\ndans la valeur du march\u00e9 des segments de tunnel et dans l\u2019effet
\npr\u00e9judiciable caus\u00e9 aux terres r\u00e9siduelles, le cas \u00e9ch\u00e9ant. <\/p>\n
Dans la mesure du possible, la Ville s\u2019est efforc\u00e9e de
\nminimiser le besoin en mati\u00e8re de biens immobiliers en utilisant
\nde fa\u00e7on strat\u00e9gique les propri\u00e9t\u00e9s existantes de la Ville afin
\nde r\u00e9pondre \u00e0 diverses exigences du projet comme les aires de
\nrassemblement et en concluant des accords cibl\u00e9s pour les droits
\nde propri\u00e9t\u00e9 limit\u00e9s. Par exemple, la Ville a n\u00e9goci\u00e9 un bail de
\ncinq ans d\u2019un stationnement au centre-ville qui \u00e9tait retenu en
\nvue d\u2019un d\u00e9veloppement futur. L\u2019accord n\u00e9goci\u00e9 donne acc\u00e8s au
\nmat\u00e9riel de creusement \u00e0 la partie centrale du tunnel de la ligne
\nde la Conf\u00e9d\u00e9ration tout en laissant la possession de la parcelle
\net le potentiel de d\u00e9veloppement futur du site au propri\u00e9taire.<\/p>\n
Entr\u00e9es int\u00e9gr\u00e9es aux stations
\net strat\u00e9gie de d\u00e9veloppement des affaires
\nUn \u00e9l\u00e9ment critique du projet s\u2019av\u00e8re l\u2019optimisation des
\npossibilit\u00e9s d\u2019int\u00e9gration des stations au centre-ville de sorte \u00e0
\ncr\u00e9er des entr\u00e9es fonctionnelles, des relations d\u2019affaires et des
\nd\u00e9placements plus souhaitables. Cela lib\u00e8re \u00e9galement l\u2019emprise
\nde la Ville sur les rues du centre-ville afin de mettre au point un
\nespace public plus fonctionnel tout en tenant compte des besoins
\ndes utilisateurs du transport en commun, des pi\u00e9tons et des
\ncyclistes, et en offrant la possibilit\u00e9 d\u2019am\u00e9liorer l\u2019aspect g\u00e9n\u00e9ral
\ndes rues. Par cons\u00e9quent, il s\u2019agissait d\u2019un objectif important en
\nmati\u00e8re d\u2019acquisition afin de garantir les droits de propri\u00e9t\u00e9 de ces
\nentr\u00e9es int\u00e9gr\u00e9es aux stations. <\/p>\n
Comme compl\u00e9ment \u00e0 cet objectif et en reconnaissance
\nde l\u2019objectif de la Ville \u00e0 impliquer, de fa\u00e7on proactive, des
\nparticipants priv\u00e9s ou publics pour promouvoir l\u2019Am\u00e9nagement
\nax\u00e9 sur le transport en commun (ATC) et les correspondances
\naux stations ou pr\u00e8s de celles-ci, la Ville a entrepris en 2008 <\/p>\n
les initiatives de la strat\u00e9gie de d\u00e9veloppement des affaires. La
\npremi\u00e8re \u00e9tape du processus consistait \u00e0 envoyer des demandes
\nd\u2019information (DI) aux entreprises du secteur priv\u00e9 et aux
\npropri\u00e9taires de terrains le long de l\u2019alignement du tunnel. Des
\nemploy\u00e9s de la Ville ont \u00e9galement fait appel \u00e0 de nombreux
\npropri\u00e9taires, promoteurs, d\u00e9taillants, propri\u00e9taires fonciers
\net d\u2019autres parties int\u00e9ress\u00e9es pour explorer et promouvoir
\nles possibilit\u00e9s d\u2019int\u00e9gration dans les stations du centre-ville.
\nPr\u00e9sentement, nous avons localis\u00e9 cinq des six entr\u00e9es pour
\nles trois stations du tunnel \u00e0 l\u2019ext\u00e9rieur de l\u2019emprise. Cette
\nstrat\u00e9gie a permis de raccorder des propri\u00e9t\u00e9s du centre-ville \u00e0 la
\nligne souterraine de la Conf\u00e9d\u00e9ration. Par souci de trouver un
\narrangement qui profiterait \u00e0 tout le monde, la n\u00e9gociation des
\ndroits de propri\u00e9t\u00e9 requis pour ces entr\u00e9es s\u2019est av\u00e9r\u00e9e un d\u00e9fi
\nint\u00e9ressant. Elle fut particuli\u00e8rement difficile \u00e9tant donn\u00e9 que
\nl\u2019acquisition de droits de propri\u00e9t\u00e9 dans un b\u00e2timent existant est
\nassez unique et rare.<\/p>\n
Une fiche de modalit\u00e9s a \u00e9t\u00e9 mise en \u0153uvre avec tous les cinq
\npropri\u00e9taires, et les autres documents, tels que les accords de
\nconstruction, suivront \u00e0 une date ult\u00e9rieure. Trois de ces entr\u00e9es
\nexigeront une int\u00e9gration ou une adaptation de structures
\nexistantes telles que des bureaux, des b\u00e2timents \u00e0 usages mixtes
\net des centres d\u2019achats, tandis qu\u2019une quatri\u00e8me station int\u00e9gr\u00e9e
\nexigera la d\u00e9molition d\u2019une entr\u00e9e existante d\u2019un immeuble de
\nbureau et de magasin de d\u00e9tail. Un cinqui\u00e8me emplacement
\nau centre-ville est situ\u00e9 sur une parcelle de terre vacante,
\ncependant, par l\u2019octroi de droits a\u00e9riens, l\u2019entr\u00e9e de la station
\npr\u00e9vue au site sera con\u00e7ue structurellement pour accueillir un
\ngrand immeuble de plusieurs \u00e9tages au-dessus de ce dernier. La
\nsixi\u00e8me entr\u00e9e est situ\u00e9e sur l\u2019emprise de la Ville. <\/p>\n
Installations d\u2019entretien et d\u2019entreposage (IEE)
\nLe regroupement de terrains pour les installations d\u2019entretien
\net d\u2019entreposage repr\u00e9sente 18 propri\u00e9t\u00e9s am\u00e9lior\u00e9es et compte
\nun total de 26 acres, environ 340 000 pieds carr\u00e9s d\u2019espaces
\n\u00e0 bureaux et de locaux industriels, 12 propri\u00e9taires et 19
\nlocataires. L\u2019acquisition comprenait l\u2019expropriation d\u2019un
\ncondominium industriel\/commercial \u00e0 10 unit\u00e9s dans son
\nint\u00e9gralit\u00e9, que l\u2019on croit \u00eatre la premi\u00e8re expropriation en son
\ngenre dans la province de l\u2019Ontario et peut-\u00eatre au Canada. La
\nVille a enregistr\u00e9 le plan d\u2019expropriation en janvier 2012, a pris
\npossession en mai 2012, et a conclu des contrats d\u2019occupation
\navec la plupart des propri\u00e9taires et des locataires, le dernier de
\nceux-ci quittera d\u2019ici mars 2013.<\/p>\n
Suite \u00e0 l\u2019expropriation de ces propri\u00e9t\u00e9s, la Ville a
\nentrepris un r\u00f4le de gestion par rapport aux propri\u00e9t\u00e9s
\nde l\u2019IEE pendant environ un an et a modifi\u00e9 les contrats <\/p>\n
On a compt\u00e9 plus de 20 membres d\u00e9sign\u00e9s
\nde l’ICE qui ont jou\u00e9 un r\u00f4le important dans <\/p>\n
l’\u00e9valuation complexe et les n\u00e9gociations
\nen mati\u00e8re d’expropriation avec les <\/p>\n
propri\u00e9taires. \u00c0 ce jour, leur expertise
\ns’est av\u00e9r\u00e9e essentielle au succ\u00e8s <\/p>\n
de la ligne de la Conf\u00e9d\u00e9ration. <\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 25Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Gordon MacNair, AACI, P.App pr\u00e9sentera
\nle projet de train l\u00e9ger sur rail de mani\u00e8re <\/p>\n
plus d\u00e9taill\u00e9e \u00e0 la prochaine conf\u00e9rence
\nde l’ICE 2014 \u00e0 Halifax. Ne manquez pas <\/p>\n
l’occasion d’en apprendre davantage sur les
\nd\u00e9fis d’\u00e9valuation et les le\u00e7ons retenues \u00e0 <\/p>\n
mesure qu’un des plus importants projets
\nd’infrastructures d’Ottawa se d\u00e9roule. Pour
\nvous y inscrire d\u00e8s maintenant, rendez-vous <\/p>\n
\u00e0 www.AICanada.ca\/fr\/AIC2014.<\/p>\n
d\u2019occupation avec certains des propri\u00e9taires\/locataires de sorte
\n\u00e0 fournir suffisamment de temps pour d\u00e9m\u00e9nager et, dans
\ncertains cas, construire un bien substitut. Du point de vue de
\nla r\u00e9mun\u00e9ration, la r\u00e9installation des propri\u00e9taires\/locataires
\nexpropri\u00e9s a pr\u00e9sent\u00e9 quelques d\u00e9fis pour la Ville puisque
\nplusieurs biens substituts identifi\u00e9s par les propri\u00e9taires\/locataires
\nrepr\u00e9sentaient des am\u00e9liorations importantes, y compris des
\nnouvelles constructions et des locaux plus grands. Malgr\u00e9 cela,
\ntous les propri\u00e9taires\/locataires expropri\u00e9s ont obtenu des biens
\nsubstituts, et la Ville a r\u00e9gl\u00e9 financi\u00e8rement avec la majorit\u00e9
\nd\u2019entre eux.<\/p>\n
L\u2019IEE assurera l\u2019entretien et l\u2019entreposage des v\u00e9hicules pour
\nle RTL de la ligne de la Conf\u00e9d\u00e9ration. La construction des
\ninstallations sera termin\u00e9e \u00e0 temps afin de permettre l\u2019assemblage
\nfinal des v\u00e9hicules avant la mise en service. En 2013, la
\npossession des terrains de l\u2019IEE a \u00e9t\u00e9 transf\u00e9r\u00e9e au constructeur
\ndu projet, le Groupe Transit Rideau (GTR), et toutes les
\nam\u00e9liorations ont depuis \u00e9t\u00e9 d\u00e9molies.<\/p>\n
Le regroupement de terrains pour l\u2019IEE a \u00e9galement permis
\n\u00e0 la Ville de tirer profit d\u2019une acquisition strat\u00e9gique d\u2019un achat
\nimmobilier (b\u00e2timent industriel) afin de consolider d\u2019autres
\npropri\u00e9t\u00e9s de la Ville (OCTranspo) qui sont \u00e0 proximit\u00e9 de l\u2019IEE.<\/p>\n
Servitudes d\u2019Hydro Ottawa
\nPendant tout le processus de conception de la ligne de la
\nConf\u00e9d\u00e9ration, Hydro Ottawa a d\u00e9fini les servitudes n\u00e9cessaires \u00e0
\nson infrastructure d\u2019\u00e9nergie pour servir le RTL. Par cons\u00e9quent,
\nen vue d\u2019obtenir les approbations requises, un accord d\u2019agence
\nhydro\u00e9lectrique a \u00e9t\u00e9 conclu entre la Ville et Hydro Ottawa.
\nEssentiellement, la Ville a agi \u00e0 titre d\u2019agent d\u2019Hydro Ottawa \u00e0
\nl\u2019\u00e9gard de l\u2019acquisition n\u00e9goci\u00e9e ou, au besoin, l\u2019expropriation
\ndes droits de propri\u00e9t\u00e9 requis. Gr\u00e2ce aux n\u00e9gociations, la Ville
\na obtenu, au nom d\u2019Hydro Ottawa, toutes les exigences de
\npropri\u00e9t\u00e9 requises (servitudes) avec 10 propri\u00e9taires, et donc
\nil n\u2019\u00e9tait pas n\u00e9cessaire de les exproprier. La Ville a \u00e9galement
\ncoordonn\u00e9 et obtenu des permis temporaires d\u2019occupation de
\npropri\u00e9taires publics environnants n\u00e9cessaires pour assurer
\nl\u2019installation de l\u2019infrastructure d\u2019Hydro Ottawa.<\/p>\n
Le succ\u00e8s de l\u2019obtention des exigences en mati\u00e8re de biens
\nimmobiliers pour la ligne de la Conf\u00e9d\u00e9ration tient en partie
\nau fait que le Conseil municipal a octroy\u00e9 une d\u00e9l\u00e9gation de
\npouvoir illimit\u00e9 aux employ\u00e9s travaillant sur les acquisitions de
\npropri\u00e9t\u00e9s, sous r\u00e9serve de l\u2019accord du conseiller municipal local.
\nIl \u00e9tait \u00e9galement n\u00e9cessaire d\u2019obtenir l\u2019accord du maire pour les
\nr\u00e8glements au-del\u00e0 de 2 millions de dollars, et la chance de faire
\nrapport seulement apr\u00e8s l\u2019acquisition de toutes les propri\u00e9t\u00e9s.
\nCette fa\u00e7on de faire a permis de veiller \u00e0 ce que les r\u00e8glements
\nde propri\u00e9t\u00e9 restent confidentiels jusqu\u2019\u00e0 ce que tous les biens
\nimmobiliers soient obtenus. <\/p>\n
L\u2019am\u00e9nagement ax\u00e9 sur le transport en commun
\n(ATC) et d\u2019autres initiatives \u00e0 l\u2019appui de l\u2019intensification
\nLa ligne de la Conf\u00e9d\u00e9ration contribuera \u00e0 la r\u00e9alisation des
\nobjectifs de croissance \u00e0 long terme de la Ville, en servant de
\ncatalyseur pour le d\u00e9veloppement et le r\u00e9am\u00e9nagement des
\nr\u00e9gions entourant les stations du TLR. La Ville a d\u00e9j\u00e0 constat\u00e9
\nune demande accrue de d\u00e9veloppement dans ces r\u00e9gions et l’on
\ns\u2019attend \u00e0 ce que le rythme de ce r\u00e9am\u00e9nagement s\u2019accroisse en
\nvue de l\u2019ouverture de la ligne de transport en commun et au
\ncours des ann\u00e9es qui suivront la mise en service.<\/p>\n
\u00c0 la suite de cette demande, la Ville \u00e9value de mani\u00e8re
\nproactive les r\u00e9gions entourant chaque station et cr\u00e9e des plans
\nd\u2019am\u00e9nagement ax\u00e9 sur le transport en commun (ATC). Ces
\n\u00e9tudes sont d\u00e9termin\u00e9es selon un rayon de 800 m\u00e8tres entourant
\nchaque station. Toutes les \u00e9tudes se fondent sur les principes
\nde la croissance intelligente et sont con\u00e7ues de mani\u00e8re \u00e0
\nencourager les communaut\u00e9s denses et compl\u00e8tes, l\u00e0 o\u00f9 les gens
\npeuvent vivre, travailler, magasiner et se divertir tout en ayant
\nmoins recours aux v\u00e9hicules pour usage personnel. On insiste
\nsur des plans d\u2019\u00e9laboration qui encouragent des transports
\nalternatifs, y compris la marche, le v\u00e9lo et le transport en
\ncommun. Ces initiatives de planification se traduiront par des
\nrendements appr\u00e9ciables sur les investissements dans les grands
\nprojets d\u2019infrastructures municipales, comme la ligne de la <\/p>\n
LIGNE DE LA CONF\u00c9D\u00c9RATION<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 58 | Book 1 \/ Tome 1 | 201426 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.AICanada.ca\/fr\/AIC2014<\/p>\n
Conf\u00e9d\u00e9ration. Les plans contribuent \u00e9galement \u00e0 la viabilit\u00e9
\n\u00e9conomique, environnementale, sociale et culturelle globale
\ndes villes gr\u00e2ce \u00e0 une utilisation efficace des terres qui tient
\ncompte la croissance d\u2019infrastructure existante et pr\u00e9vue.<\/p>\n
Dans ce sens, la Ville a d\u00e9j\u00e0 compl\u00e9t\u00e9 des plans
\nd\u2019am\u00e9nagement ax\u00e9 sur le transport en commun et des
\nplans de d\u00e9veloppement communautaire (PDC) pour 8 des
\n13 stations, incluant les stations Tremblay, Saint- Laurent,
\nCyrville, Lees, Hurdman, Blair, Tunney\u2019s Pasture, et Bayview.<\/p>\n
Comme un grand nombre de villes, en mati\u00e8re
\nd\u2019intensification, la Ville d\u2019Ottawa a toujours mis de
\nl\u2019avant une politique qui d\u00e9courageait le d\u00e9veloppement
\nau-dessus de grandes infrastructures. Cette politique \u00e9tait
\nen conformit\u00e9 avec les pratiques exemplaires de l\u2019industrie,
\ncar elle veillait \u00e0 ce que l\u2019op\u00e9ration de l\u2019infrastructure
\nne soit pas compromise par le d\u00e9veloppement, et, \u00e0
\nl\u2019inverse, que le d\u00e9veloppement ne serait pas compromis
\npar l\u2019op\u00e9ration de l\u2019infrastructure ou sa faillite. En outre,
\nla politique a assur\u00e9 que le degr\u00e9 de complexit\u00e9 associ\u00e9e
\n\u00e0 la surveillance et l\u2019entretien de l\u2019infrastructure seraient
\nr\u00e9duits au minimum. La faiblesse de cette politique vient
\ndu fait qu\u2019elle contraignait et parfois m\u00eame emp\u00eachait le
\nd\u00e9veloppement en g\u00e9n\u00e9ral et, souvent, dans des domaines
\no\u00f9 les municipalit\u00e9s cherchent \u00e0 orienter la croissance.<\/p>\n
Au cours des derni\u00e8res ann\u00e9es, l\u2019am\u00e9lioration au mat\u00e9riel
\nd\u2019infrastructures, aux techniques de construction et aux
\npratiques de surveillance et d\u2019entretien, en plus des pratiques
\nexemplaires d\u2019objectifs en mati\u00e8re de croissance intelligente
\npour les infrastructures municipales de cr\u00e9er des quartiers
\nplus denses pr\u00e8s de services importants de transport en
\ncommun, a permis de prendre du recul et de v\u00e9rifier les
\npolitiques de construction au-dessus d\u2019infrastructures
\nmunicipales. C\u2019est particuli\u00e8rement le cas o\u00f9 il y a d\u2019autres
\navantages \u00e0 encourager le d\u00e9veloppement d\u2019une r\u00e9gion.<\/p>\n
Afin de favoriser l\u2019intensification, le Conseil municipal
\na r\u00e9cemment adopt\u00e9 une politique destin\u00e9e \u00e0 assurer que <\/p>\n
la Ville adopte une approche uniforme fond\u00e9e sur le
\nrisque lorsqu\u2019elle d\u00e9termine les droits de construction
\nqu\u2019elle octroie aux propri\u00e9taires quant \u00e0 la construction
\nau-dessus d\u2019infrastructures municipales. Cette d\u00e9cision
\nsera prise si la proposition est convenable pour la r\u00e9gion
\net est conforme aux orientations en mati\u00e8re de croissance
\ndans le plan officiel, les plans secondaires, les PDC,
\nles lignes directrices sur le d\u00e9veloppement\/conception,
\net le r\u00e8glement de zonage. Si on le juge n\u00e9cessaire,
\ncette politique permet maintenant \u00e0 la Ville d\u2019accorder
\ndes droits de propri\u00e9t\u00e9 n\u00e9cessaires pour construire
\nau-dessus d\u2019infrastructures existantes en conformit\u00e9
\navec sa politique et ses proc\u00e9dures d\u2019\u00e9limination.<\/p>\n
R\u00e9sum\u00e9
\nL\u2019obtention des exigences de propri\u00e9t\u00e9s faisait partie
\nint\u00e9grante de la r\u00e9ussite de ce projet d\u2019infrastructure de
\n2,13 milliards de dollars, et ainsi, l\u2019\u00e9quipe de la propri\u00e9t\u00e9 de
\nla Ville a rencontr\u00e9 des d\u00e9fis importants. Cependant, gr\u00e2ce
\n\u00e0 des strat\u00e9gies de n\u00e9gociation bien d\u00e9velopp\u00e9es, les actifs
\nimmobiliers n\u00e9cessaires ont \u00e9t\u00e9 obtenus \u00ab\u00a0\u00e0 temps\u00a0\u00bbet \u00ab\u00a0dans
\nles limites de budget \u00bb, sans d\u00e9clencher une couverture
\nm\u00e9diatique n\u00e9gative. On a aussi eu du succ\u00e8s en raison de la
\nmise en place de calendriers de gestion de projet fluides.<\/p>\n
La ligne de la Conf\u00e9d\u00e9ration s\u2019est d\u00e9j\u00e0 r\u00e9v\u00e9l\u00e9e un
\ncatalyseur pour le d\u00e9veloppement et le r\u00e9am\u00e9nagement
\nde zones entourant les stations du TLR. Les outils de
\nplanification en cours d\u2019\u00e9laboration, y compris l\u2019ATC
\net la mise en \u0153uvre d\u2019une approche uniforme fond\u00e9e
\nsur le risque pour les droits de construction au-dessus
\nd\u2019infrastructures municipales, permettront l\u2019intensification
\nappropri\u00e9e et une croissance intelligente. La ligne de la
\nConf\u00e9d\u00e9ration repr\u00e9sente un investissement important dans
\nl\u2019avenir de la ville d\u2019Ottawa. Des outils de planification
\nrigoureux et une excellente strat\u00e9gie d\u2019acquisition de
\npropri\u00e9t\u00e9s aident \u00e0 optimiser cet investissement. <\/p>\n
LE TUNNEL DE LA LIGNE DE LA CONF\u00c9D\u00c9RATION<\/p>\n
Les photos en page couverture et
\nl’article correspondant sont une
\ngracieuset\u00e9 de la Ville d’Ottawa<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
ECONOMIC OUTLOOK<\/p>\n
THE CANADIAN ECONOMY
\nIN TRANSITION<\/p>\n
B Y C A R L O S L E I T A O
\nCHIEF ECONOMIS T, L AUREN T I A N B A NK<\/p>\n
T he Canadian economy entered a period of transition in 2013. Household expenditures, the main source of economic growth since
\n2010, have become gradually constrained
\nby relatively high and still rising levels of
\nhousehold debt. The inevitable slowdown in
\nhousehold expenditures was expected to be
\noffset by a pick-up in business investment
\nand merchandise exports. <\/p>\n
This shift in the composition of
\nfinal demand turned out to be rather
\ndisappointing in 2013, as exports failed to
\nrebound. There are several reasons for this
\nfrom continued weak domestic productivity
\ngrowth to a persistently strong Canadian
\ndollar and fading manufacturing production
\ncapacity. But, ultimately, the weakness in
\nCanadian exports (and business investment),
\nreflect weaker than expected global
\neconomic growth, a full four years after the
\nend of the Great Recession.<\/p>\n
In fact, one of the surprises of 2013 on
\nthe economic front was the very low level of
\ninflation in developed market economies,
\nwhich is the direct result of a weak economy
\nand a growing global output gap. In
\nCanada, inflation in 2013 averaged about
\n1.0%, down from 1.5% in 2012 and 2.9%
\nin 2011. In the United States, Consumer
\nPrice Index (CPI) inflation averaged 1.5% in
\n2013, down from 2.1% in 2012. <\/p>\n
One of the main consequences of this
\nlow inflation environment is the persistence
\nof very low interest rates. Moreover, as low
\nglobal inflation persists into 2014, central
\nbanks in the Organization for Economic <\/p>\n
Co-operation and Development (OECD)
\narea will continue to maintain a highly
\naccommodating monetary policy stance.
\nIn Canada, we expect the Bank of Canada
\nwill keep the policy rate at 1.00% until at
\nleast the middle of 2015, while in the United
\nStates, the Federal Reserve is not about to
\nincrease the Fed funds rate before the end of
\n2015 at the earliest; it should, however, put
\nan end to its massive asset purchase program
\nin 2014. <\/p>\n
In the spring of 2013, market interest
\nrates (medium- to long-term government
\nbond yields) moved off the ultra-low
\nlevels they had reached in the latter part
\nof 2012, reflecting a real improvement in
\nthe private sector economy of the United
\nStates. Looking forward, we do not expect
\nmarket rates to rise at the same pace they
\ndid from May to September 2013, due to
\nthe absence of inflationary pressures and the
\nfirm commitment of the Federal Reserve to
\nmaintain its main policy rate at zero until
\nwell after economic growth improves and
\nthe rate of unemployment drops below 6.5%. <\/p>\n
In 2014, the global economic outlook
\nis expected to gradually improve, first in
\nthe United States, and then in the other
\ndeveloped market economies. A very positive
\nrecent development is the agreement between
\nDemocrats and Republicans on a multi-year
\nbudget deal that will prevent another \u2018fiscal
\ncliff\u2019 crisis in early 2014. The economic
\nrecovery, however, will remain relatively slow
\nand uneven with the main risk remaining
\nbelow-target inflation. Global real Gross
\nDomestic Product (GDP) growth should <\/p>\n
ONE OF THE SURPRISES
\nOF 2013 ON THE ECONOMIC <\/p>\n
FRONT WAS THE VERY
\nLOW LEVEL OF INFLATION <\/p>\n
IN DEVELOPED MARKET
\nECONOMIES, WHICH IS THE
\nDIRECT RESULT OF A WEAK
\nECONOMY AND A GROWING <\/p>\n
GLOBAL OUTPUT GAP. <\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
ECONOMIC OUTLOOK<\/p>\n
remain below 4% in 2014, which is still far
\nfrom accepted \u2018escape velocity\u2019 and is not
\ngoing to exert significant upward pressure
\non global bond yields or commodity prices.
\nFor Canada, this will translate into another
\nyear of modest economic growth of about
\n2.3%. This is not convincingly stronger than
\nthe 1.7% reached in both 2012 and 2013,
\nand is not sufficient to make a significant
\ndent in the rate of unemployment, which
\nshould remain close to 7.0%. Given the
\nrelative weakness in commodity prices and
\nthe clearly neutral tone adopted by the Bank
\nof Canada, the Canadian dollar is expected
\nto remain close to the 90 US cent mark
\nthroughout the year, from close to parity
\nover the past two years. This will result in
\na gradual improvement in the operating
\nmargins of Canadian exporters, which <\/p>\n
THE CANADIAN DOLLAR IS EXPECTED TO REMAIN CLOSE TO THE 90 US CENT MARK
\nTHROUGHOUT THE YEAR, FROM CLOSE TO PARITY OVER THE PAST TWO YEARS. <\/p>\n
should lead to greater investment in capital
\nequipment in the second half of the year. <\/p>\n
Finally, the risks around a hypothetical
\nhousing market crash in Canada have dimin-
\nished, as both prices and sales volumes con-
\ntinue to moderate. This moderation is primarily
\nthe result of substantial macro-prudential
\nmeasures put in place over the past 18 months
\nor so. Also, interest rates remaining low for still
\nlonger than earlier expected will allow house-
\nholds to continue their orderly bal-
\nance sheet readjustment. Among
\nother things, this implies that
\nhousing starts in Canada
\nshould decline further
\nin 2014: from 215K
\nin 2012, to 185K in
\n2013 and 175K in
\n2014. <\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.erisinfo.com
\nmailto:info@erisinfo.com<\/p>\n
L\u2019\u00c9CONOMIE DU CANADA
\nEN TRANSITION<\/p>\n
P A R C A R L O S L E I T A O
\n\u00c9CONOMIS T E EN CHEF, B A NQUE L AUREN T IENNE DU C A N A DA<\/p>\n
PERSPECTIVES \u00c9CONOMIQUES<\/p>\n
L \u2019\u00e9conomie du Canada est entr\u00e9e dans une p\u00e9riode de transition en 2013. Les d\u00e9penses des m\u00e9nages, la principale source
\nde croissance \u00e9conomique depuis 2010,
\nont progressivement \u00e9t\u00e9 limit\u00e9es par le
\ntaux \u00e9lev\u00e9, et en hausse, d\u2019endettement
\nde ceux-ci. Toutefois, la reprise des
\ninvestissements des entreprises et des
\nexportations de marchandises devait
\ncompenser pour la diminution in\u00e9vitable
\nde ces derni\u00e8res.<\/p>\n
Ce changement dans la composition
\nde la demande finale s\u2019est av\u00e9r\u00e9 d\u00e9cevant
\nen 2013, puisque les exportations sont
\npratiquement demeur\u00e9es inchang\u00e9es.
\nPlusieurs facteurs sont \u00e0 l\u2019origine de
\ncette situation : la faible croissance
\nde la productivit\u00e9 int\u00e9rieure s\u2019est
\npoursuivie, la vigueur persistante
\ndu dollar canadien et la capacit\u00e9 de
\nla production manufacturi\u00e8re qui
\ns\u2019affaiblit. Cependant, en fin de compte,
\nle fl\u00e9chissement des exportations
\ncanadiennes (et des investissements des
\nentreprises) a \u00e9t\u00e9 plus important que
\nla croissance \u00e9conomique mondiale
\npr\u00e9vue, quatre ans apr\u00e8s la fin de la
\nGrande R\u00e9cession.<\/p>\n
En effet, une des surprises de 2013 sur
\nle plan \u00e9conomique fut le tr\u00e8s faible taux
\nd\u2019inflation dans les pays \u00e0 \u00e9conomies
\nde march\u00e9 d\u00e9velopp\u00e9es, directement
\nattribuable \u00e0 la morosit\u00e9 \u00e9conomique et
\n\u00e0 la croissance de l\u2019\u00e9cart de production
\nmondial. Au Canada, en 2013, le taux
\nd\u2019inflation s\u2019est maintenu en moyenne <\/p>\n
\u00e0 environ 1,0 %, ce qui repr\u00e9sente une
\nbaisse de 1,5 % par rapport \u00e0 2012 et
\nde 2,9 % par rapport \u00e0 2011. Aux \u00c9tats-
\nUnis, le taux d\u2019inflation de l\u2019indice des
\nprix \u00e0 la consommation (IPC) a diminu\u00e9
\npour demeurer \u00e0 1,5 % en 2013, par
\nrapport \u00e0 2,1 % en 2012.<\/p>\n
Une des principales cons\u00e9quences
\nde la faible inflation consiste en le
\nmaintien des tr\u00e8s faibles taux d\u2019int\u00e9r\u00eat.
\nEn outre, puisque la faiblesse du taux
\nd\u2019inflation se poursuivra en 2014,
\nl\u2019orientation de la politique mon\u00e9taire
\ndes banques centrales de l\u2019Organisation
\nde coop\u00e9ration et de d\u00e9veloppement
\n\u00e9conomiques (OCDE) restera
\nconciliante. Au Canada, il est attendu
\nque la Banque du Canada conservera
\nson taux de protection \u00e0 1,00 % jusqu\u2019au
\nmoins la mi-2015, alors que la R\u00e9serve
\nf\u00e9d\u00e9rale am\u00e9ricaine n\u2019augmentera pas son
\ntaux avant la fin de 2015. Elle devrait
\npar contre mettre fin \u00e0 son imposant
\nprogramme de rachat d\u2019actifs en 2014. <\/p>\n
Au cours du printemps 2013, les
\ntaux d\u2019int\u00e9r\u00eat commerciaux (rendement
\ndes obligations d\u2019\u00c9tat \u00e0 moyen et \u00e0
\nlong terme) ont connu une hausse par
\nrapport aux taux extr\u00eamement faibles
\no\u00f9 ils se situaient dans la deuxi\u00e8me
\nmoiti\u00e9 de 2012, constituant ainsi
\nune am\u00e9lioration dans l\u2019\u00e9conomie
\ndu secteur priv\u00e9 am\u00e9ricain. Nous ne
\npr\u00e9voyons pas que les taux commerciaux
\naugmenteront au m\u00eame rythme observ\u00e9
\nde mai \u00e0 septembre 2013 en raison de
\nl\u2019absence de tensions inflationnistes et de <\/p>\n
UNE DES SURPRISES
\nDE 2013 SUR LE PLAN
\n\u00c9CONOMIQUE FUT LE <\/p>\n
TR\u00c8S FAIBLE TAUX
\nD\u2019INFLATION DANS LES
\nPAYS \u00c0 \u00c9CONOMIES DE <\/p>\n
MARCH\u00c9 D\u00c9VELOPP\u00c9ES,
\nDIRECTEMENT <\/p>\n
ATTRIBUABLE \u00c0 LA
\nMOROSIT\u00c9 \u00c9CONOMIQUE <\/p>\n
ET \u00c0 LA CROISSANCE
\nDE L\u2019\u00c9CART DE <\/p>\n
PRODUCTION MONDIAL.<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
PERSPECTIVES \u00c9CONOMIQUES<\/p>\n
l\u2019engagement ferme de la R\u00e9serve f\u00e9d\u00e9rale
\n\u00e0 maintenir son taux de protection \u00e0
\nz\u00e9ro bien apr\u00e8s l\u2019am\u00e9lioration de la
\ncroissance \u00e9conomique et de
\nla chute du taux de ch\u00f4mage
\nsous les 6,5 %.<\/p>\n
En 2014, les perspectives
\n\u00e9conomiques mondiales
\ndeviendront graduellement
\nmeilleures, tout d\u2019abord aux
\n\u00c9tats-Unis et ensuite dans les
\nautres pays \u00e0 \u00e9conomies de march\u00e9
\nd\u00e9velopp\u00e9es. Par ailleurs, l\u2019accord conclu
\nentre les D\u00e9mocrates et les R\u00e9publicains
\nconcernant le budget pluriannuel visant
\n\u00e0 pr\u00e9venir un autre gouffre budg\u00e9taire au
\nd\u00e9but de 2014 constitue un changement
\nr\u00e9cent tr\u00e8s positif. La reprise de l\u2019\u00e9cono-
\nmie, toutefois, se fera de fa\u00e7on relative-
\nment lente et irr\u00e9guli\u00e8re, le seul risque
\n\u00e9tant de demeurer sous le taux d\u2019inflation
\ncibl\u00e9. \u00c0 l\u2019\u00e9chelle internationale, la crois-
\nsance du produit int\u00e9rieur brut (PIB)
\nne devrait pas d\u00e9passer les 4 % en 2014,
\nce qui est encore loin de la vitesse de
\nlib\u00e9ration accept\u00e9e et qui n\u2019exercera pas
\nde pression importante \u00e0 la hausse sur les
\nrendements obligataires mondiaux et les
\nprix des produits de base. Au Canada,
\ncela se traduira par une autre ann\u00e9e de
\ncroissance \u00e9conomique modeste, se chif-
\nfrant \u00e0 environ 2,3 %, une hausse un peu
\nplus \u00e9lev\u00e9e que celle de 1,7 % obtenue
\nen 2012 et en 2013. De plus, cette aug-
\nmentation ne suffira pas \u00e0 diminuer
\nconsid\u00e9rablement le taux de ch\u00f4mage, qui
\ndevrait avoisiner les 7,0 %. \u00c9tant donn\u00e9
\nla faiblesse relative des prix des produits
\nde base et le ton clairement neutre adopt\u00e9
\npar la Banque du Canada, il est attendu <\/p>\n
que le dollar canadien demeure pr\u00e8s de
\nla barre des 90 cents am\u00e9ricains, toute
\nune diff\u00e9rence par rapport \u00e0 la presque
\nparit\u00e9 atteinte au cours des deux derni\u00e8res
\nann\u00e9es, r\u00e9sultant ainsi en une augmenta-
\ntion graduelle des marges d\u2019exploitation
\ndes exportateurs canadiens et en des
\ninvestissements consid\u00e9rables dans les
\nbiens d\u2019\u00e9quipement durant la deuxi\u00e8me
\nmoiti\u00e9 de l\u2019ann\u00e9e. <\/p>\n
Enfin, les risques entourant un
\nhypoth\u00e9tique effondrement du march\u00e9
\nimmobilier au Canada ont diminu\u00e9 en
\nraison de la mod\u00e9ration des prix et du
\nvolume de ventes r\u00e9sultant principalement
\nde la mise en \u0153uvre d\u2019importantes
\nmesures macroprudentielles au cours des
\n18 derniers mois environ. De plus, les
\ntaux d\u2019int\u00e9r\u00eats qui demeurent bas plus
\nlongtemps que pr\u00e9vu permettront aux
\nm\u00e9nages de continuer \u00e0 r\u00e9ajuster leur
\nbilan de mani\u00e8re ordonn\u00e9e. Entre autres,
\ncela signifie que les mises en chantier
\nd\u2019habitations au Canada poursuivront
\nleur chute en 2014, passant de 215 000
\nen 2012 \u00e0 185 000 en 2013, et \u00e0 175 000
\nen 2014. <\/p>\n
\u00c9TANT DONN\u00c9 LA FAIBLESSE RELATIVE DES PRIX
\nDES PRODUITS DE BASE ET LE TON CLAIREMENT <\/p>\n
NEUTRE ADOPT\u00c9 PAR LA BANQUE DU CANADA, IL EST
\nATTENDU QUE LE DOLLAR CANADIEN DEMEURE PR\u00c8S <\/p>\n
DE LA BARRE DES 90 CENTS AM\u00c9RICAINS, TOUTE UNE
\nDIFF\u00c9RENCE PAR RAPPORT \u00c0 LA PRESQUE PARIT\u00c9 <\/p>\n
ATTEINTE AU COURS DES DEUX DERNI\u00c8RES ANN\u00c9ES.<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
PROFESSIONAL PRACTICE MATTERS<\/p>\n
TO COOPERATE:
\nTO WORK TOGETHER
\nB Y P E T E R L A W R E K , A A C I , P. A P P , <\/p>\n
V OLUN T EER, A PPE A L SUB-COMMI T T EE<\/p>\n
N A T H A L I E R O Y – P A T E N A U D E , A A C I , P. A P P ,
\nDIRECTOR-COUNSEL LOR, PROF E S SION A L PR ACT ICE<\/p>\n
T his professional practice article focuses on the obligation of AIC members to cooperate when their practice and\/or ethics are being challenged.
\nIn general terms, non-cooperation can be
\ndefined as refusing or showing opposition
\nto doing what someone has been asked,
\ntold or ordered to do. The expectation of
\nMember cooperation is very much at the
\ncore of AIC Bylaws, Regulations, Policies and
\nStandards of practice; failure to do so is an
\nethical violation under Appraisal Institute
\nof Canada (AIC) Canadian Uniform
\nStandards of Professional Appraisal Practice
\n(CUSPAP). As AIC Members (designated,
\ncandidate, student, retired, honorary or
\nassociate), we pledge to conduct ourselves
\nin a manner that is not detrimental to the
\npublic, the Institute, or the real property
\nappraisal profession (Ethics Standard Rule
\n4.1.1), and our relationships with other
\nmembers and the Institute are expected to
\nportray courtesy and good faith, and show
\nrespect for the Institute and its procedures. <\/p>\n
Under CUSPAP, incidences of non-
\ncooperation can include such practices
\nas failing or refusing to provide or
\nunreasonably delaying the submission of a
\nwritten report, work file or other material
\nupon the request of the Institute. The
\nnotion that the AIC is not the client or the
\nintended user is not excusable. Members
\ncan be assured that, whether for the
\ninvestigation of a complaint or claim or a
\npolicy matter, authorized committees of the
\nAIC are required to uphold the confidential
\nnature of the information requested. <\/p>\n
A work file must be prepared for each
\nassignment and retained for a period
\nof at least seven years after preparation
\nor at least two years after final
\ndisposition of any judicial proceeding
\nin which testimony was given. Simply
\nhaving a report without a work file
\nis in contravention of CUSPAP. Not
\nsubmitting the complete content of one\u2019s
\nwork file is also a violation. The work
\nfile must preserve the evidence of the
\nappraiser\u2019s consideration of all applicable
\ndata in order to support the findings and
\nconclusions of the appraiser. It must also
\ninclude any correspondence (written or
\noral; hard or soft copy) relating to the
\nassignment. The complete work file is
\nreviewed as part of an investigation. <\/p>\n
Section 5.11 of the AIC Consolidated
\nRegulations (2013) deals with non-
\ncooperation with an investigation when
\na Member refuses to fully cooperate
\nwith a complaint investigation or
\nany other investigation. Notification
\nof any deadline for submission of
\ninformation is provided to the Member
\nin accordance with Regulations.
\nFailure to provide the information
\nwithin the prescribed timeline may
\nresult in the requisitioning of an
\nAdjudicating hearing by the Professional
\nPractice Advocate, and, ultimately,
\nin the suspension of designation or
\nmembership status. A Member can
\nappeal the decision of an Adjudicating
\nPanel within the prescribed appeal
\nperiod in the Regulations. <\/p>\n
NON-COOPERATION CAN
\nBE DEFINED AS REFUSING
\nOR SHOWING OPPOSITION <\/p>\n
TO DOING WHAT SOMEONE
\nHAS BEEN ASKED, TOLD <\/p>\n
OR ORDERED TO DO.<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
PROFESSIONAL PRACTICE MATTERS<\/p>\n
By a two-thirds vote of Directors
\nvoting at any Board meeting, the
\nBoard may also suspend use of any
\ndesignation or membership by any
\nMember who is in contravention of
\nthe Institute\u2019s Bylaws, Regulations or
\nPolicies, or who engages in conduct
\nthat contravenes CUSPAP. <\/p>\n
During the suspension period,
\nthe Member will be required to
\nmeet the terms of the suspension,
\nand failing to do so may result in
\nremoval from membership. As per
\nAIC Bylaws and Regulations, the
\nBoard has the authority to expel a
\nMember for a period of five years. <\/p>\n
Here are some examples of non-
\ncooperation that have led to notices of
\nsuspension and the requisitioning of
\nadjudicating hearings:<\/p>\n
\u2022 refusal by the Member to
\nsubmit his or her work file;<\/p>\n
\u2022 delayed responses, or no response
\nat all, after several attempts by
\nthe Counsellor, Professional
\nPractice, the investigator or the
\nProfessional Practice Advocate;<\/p>\n
\u2022 intentional vagueness in responses,
\nresulting in multiple attempts to
\nobtain and objectively investigate
\nthe facts;<\/p>\n
BEING THE SUBJECT OF A COMPLAINT,
\nCLAIM OR NON-COMPLIANCE ISSUE CAN <\/p>\n
BE STRESSFUL, HOWEVER, NON-COOPERATION
\nWILL NOT MAKE THE SITUATION GO AWAY.<\/p>\n
INCIDENCES OF NON-COOPERATION CAN INCLUDE SUCH PRACTICES AS
\nFAILING OR REFUSING TO PROVIDE OR UNREASONABLY DELAYING <\/p>\n
THE SUBMISSION OF A WRITTEN REPORT, WORK FILE OR OTHER MATERIAL
\nUPON THE REQUEST OF THE INSTITUTE.<\/p>\n
\u2022 multiple attempts to contact
\nthe Member by email,
\nmail, fax or telephone, with
\nunreturned phone calls or no
\nresponses at all; and<\/p>\n
\u2022 failure to meet the
\nrequirements of a disciplinary
\ndecision, i.e., Practice
\nSanction Consent Agreement,
\nConsent Order, Adjudicating,
\nAppeal or Board decision
\nwithin the consented or
\nordered deadline(s) <\/p>\n
Without a doubt, being the
\nsubject of a complaint, claim
\nor non-compliance issue can
\nbe stressful, however, non-
\ncooperation will not make the
\nsituation go away. AIC Bylaws and
\nRegulations are in place to ensure
\nprocedural fairness, but also
\nthe timely resolution of matters
\nthat may put a Member\u2019s ethics
\nand standards of practice into
\nquestion. The disciplinary process
\nis intended to be a collaborative
\nprocess with open communication
\nbetween the AIC and the
\nMember, and Members can avoid
\ninadvertent non-cooperation by
\nbeing proactive in responding to <\/p>\n
the AIC within the requested timeframe. The AIC
\nacknowledges that extraordinary circumstances
\ncan cause delays and advising the AIC of a delay
\nand\/or requesting an extension with reasons
\n(subject to AIC review and approval) can go a long
\nway in showing respect for the process. <\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 33Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
PARLONS PRATIQUE PROFESSIONNELLE<\/p>\n
COLLABORER :
\nTRAVAILLER ENSEMBLE <\/p>\n
P A R P E T E R L A W R E K , A A C I , P. A P P ,
\nB\u00c9N\u00c9 V OL E , S OUS -COMI T \u00c9 DE S A PPEL S<\/p>\n
N A T H A L I E R O Y – P A T E N A U D E , A A C I , P. A P P ,
\nDIRECT RICE-CONSEIL L \u00c8RE , PR AT IQUE PROF E S SIONNEL L E<\/p>\n
C et article sur la pratique professionnelle examine l\u2019obligation des membres de l\u2019ICE de coop\u00e9rer lorsque leur pratique
\net(ou) leur \u00e9thique sont contest\u00e9es.
\nEn termes g\u00e9n\u00e9raux, on pourrait d\u00e9finir
\nle refus de collaborer comme le refus ou
\nune opposition manifeste \u00e0 faire ce que
\nquelqu\u2019un a \u00e9t\u00e9 pri\u00e9, avis\u00e9 ou somm\u00e9
\nde faire. L\u2019attente de la collaboration
\ndu membre est un \u00e9l\u00e9ment essentiel des
\nstatuts, r\u00e8glements, politiques et normes de
\nl\u2019ICE; tout manquement \u00e0 cette attente
\nconstitue une infraction \u00e9thique en
\nvertu des Normes uniformes de pratique
\nprofessionnelle en mati\u00e8re d\u2019 \u00e9valuation
\nau Canada (NUPPEC) de l\u2019Institut
\ncanadien des \u00e9valuateurs (ICE). En
\nqualit\u00e9 de membres de l\u2019ICE (d\u00e9sign\u00e9s,
\nstagiaires, \u00e9tudiants, retrait\u00e9s, honoraires
\nou associ\u00e9s), nous nous engageons \u00e0 nous
\ncomporter d\u2019une mani\u00e8re qui ne portera
\npas pr\u00e9judice au public, \u00e0 l\u2019Institut ou
\n\u00e0 la profession d\u2019\u00e9valuateur immobilier
\n(Norme relative aux questions d\u2019 \u00e9thique
\n4.1.1) et on s\u2019attend \u00e0 ce que nos relations
\navec les autres membres et avec l\u2019Institut
\nfassent preuve de courtoisie et de bonne
\nfoi et d\u00e9montrent le respect envers
\nl\u2019Institut et ses proc\u00e9dures. <\/p>\n
En vertu des NUPPEC, les cas de
\nrefus de collaborer peuvent inclure des
\npratiques telles omettre ou refuser de
\nfournir ou retarder d\u00e9raisonnablement
\nla remise d\u2019un rapport \u00e9crit, d\u2019un dossier
\nde travail ou de tout autre document
\ndemand\u00e9 par l\u2019Institut. La notion que <\/p>\n
l\u2019ICE n\u2019est pas le client ou l\u2019utilisateur
\npr\u00e9vu est inexcusable. Les membres ont
\nl\u2019assurance, qu\u2019il s\u2019agisse d\u2019une enqu\u00eate
\npar suite d\u2019une plainte, d\u2019une r\u00e9clamation
\nou d\u2019une question de politique, que les
\ncomit\u00e9s autoris\u00e9s de l\u2019ICE sont tenus
\nde respecter la nature confidentielle des
\nrenseignements demand\u00e9s. <\/p>\n
Un dossier de travail doit \u00eatre pr\u00e9par\u00e9
\npour chaque affectation et doit \u00eatre
\nconserv\u00e9 pendant au moins sept ans apr\u00e8s
\nsa pr\u00e9paration ou pendant au moins
\ndeux ans apr\u00e8s le r\u00e8glement final de toute
\nproc\u00e9dure judiciaire dans le cadre de
\nlaquelle un t\u00e9moignage a \u00e9t\u00e9 donn\u00e9. Le
\nfait d\u2019avoir un rapport non assorti d\u2019un
\ndossier de travail est une contravention
\naux NUPPEC. Le fait de ne pas remettre
\nle contenu int\u00e9gral d\u2019un dossier de travail
\nconstitue \u00e9galement une infraction. Le
\ndossier de travail doit pr\u00e9server la preuve
\nque l\u2019\u00e9valuateur a pris en consid\u00e9ration
\ntoutes les donn\u00e9es pertinentes de
\nmani\u00e8re \u00e0 appuyer ses constatations et
\nses conclusions. Le dossier de travail
\ndoit aussi inclure toute correspondance
\n(\u00e9crite ou verbale; en copie papier ou
\n\u00e9lectronique) relative \u00e0 l\u2019affectation. Le
\ndossier de travail complet est \u00e9tudi\u00e9 dans
\nle cadre d\u2019une enqu\u00eate. <\/p>\n
Le paragraphe 5.11 des R\u00e8glements
\nconsolid\u00e9s (2013) de l\u2019ICE traite du refus
\nde collaborer \u00e0 une enqu\u00eate quand un
\nmembre refuse de collaborer pleinement
\n\u00e0 l\u2019enqu\u00eate r\u00e9sultant d\u2019une plainte ou \u00e0
\ntoute autre enqu\u00eate. L\u2019avis de toute date
\nlimite de remise des renseignements est <\/p>\n
ON PEUT D\u00c9FINIR LE REFUS
\nDE COLLABORER COMME LE
\nREFUS OU UNE OPPOSITION
\nMANIFESTE \u00c0 FAIRE CE QUE <\/p>\n
QUELQU\u2019UN A \u00c9T\u00c9 PRI\u00c9,
\nAVIS\u00c9 OU SOMM\u00c9 DE FAIRE.<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
PARLONS PRATIQUE PROFESSIONNELLE<\/p>\n
servi au membre en conformit\u00e9 des R\u00e8glements.
\nTout manquement \u00e0 fournir les renseignements
\ndans les d\u00e9lais prescrits peut entra\u00eener la
\nconvocation d\u2019une audience d\u2019arbitrage par
\nle m\u00e9diateur en pratique professionnelle
\net, ultimement, la suspension du titre ou
\ndu statut de membre. Un membre peut en
\nappeler de la d\u00e9cision d\u2019un panel d\u2019arbitrage
\ndans les d\u00e9lais prescrits dans les R\u00e8glements. <\/p>\n
Suite \u00e0 un vote majoritaire des deux tiers
\ndes administrateurs lors d\u2019une r\u00e9union du
\nConseil, celui-ci peut suspendre \u00e9galement
\nl\u2019utilisation de tout titre professionnel par un
\nmembre qui contrevient aux statuts, r\u00e8glements
\nou politiques de l\u2019Institut ou dont la conduite
\nest en contravention des NUPPEC. <\/p>\n
Au cours de la p\u00e9riode de suspension, le
\nmembre sera tenu de se conformer aux modalit\u00e9s
\nde la suspension et tout manquement pourra
\nentra\u00eener l\u2019abrogation du statut de membre.
\nConform\u00e9ment aux statuts et r\u00e8glements de
\nl\u2019ICE, le Conseil a le pouvoir d\u2019expulser un
\nmembre pour une p\u00e9riode de cinq ans. <\/p>\n
Voici quelques exemples de refus de collaborer
\nqui ont donn\u00e9 lieu \u00e0 des avis de suspension et
\n\u00e0 la convocation d\u2019audiences disciplinaire :<\/p>\n
\u2022 refus du membre de soumettre
\nson dossier de travail;<\/p>\n
\u2022 r\u00e9ponses tardives ou aucune r\u00e9ponse apr\u00e8s
\nplusieurs tentatives de la conseill\u00e8re en
\npratique professionnelle, de l\u2019enqu\u00eateur ou
\ndu m\u00e9diateur en pratique professionnelle;<\/p>\n
\u2022 r\u00e9ponses intentionnellement \u00e9vasives
\nr\u00e9sultant dans des tentatives r\u00e9p\u00e9t\u00e9es <\/p>\n
UN MEMBRE FAISANT L\u2019OBJET D\u2019UNE PLAINTE, D\u2019UNE R\u00c9CLAMATION OU
\nD\u2019UNE ALL\u00c9GATION DE NON-CONFORMIT\u00c9 PEUT \u00c9PROUVER DU STRESS, MAIS <\/p>\n
SON REFUS DE COLLABORER NE FERA PAS DISPARA\u00ceTRE LA SITUATION.<\/p>\n
LES CAS DE REFUS DE COLLABORER PEUVENT INCLURE DES PRATIQUES TELLES
\nOMETTRE OU REFUSER DE FOURNIR OU RETARDER D\u00c9RAISONNABLEMENT <\/p>\n
LA REMISE D\u2019UN RAPPORT \u00c9CRIT, D\u2019UN DOSSIER DE TRAVAIL OU DE TOUT
\nAUTRE DOCUMENT DEMAND\u00c9 PAR L\u2019INSTITUT.<\/p>\n
d\u2019obtenir les faits et de faire enqu\u00eate de fa\u00e7on objective;
\n\u2022 multiples tentatives de communiquer avec le membre par <\/p>\n
courriel, courrier, t\u00e9l\u00e9copieur ou t\u00e9l\u00e9phone restant sans r\u00e9ponse;
\n\u2022 refus de se conformer aux exigences d\u2019une d\u00e9cision <\/p>\n
disciplinaire, c.-\u00e0-d., entente de consentement \u00e0 une
\nsanction de pratique, ordonnance de consentement,
\narbitrage, appel ou d\u00e9cision du Conseil avant l\u2019expiration
\npr\u00e9vue du consentement ou de l\u2019ordonnance. <\/p>\n
Il ne fait aucun doute qu\u2019un membre faisant l\u2019objet d\u2019une plainte,
\nd\u2019une r\u00e9clamation ou d\u2019une all\u00e9gation de non-conformit\u00e9 peut
\n\u00e9prouver du stress, mais son refus de collaborer ne fera pas
\ndispara\u00eetre la situation. Les statuts et r\u00e8glements de l\u2019ICE sont en
\nplace pour assurer l\u2019\u00e9quit\u00e9 en mati\u00e8re de proc\u00e9dure, mais aussi
\npour r\u00e9soudre promptement toutes les questions qui mettent
\nen cause l\u2019\u00e9thique et les normes de pratique d\u2019un membre.
\nLe processus disciplinaire se
\nveut un processus fond\u00e9 sur
\nla collaboration favorisant
\ndes communications ouvertes
\nentre l\u2019ICE et le membre. Le
\nmembre peut \u00e9viter d\u2019\u00eatre
\nen situation de refus
\nde collaborer par
\ninadvertance en \u00e9tant
\nproactif dans ses
\nr\u00e9ponses aux demandes
\nde l\u2019ICE dans les d\u00e9lais
\npr\u00e9vus. L\u2019ICE reconna\u00eet que
\ndes circonstances extraordinaires peuvent
\ncauser des retards. En pareil cas, un
\nmembre a tout int\u00e9r\u00eat \u00e0 manifester son
\nrespect du processus en avisant l\u2019ICE du retard et(ou)
\nen demandant une prolongation avec justification
\n(sujette \u00e0 examen et approbation de l\u2019ICE). <\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 35Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
www.bradfordsoftware.com
\nwww.bradfordsoftware.com\/Canada<\/p>\n
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\nfrom September-December 2013<\/p>\n
De septembre \u00e0 d\u00e9cembre 2013, plus de 24
\n000 recherches ont \u00e9t\u00e9 effectu\u00e9es \u00e0 l\u2019aide
\ndu nouvel outil \u00ab Trouver un \u00e9valuateur \u00bb<\/p>\n
More than 68 million impressions
\nwere earned through online and
\nprint advertisements within targeted
\npublications\/sites to promote
\nmembers and the AIC-designated
\nappraisal career<\/p>\n
Plus de 68 millions d\u2019empreintes
\nm\u00e9diatiques ont \u00e9t\u00e9 gagn\u00e9es gr\u00e2ce \u00e0
\ndes annonces imprim\u00e9es et en ligne
\nau sein de sites\/publications cibl\u00e9s
\nafin de promouvoir les membres et la
\ncarri\u00e8re d\u2019\u00e9valuateur d\u00e9sign\u00e9 de l\u2019ICE<\/p>\n
Increase in
\nactivity within
\nsocial media
\nchannels including
\n22% increase
\nin Facebook
\nlikes and 31%
\nincrease in
\nTwitter followers Over 10,000 AIC <\/p>\n
collateral orders by
\nvarious provincial <\/p>\n
affiliates to distribute
\nwithin each province<\/p>\n
Plus de 10 000
\ncommandes collat\u00e9rales <\/p>\n
aupr\u00e8s de l\u2019ICE par
\ndivers organismes <\/p>\n
provinciaux affili\u00e9s \u00e0 des
\nfins de distribution dans <\/p>\n
chaque province.<\/p>\n
173% increase in the number of first-
\ntime visitors for the online version of
\nthe Canadian Property Valuation, with a
\nsignificant increase in French-speaking,
\nUS and International
\naudiences<\/p>\n
Une augmentation de
\n173 % du nombre de
\nnouveaux visiteurs \u00e0 la
\nversion \u00e9lectronique
\nen ligne de l\u2019\u00c9valuation
\nimmobili\u00e8re au
\nCanada : il y a eu
\nune augmentation
\nimportante du public
\nfrancophone, am\u00e9ricain
\net international<\/p>\n
232,000 TOTAL VISITORS TO THE AIC WEBSITE:
\nup 6% visitors from 2012; 15% increase in
\nunique visitors and 16% increase in page views<\/p>\n
232 000 VISITEURS AU TOTAL AU SITE DE L\u2019ICE :
\nen hausse de 6 % par rapport \u00e0 2012;
\nune augmentation de 15 % du nombre de
\nvisiteurs uniques et une augmentation
\nde 16 % de pages consult\u00e9es <\/p>\n
More than 43 million
\nimpressions were earned <\/p>\n
nationally and internationally
\nwith media relations activity<\/p>\n
Plus de 43 millions
\nd\u2019empreintes m\u00e9diatiques
\nont \u00e9t\u00e9 gagn\u00e9es \u00e0 l\u2019\u00e9chelle
\nnationale et internationale <\/p>\n
gr\u00e2ce aux activit\u00e9s de
\nrelations avec les m\u00e9dias <\/p>\n
24,000<\/p>\n
68
\n000
\n000<\/p>\n
10,000 \u00e9173%<\/p>\n
Augmentation de
\nl\u2019activit\u00e9 au niveau <\/p>\n
des m\u00e9dias sociaux,
\ny compris une <\/p>\n
augmentation de 22
\n% des \u00ab j\u2019aime \u00bbsur <\/p>\n
Facebook et une
\naugmentation de 31 % <\/p>\n
des abonn\u00e9s Twitter<\/p>\n
\u00e922% <\/p>\n
232,000 <\/p>\n
TWITTER<\/p>\n
FACE
\nBOOK<\/p>\n
43
\n,00<\/p>\n
0,000<\/p>\n
2013 marketing outcomes \/ R\u00e9sultats de notre campagne de marketing 2013 <\/p>\n
\u00e931% <\/p>\n
AIC BY THE NUMBERS \/ L’ICE EN CHIFFRES<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
W hen land is expropriated, the holder of the fee simple interest in the land is entitled to compensation,
\nbut the question arises as to who else must
\nbe compensated. Does the holder of a
\nlife estate in the subject property receive
\ncompensation? How about a judgement
\nholder, a tenant, a mortgagee, the holder
\nof the beneficial interest under a trust or a
\nmere occupant of the land?<\/p>\n
In most Canadian jurisdictions,
\ncompensation depends upon being an
\n\u2018owner,\u2019 as defined in the particular
\nexpropriation legislation for a
\njurisdiction. Consequently, it is crucial
\nthat appraisers and lawyers understand
\nwhich holders of rights, estates and
\ninterests in land qualify under the
\ndefinitions of \u2018owner\u2019 for expropriation
\npurposes. This requires an understanding
\nof the words and phrases that are used
\nin the definitions and an awareness
\nof how the words and phrases have
\nbeen interpreted by the courts in a
\nparticular jurisdiction.<\/p>\n
This article provides a survey of
\nthe definitions of \u2018owner\u2019 in Canadian
\nexpropriation legislation and examples
\nof how tribunals and courts deal with
\nissues surrounding \u2018owners\u2019 for the
\npurposes of expropriation.<\/p>\n
Definitions of \u2018owner\u2019 in
\nCanadian expropriation legislation
\nIn Canada, the spectrum for definitions
\nof \u2018owner\u2019 range from use of few words <\/p>\n
to multi-paragraph descriptions. An
\nexample of the former is the definition
\nadopted by Nunavut (Northwest
\nTerritories), which simply provides
\n\u201c\u2018owner,\u2019 in relation to an expropriated
\ninterest, includes the owner of a leasehold
\ninterest.\u201d1 In Newfoundland and
\nLabrador, an \u2018owner\u2019 is defined to include
\na \u201cpurported owner.\u201d2 Federally, no
\ndefinition of \u2018owner\u2019 is provided.3 <\/p>\n
British Columbia has adopted a more
\nextensive definition:<\/p>\n
\u2018owner,\u2019 in relation to land, means
\n(a) a person who has an estate, <\/p>\n
interest, right or title in or to
\nthe land including a person who
\nholds a subsisting judgment or
\nbuilder\u2019s lien,<\/p>\n
(b) a committee under the Patients
\nProperty Act,<\/p>\n
(b.1) an attorney under Part 2 of the
\nPower of Attorney Act,<\/p>\n
(b.2) a guardian, executor,
\nadministrator or trustee in whom
\nland is vested, or<\/p>\n
(c) a person who is in legal possession
\nor occupation of land, other than
\na person who leases residential
\npremises under an agreement that
\nhas a term of less than one year4 <\/p>\n
Definitions in other parts of the country
\nuse a variety of terms and phrases.
\nThe Alberta definition of \u2018owner,\u2019
\namong other things, speaks of \u201cany
\nother person who is known by the
\nexpropriating authority to have an
\ninterest in the land.\u201d5 <\/p>\n
LEGAL MATTERS<\/p>\n
WHO IS AN OWNER?
\nB Y J O H N S H E V C H U K , C . A R B , A A C I ( H O N )<\/p>\n
B A RRIS T ER & S OL ICI TOR<\/p>\n
IT IS CRUCIAL THAT
\nAPPRAISERS AND <\/p>\n
LAWYERS UNDERSTAND
\nWHICH HOLDERS OF <\/p>\n
RIGHTS, ESTATES AND
\nINTERESTS IN LAND <\/p>\n
QUALIFY UNDER THE
\nDEFINITIONS OF \u2018OWNER\u2019 <\/p>\n
FOR EXPROPRIATION
\nPURPOSES. <\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
Several provinces specifically refer to
\nmortgages and mortgagees and provide a
\ndefinition of \u2018registered owner.\u20196 <\/p>\n
In New Brunswick, the definition
\nof \u2018owner,\u2019 under the expropriation
\nlegislation, simply includes \u201cany person
\nholding an estate, easement, licence or
\nother right or interest in, to, over or
\naffecting land.\u201d7 <\/p>\n
In Prince Edward Island and the
\nYukon Territories, the definition of
\n\u2018owner\u2019 makes mention of \u201cmortgagee,
\nlessee, tenant, occupant and person
\nentitled to a limited estate or interest…\u201d8
\nThe Yukon Territories definition adds
\n\u201cexecution creditor.\u201d<\/p>\n
In Quebec, the expropriation
\nlegislation speaks of \u201cthe owner of
\nthe immovable or the holder of the
\nimmovable real right to be expropriated,\u201d
\nconsistent with the concepts of property
\nrights under the Civil Code.9 <\/p>\n
However, no matter how extensive
\nthe definition of \u2018owner,\u2019 the case law
\nstill requires review to determine how
\ncourts and expropriation tribunals have
\ninterpreted the definitions.<\/p>\n
Examples from the case law
\nOccupation
\nOccupation is a popular concept in the
\ndefinitions of \u2018owner.\u2019 The question is the
\ndegree of occupation that will suffice. In
\nBritish Columbia, a contractor under a
\nCCDC construction contract relating
\nto recently expropriated land missed the
\nlimitation period for filing a Claim of
\nBuilder\u2019s Lien. The contractor attempted
\nto overcome this hurdle by arguing that it
\nwas an occupant of the land by virtue of
\nthe construction contract and the activity
\non site. The court disagreed, noting that
\nthe contractor\u2019s rights were to be found
\nin the contract. There was only sufficient
\npossession to undertake the work. The
\ncourt found that \u201clegal possession or
\noccupation of land\u201d in the legislation
\nmeant something more than a mere right
\nto be on the land. It must be close to an
\ninterest in land. There must be a benefit
\nderived from the land itself.10 <\/p>\n
However, while the law in British
\nColumbia might require that a benefit be
\nderived from the land as a prerequisite
\nto being an \u2018owner,\u2019 exclusive occupation
\nor a form of occupation enabling an
\naction in trespass is likely not required
\nto be an \u2018owner\u2019 in that province. Thus,
\nit is at least arguable that a highway
\nproject that interfered with rights under a
\nprovincial grazing licence can give rise to
\ncompensation.11<\/p>\n
Inferred\/implied interests
\nCompany A, as owner of an auto wrecking
\nyard, allowed Company B to use a portion
\nof the yard for its business. There was
\ncommon ownership of the two companies.
\nThis common ownership and control
\nwas enough for the tribunal to hold that
\nit was in Company A\u2019s interest to ensure
\nthat Company B continued its operation
\nfrom the subject property and Company
\nB would have no concern about its
\ncontinued right to do so. Company B was
\nfound to have a compensable right in the
\nexpropriated land.12 <\/p>\n
An owner of two parcels sold one,
\nbut continued to gain access to the
\nremaining parcel through the parcel that
\nwas sold. There was no express reservation
\nof an easement for the vendor\u2019s benefit.
\nNevertheless, the tribunal held that the
\npurchaser knew and approved of the <\/p>\n
access over its property and, therefore,
\nthere was an implied easement in
\nfavour of the vendor giving the vendor
\na compensable interest that had
\nbeen expropriated.13<\/p>\n
Unregistered interests
\nIn British Columbia, there is no need
\nto serve holders of unregistered interests
\nwith notice of an expropriation, but the
\nholders of such interests are entitled to
\ncompensation. Of practical significance
\nis the Court of Appeal\u2019s decision that
\nthe time limit imposed for seeking
\ncompensation under expropriation
\nlegislation is triggered by the payment of
\nan \u2018advance payment.\u2019 Without an advance
\npayment, the time limit in which to
\ncommence a claim for compensation does
\nnot apply.14 <\/p>\n
Combining of interests
\nThe owner of the fee simple interest in a
\ngas station also leased the adjacent site
\nand used it in the operation of the gas
\nstation. A supporting column for a light
\nrapid transit system was erected on the
\nleased parcel. The court agreed with the
\nexpropriation tribunal that the leasehold
\ninterest and the fee simple interest resulted
\nin a unified ownership for the purposes
\nof determining the compensation for a
\npartial taking.15<\/p>\n
LEGAL MATTERS<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
Leases
\nIt may be that technical reasons prevent persons
\nfrom qualifying as tenants or lessees, but it may be
\npossible for such persons to qualify as occupants
\nunder the various \u2018owner\u2019 definitions.20 <\/p>\n
Conclusion
\nClearly, the identification of parties who could be
\n\u2018owners\u2019 under expropriation legislation is often not
\nstraightforward. While review of the title to the
\nsubject property is the obvious first task, additional
\nsteps will include:
\n1. a review of the applicable definition of \u2018owner\u2019 <\/p>\n
and the notice and compensation sections in
\nthe applicable expropriation legislation;<\/p>\n
2. gaining an understanding for the specific
\ntypes of estates and interests that make a
\nperson an \u2018owner;\u2019<\/p>\n
3. a review of case law to learn how the courts
\nof a given jurisdiction have interpreted the
\ndefinition of \u2018owner;\u2019 and<\/p>\n
4. an inquiry of the known owners of interests
\nin the subject property to identify potential
\nother parties.<\/p>\n
End notes
\n1 Expropriation Act, RSNWT 1988, c E-11, s 1
\n2 Expropriation Act, RSNL 1990, c E-19, s 2
\n3 Expropriation Act, RSC 1985, c E-21, s 7
\n4 Expropriation Act, RSBC 1996, c 125
\n5 Expropriation Act, RSA 2000, c E-13, s 1
\n6 Expropriation Act, CCSM, c E190, s 1; <\/p>\n
Expropriations Act, RSO 1990, c E.26, s 1;
\nExpropriation Act, RSNS 1989, c 156, s 3;
\nExpropriation Act, RSS 1989, c 156, s 1<\/p>\n
7 Expropriation Act, RSNB 1973, c E-14, s 1
\n8 Expropriation Act, RSPEI 1988, c E-13, s 1; <\/p>\n
Expropriation Act, RSY 2002, c 81, s 1
\n9 Expropriation Act, CQLR, c E-24, c 40
\n10 Linear Construction Corp. v British Columbia <\/p>\n
(Minister of Transportation & Highways), 1997
\nCarswellBC 2874 (BCCA)<\/p>\n
11 Douglas Lake Cattle Co v British Columbia,
\n[1990] BCJ No 2307 (QL) (BCCA)<\/p>\n
Trust arrangements
\nMost jurisdictions expressly
\ncontemplate that land may be held
\nby a trustee and that the underlying
\nholders of beneficial interests
\nare entitled to compensation.
\nAt least in British Columbia,
\nunregistered beneficial owners
\nmay not be entitled to notice of
\nexpropriation, but they can claim
\nfor compensation.16 <\/p>\n
Profit a prendre
\nA right to remove all natural
\nmaterial in situ from particular
\nlands has been held to be a profit
\na prendre, giving an interest in
\nlands and making the holder of
\nthe right an owner under the
\nexpropriation legislation.17<\/p>\n
Parking lots
\nadjacent to a restaurant
\nThe tenant of premises used as
\na restaurant could not obtain
\ncompensation when the adjacent
\nparking lot was partially
\nexpropriated. The tribunal
\ninterpreted the terms of the lease as
\nrequiring reasonable access to the
\nrestaurant, but not reasonable use
\nof parking facilities.18 The case is
\nan indication of the fact dependent
\nnature of expropriation cases.<\/p>\n
Imperfect sublease arrangements
\nA claimant occupied a water lot
\npursuant to a sublease. The sub-
\nlandlord did not obtain the owner\u2019s
\napproval for the sublease, but the
\nowner had actual knowledge of
\nthe sublease. The expropriating
\nauthority\u2019s argument that the
\nclaimant was not an \u2018owner,\u2019
\nbecause it was not in legal
\npossession, was not accepted.
\nThe tribunal found that the
\nclaimant was at least in legal
\npossession, but that the claimant
\nhad not established that there had
\nbeen an expropriation.19 <\/p>\n
NO MATTER HOW EXTENSIVE THE DEFINITION OF
\n\u2018OWNER,\u2019 THE CASE LAW STILL REQUIRES REVIEW TO <\/p>\n
DETERMINE HOW COURTS AND EXPROPRIATION
\nTRIBUNALS HAVE INTERPRETED THE DEFINITIONS.<\/p>\n
LEGAL MATTERS<\/p>\n
12 Al\u2019s Auto Wrecking Ltd v Surrey (City),
\n2006 CarswellBC 646 (BCECB)<\/p>\n
13 Captain\u2019s Square Holdings Ltd.
\nv British Columbia (Minister of
\nTransportation & Highways), 1997
\nCarswellBC 3149<\/p>\n
14 Van Kam Freightways Ltd v Kelowna
\n(City) 2007 BCCA 287; British
\nColumbia v Schneider, [1996] BCJ No
\n1977 (QL) (BCCA)<\/p>\n
15 Holdom v British Columbia Transit
\n2006 BCCA 282<\/p>\n
16 Schneider, supra; Pentecostal
\nAssemblies of Canada v British
\nColumbia (Minister of Transportation
\n& Highways), 1999 CarswellBC 1710
\n(BCECB)<\/p>\n
17 McPhail\u2019s Equipment Co v Surrey
\n(City), 1995 CarswellBC 2593;
\nLangdale Landing Properties Ltd. v
\nBritish Columbia 2003 CarswellBC
\n3556 (BCECB)<\/p>\n
18 Anderson v British Columbia (Minister
\nof Transportation & Highways), 1995
\nCarswellBC 2585 (BCECB)<\/p>\n
19 Vancouver Marina (1971) Ltd v British
\nColumbia (Minister of Transportation
\n& Highways), 2000 CarswellBC 2883
\n(BCECB)<\/p>\n
20 Maddock v Surrey (City), 2001
\nCarswellBC 3278 (BCECB); El &
\nEl Investments Ltd v Surrey School
\nDistrict No. 36, 1995 CarswellBC
\n2574 (BCECB)<\/p>\n
Note: This article is provided for the
\npurposes of generating discussion and
\nto make practitioners aware of certain
\nchallenges presented in the law. It is
\nnot to be taken as legal advice. Any
\nquestions relating to the applicability of
\nexpropriation legislation in particular
\ncircumstances should be put to qualified
\nlegal and appraisal practitioners. <\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
IL EST ESSENTIEL QUE
\nLES \u00c9VALUATEURS ET LES <\/p>\n
AVOCATS COMPRENNENT
\nQUELS SONT LES <\/p>\n
D\u00c9TENTEURS DE DROITS,
\nDE SUCCESSIONS ET <\/p>\n
DE DROITS FONCIERS QUI
\nSONT ADMISSIBLES EN <\/p>\n
VERTU DES D\u00c9FINITIONS
\nDE \u00ab PROPRI\u00c9TAIRE \u00bb AUX <\/p>\n
FINS D\u2019EXPROPRIATION. <\/p>\n
QUESTIONS JURIDIQUES<\/p>\n
QUI EST UN PROPRI\u00c9TAIRE?
\nP A R J O H N S H E V C H U K , C . A R B , A A C I ( H O N )<\/p>\n
AV OC AT E T PROCUREUR<\/p>\n
L orsqu\u2019un terrain est expropri\u00e9, le titulaire de l\u2019int\u00e9r\u00eat en fief simple a droit \u00e0 une indemnisation, ce qui nous am\u00e8ne \u00e0 nous demander qui
\nd\u2019autre doit \u00eatre indemnis\u00e9. Est-ce qu\u2019on
\nverse une indemnisation au titulaire d\u2019un
\ndroit viager dans le terrain en question? Que
\ndiriez-vous d\u2019un titulaire de jugement, d\u2019un
\nlocataire, d\u2019un cr\u00e9ancier hypoth\u00e9caire, d\u2019un
\ntitulaire d\u2019int\u00e9r\u00eat b\u00e9n\u00e9ficiaire d\u2019une fiducie
\nou d\u2019un simple occupant du terrain?<\/p>\n
Dans la plupart des juridictions cana-
\ndiennes, il faut \u00eatre un \u00ab propri\u00e9taire \u00bb, tel
\nque d\u00e9fini dans la loi d\u2019expropriation partic-
\nuli\u00e8re d\u2019une juridiction, avant d\u2019\u00eatre indem-
\nnis\u00e9. Par cons\u00e9quent, il est essentiel que les
\n\u00e9valuateurs et les avocats comprennent quels
\nsont les d\u00e9tenteurs de droits, de successions
\net de droits fonciers qui sont admissibles en
\nvertu des d\u00e9finitions de \u00ab propri\u00e9taire \u00bb aux
\nfins d\u2019expropriation. Cela n\u00e9cessite de com-
\nprendre les mots et les phrases qui se trouvent
\ndans les d\u00e9finitions et la fa\u00e7on dont les mots
\net les phrases ont \u00e9t\u00e9 interpr\u00e9t\u00e9s par les tribu-
\nnaux au sein d\u2019une juridiction particuli\u00e8re.<\/p>\n
Cet article pr\u00e9sente un aper\u00e7u des
\nd\u00e9finitions du terme \u00ab propri\u00e9taire \u00bb
\ndans la l\u00e9gislation canadienne en mati\u00e8re
\nd\u2019expropriation et des exemples montrant
\ncomment les tribunaux et les cours traitent
\nles questions concernant les \u00ab\u00a0propri\u00e9taires \u00bb
\naux fins de l\u2019expropriation.<\/p>\n
D\u00e9finitions de terme \u00ab propri\u00e9taire \u00bb
\ndans la l\u00e9gislation canadienne
\nen mati\u00e8re d\u2019expropriation
\nAu Canada, le spectre des d\u00e9finitions du <\/p>\n
terme \u00ab propri\u00e9taire \u00bb varie de quelques
\nmots \u00e0 plusieurs paragraphes. Un exemple
\nd\u2019une d\u00e9finition de quelques mots est
\ncelui adopt\u00e9 par le Nunavut (Territoires
\ndu Nord-Ouest), qui pr\u00e9voit simplement
\n\u00ab \u201cpropri\u00e9taire\u201d ou \u201ctitulaire\u201d, en mati\u00e8re
\nd\u2019int\u00e9r\u00eat expropri\u00e9, s\u2019entend notamment
\ndu titulaire d\u2019un int\u00e9r\u00eat \u00e0 bail. \u00bb1 \u00c0 Terre-
\nNeuve-et-Labrador, la d\u00e9finition de
\n\u00ab propri\u00e9taire \u00bb inclut \u00ab purported owner. \u00bb2 \u00c0
\nl\u2019\u00e9chelle f\u00e9d\u00e9rale, il n\u2019y a aucune d\u00e9finition
\nde \u00ab propri\u00e9taire \u00bb.3 <\/p>\n
La Colombie-Britannique a adopt\u00e9 une
\nd\u00e9finition plus d\u00e9taill\u00e9e :<\/p>\n
\u2018owner,\u2019 in relation to land, means
\n(a) a person who has an estate, <\/p>\n
interest, right or title in or to
\nthe land including a person who
\nholds a subsisting judgment or
\nbuilder\u2019s lien,<\/p>\n
(b) a committee under the
\nPatients Property Act,<\/p>\n
(b.1) an attorney under Part 2 of the
\nPower of Attorney Act,<\/p>\n
(b.2) a guardian, executor, administrator
\nor trustee in whom land is vested, or<\/p>\n
(c) a person who is in legal possession
\nor occupation of land, other than a
\nperson who leases residential prem-
\nises under an agreement that has a
\nterm of less than one year4 <\/p>\n
Dans d\u2019autres r\u00e9gions du pays, les
\nd\u00e9finitions utilisent divers termes et phrases.
\nL\u2019Alberta d\u00e9finit, entre autres, le terme
\n\u00ab propri\u00e9taire \u00bb par \u00ab any other person who is
\nknown by the expropriating authority to have
\nan interest in the land. \u00bb5<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
QUESTIONS JURIDIQUES<\/p>\n
Plusieurs provinces font directement
\nr\u00e9f\u00e9rence \u00e0 des pr\u00eats et \u00e0 des cr\u00e9anciers
\nhypoth\u00e9caires, et donne une d\u00e9finition de
\n\u00ab registered owners. \u00bb.6<\/p>\n
Au Nouveau-Brunswick, la d\u00e9finition
\nde \u00ab propri\u00e9taire \u00bb, en vertu de la l\u00e9gislation
\nen mati\u00e8re d\u2019expropriation, comprend tout
\nsimplement \u00ab une personne titulaire d\u2019un
\ndroit de tenure, d\u2019une servitude, d\u2019un droit
\nd\u2019usage ou autre droit dans ou sur un bien-
\nfonds, ou y aff\u00e9rents. \u00bb7<\/p>\n
\u00c0 l\u2019\u00cele -du-Prince -\u00c9douard et aux
\nTerritoires du Yukon, la d\u00e9finition de
\n\u00ab propri\u00e9taire \u00bb fait mention de \u00ab mortgagee,
\nlessee, tenant, occupant and person entitled
\nto a limited estate or interest\u2026 \u00bb8 La
\nd\u00e9finition des Territoires du Yukon ajoute :
\n\u00ab cr\u00e9ancier saisissant. \u00bb<\/p>\n
Au Qu\u00e9bec, la loi en mati\u00e8re
\nd\u2019expropriation fait \u00e9tat de \u00ab propri\u00e9taire
\nde l\u2019immeuble ou au titulaire du droit r\u00e9el
\nimmobilier \u00e0 exproprier, \u00bb ce qui correspond
\naux concepts de droits de propri\u00e9t\u00e9 en vertu
\ndu Code civil.9<\/p>\n
Toutefois, peu importe le niveau de
\nd\u00e9tail de la d\u00e9finition de \u00ab propri\u00e9taire \u00bb,
\nla jurisprudence exige toujours un examen
\nafin de d\u00e9terminer de quelle mani\u00e8re les
\ntribunaux et les cours d\u2019expropriation ont
\ninterpr\u00e9t\u00e9 les d\u00e9finitions.<\/p>\n
Exemples de la jurisprudence
\nOccupation
\nL\u2019occupation est un concept populaire dans
\nles d\u00e9finitions de \u00ab propri\u00e9taire \u00bb. Mais la
\nquestion est de savoir le degr\u00e9 d\u2019occupation
\nqui suffira. En Colombie-Britannique, un <\/p>\n
entrepreneur a d\u00e9pass\u00e9 la date limite pour
\npr\u00e9senter une demande de privil\u00e8ge de
\nconstructeur dans le cadre d\u2019un contrat de
\nconstruction avec le CCDC. L\u2019entrepreneur
\na tent\u00e9 de surmonter cet obstacle en faisant
\nvaloir qu\u2019il occupait le terrain en vertu du
\ncontrat de construction et des activit\u00e9s
\nsur le terrain vis\u00e9. Le tribunal n\u2019\u00e9tait pas
\nd\u2019accord, en soulignant que les droits de
\nl\u2019entrepreneur se trouvaient dans le contrat.
\nLe niveau de possession \u00e9tait suffisant pour
\nentreprendre les travaux. Le tribunal a con-
\nstat\u00e9 que \u00ab poss\u00e9der ou occuper un terrain \u00bb
\ndans la loi signifiait plus qu\u2019un simple droit
\nd\u2019occuper le terrain. Il s\u2019agissait plut\u00f4t d\u2019un
\ndroit r\u00e9el immobilier. Il doit y avoir un
\navantage provenant du terrain lui-m\u00eame.10 <\/p>\n
Cependant, alors que la loi en Colom-
\nbie-Britannique pourrait exiger qu\u2019un
\navantage soit tir\u00e9 de l\u2019exploitation du terrain
\navant de devenir \u00ab propri\u00e9taire \u00bb, l\u2019occupa-
\ntion exclusive ou quelque forme d\u2019occupa-
\ntion permettant une action en intrusion
\nne serait probablement pas n\u00e9cessaire afin
\nd\u2019\u00eatre un \u00ab propri\u00e9taire \u00bb dans cette prov-
\nince. Ainsi, il est permis de croire qu\u2019un
\nprojet d\u2019autoroute empi\u00e9tant sur des droits
\nen vertu d\u2019un permis de p\u00e2turage provincial
\npourrait donner lieu \u00e0 une indemnisation.11<\/p>\n
Droits per\u00e7us\/implicites
\nEn tant que propri\u00e9taire d\u2019un chantier de
\nd\u00e9molition d\u2019automobile, l\u2019entreprise A a
\npermis \u00e0 la soci\u00e9t\u00e9 B d\u2019exploiter une partie
\ndu chantier pour ses activit\u00e9s commerciales.
\nLes deux soci\u00e9t\u00e9s avaient des propri\u00e9taires
\ncommuns. La propri\u00e9t\u00e9 et le contr\u00f4le <\/p>\n
communs ont suffi au tribunal pour juger
\nqu\u2019il \u00e9tait dans l\u2019int\u00e9r\u00eat de l\u2019entreprise A de
\ns\u2019assurer que l\u2019entreprise B continue d\u2019exploiter
\n\u00e0 partir de la propri\u00e9t\u00e9 vis\u00e9e et l\u2019entreprise B
\nne se pr\u00e9occuperait pas du maintien de son
\ndroit de continuer \u00e0 le faire. On a constat\u00e9 que
\nl\u2019entreprise B avait droit \u00e0 une indemnisation
\nen lien avec le terrain expropri\u00e9.12 <\/p>\n
Un propri\u00e9taire a vendu une de ses deux
\nparcelles, mais a continu\u00e9 d\u2019avoir acc\u00e8s \u00e0
\nl\u2019autre par la parcelle vendue. Il n\u2019y avait
\naucune r\u00e9serve expresse d\u2019une servitude au
\nprofit du vendeur. N\u00e9anmoins, le tribunal a
\njug\u00e9 que l\u2019acheteur \u00e9tait au courant de l\u2019acc\u00e8s
\npar sa propri\u00e9t\u00e9 et qu\u2019il l\u2019avait approuv\u00e9,
\net par cons\u00e9quent, il y avait une servitude
\nimplicite au profit du vendeur donnant ainsi
\n\u00e0 ce dernier un droit indemnisable qui avait
\n\u00e9t\u00e9 expropri\u00e9.<\/p>\n
Droits non enregistr\u00e9s
\nEn Colombie-Britannique, il n\u2019est pas n\u00e9ces-
\nsaire de signifier un avis d\u2019expropriation aux
\ntitulaires de droits non enregistr\u00e9s, mais les
\ntitulaires de ces droits sont admissibles \u00e0 une
\nindemnisation. Le jugement de la Cour d\u2019ap-
\npel stipulant que le d\u00e9lai impos\u00e9 pour obtenir
\nune indemnit\u00e9 en vertu des lois en mati\u00e8re
\nd\u2019expropriation est d\u00e9clench\u00e9 par le paiement
\nd\u2019un \u00ab paiement anticip\u00e9 \u00bb est d\u2019une impor-
\ntance pratique. Sans un paiement anticip\u00e9, le
\nd\u00e9lai dans lequel on peut d\u00e9poser une r\u00e9cla-
\nmation d\u2019indemnisation ne s\u2019applique pas.14 <\/p>\n
La combinaison des droits
\nLe propri\u00e9taire de l\u2019int\u00e9r\u00eat en fief simple
\nd\u2019une station d\u2019essence a \u00e9galement lou\u00e9 le site
\nadjacent et l\u2019a utilis\u00e9 pour exploiter la station
\nd\u2019essence. Une colonne de support pour un
\nsyst\u00e8me de transport l\u00e9ger et rapide a \u00e9t\u00e9
\n\u00e9rig\u00e9e sur la parcelle lou\u00e9e. Afin de d\u00e9terminer
\nl\u2019indemnisation d\u2019une prise partielle, la cour
\net le tribunal d\u2019expropriation ont convenu que
\nle bail et l\u2019int\u00e9r\u00eat en fief simple ont men\u00e9 \u00e0
\nune propri\u00e9t\u00e9 unifi\u00e9e. <\/p>\n
Conventions fiduciaires
\nLa plupart des juridictions pr\u00e9voient express\u00e9-
\nment qu\u2019un terrain peut \u00eatre d\u00e9tenu par un
\nfiduciaire et que les titulaires sous-jacents de
\ndroits dans la fiducie sont admissibles \u00e0 une <\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
QUESTIONS JURIDIQUES<\/p>\n
indemnisation. Au moins en Colombie-Bri-
\ntannique, les propri\u00e9taires non enregistr\u00e9s
\nde droits peuvent ne pas avoir droit \u00e0 un
\navis d\u2019expropriation, mais ils peuvent faire
\nune r\u00e9clamation d\u2019indemnisation.<\/p>\n
Profit \u00e0 prendre
\nUn droit d\u2019enlever tous les mat\u00e9riaux
\nnaturels in situ de terrains particuliers a \u00e9t\u00e9
\nreconnu comme un profit \u00e0 prendre, don-
\nnant ainsi un droit immobilier et faisait du
\ntitulaire du droit un propri\u00e9taire en vertu de
\nla l\u00e9gislation en mati\u00e8re d\u2019expropriation.17<\/p>\n
Parcs de stationnement
\nadjacents \u00e0 un restaurant
\nLe locataire de locaux utilis\u00e9s comme
\nrestaurant n\u2019a pu obtenir une indemnit\u00e9
\nlorsque le stationnement adjacent a \u00e9t\u00e9
\npartiellement expropri\u00e9. Le tribunal
\na interpr\u00e9t\u00e9 les termes du bail comme
\nn\u00e9cessitant un acc\u00e8s raisonnable au
\nrestaurant, mais pas une utilisation
\nraisonnable au parc de stationnement.18
\nLe litige s\u2019av\u00e8re une indication de la nature
\ntributaire des faits des cas d\u2019expropriation. <\/p>\n
Conventions imparfaites
\nen mati\u00e8re de sous-location
\nUn demandeur occupait un lot sur plan
\nd\u2019eau en vertu d\u2019une sous-location. Le sous-
\nlocateur n\u2019avait pas obtenu l\u2019approbation
\ndu propri\u00e9taire pour la sous-location,
\nmais ce dernier en avait pris connaissance
\ndirectement. L\u2019argument de l\u2019autorit\u00e9
\nexpropriante selon lequel le demandeur
\nn\u2019\u00e9tait pas un \u00ab propri\u00e9taire \u00bb parce qu\u2019il
\nn\u2019\u00e9tait pas en possession juridique n\u2019a pas
\n\u00e9t\u00e9 accept\u00e9. Le tribunal a conclu que le
\ndemandeur \u00e9tait au moins en possession
\nl\u00e9gale, mais que le demandeur n\u2019avait pas
\n\u00e9tabli qu\u2019il y avait eu une expropriation.19<\/p>\n
Contrats de location
\nIl est possible que des raisons techniques
\nemp\u00eachent certaines personnes de se
\nqualifier comme locataires ou preneurs \u00e0
\nbail, mais ces personnes pourraient peut-
\n\u00eatre se qualifier comme occupants en
\nvertu des diff\u00e9rentes d\u00e9finitions du terme
\n\u00ab propri\u00e9taire \u00bb.20<\/p>\n
Conclusion
\nDe toute \u00e9vidence, la d\u00e9signation des parties qui
\npeuvent \u00eatre \u00ab propri\u00e9taires \u00bb en vertu des lois en
\nmati\u00e8re d\u2019expropriation n\u2019est souvent pas simple.
\nBien que la premi\u00e8re t\u00e2che soit sans contredit
\nl\u2019examen du titre de la propri\u00e9t\u00e9 en question, les
\nmesures suppl\u00e9mentaires incluront :<\/p>\n
1. un examen de la d\u00e9finition applicable de
\n\u00ab propri\u00e9taire \u00bb et les sections d\u2019avis et d\u2019in-
\ndemnisation dans la loi en mati\u00e8re d\u2019expro-
\npriation applicable;<\/p>\n
2. la compr\u00e9hension des types sp\u00e9cifiques de
\nsuccessions et de droits qui rendent une
\npersonne \u00ab propri\u00e9taire \u00bb;<\/p>\n
3. un examen de la jurisprudence pour savoir
\ncomment les cours d\u2019une juridiction donn\u00e9e
\nont interpr\u00e9t\u00e9 la d\u00e9finition de \u00ab pro-
\npri\u00e9taire; \u00bb et<\/p>\n
4. une enqu\u00eate des propri\u00e9taires connus de
\ndroits en lien avec la propri\u00e9t\u00e9 vis\u00e9e afin
\nd\u2019identifier d\u2019autres parties \u00e9ventuelles.<\/p>\n
Notes en bas de page
\n 1 Loi sur l’expropriation, LRTN-O (Nu) <\/p>\n
1988, c E-11
\n2 Expropriation Act, RSNL 1990, c E-19, s 2
\n3 Expropriation Act, RSC 1985, c E-21, s 7
\n4 Expropriation Act, RSBC 1996, c 125
\n5 Expropriation Act, RSA 2000, c E-13, s 1
\n6 Expropriation Act, CCSM, c E190, s 1; <\/p>\n
Expropriations Act, RSO 1990, c E.26, s 1;
\nExpropriation Act, RSNS 1989, c 156, s 3;
\nExpropriation Act, RSS 1989, c 156, s 1<\/p>\n
7 Loi sur l’expropriation, LRN-B 1973, c E-14
\n8 Expropriation Act, RSPEI 1988, c E-13, s 1; <\/p>\n
Loi sur l\u2019expropriation, RSY 2002, c 81, s 1
\n9 Expropriation Act, CQLR, c E-24, c 40
\n10 Linear Construction Corp. v British Columbia <\/p>\n
(Minister of Transportation & Highways),
\n1997 CarswellBC 2874 (BCCA)<\/p>\n
11 Douglas Lake Cattle Co v British Columbia,
\n[1990] BCJ No 2307 (QL) (BCCA)<\/p>\n
12 Al\u2019s Auto Wrecking Ltd v Surrey (City), 2006
\nCarswellBC 646 (BCECB)<\/p>\n
13 Captain\u2019s Square Holdings Ltd.
\nv British Columbia (Minister of
\nTransportation & Highways), 1997
\nCarswellBC 3149<\/p>\n
14 Van Kam Freightways Ltd v Kelowna
\n(City) 2007 BCCA 287; British
\nColumbia v Schneider, [1996] BCJ
\nNo 1977 (QL) (BCCA)<\/p>\n
15 Holdom v British Columbia Transit
\n2006 BCCA 282<\/p>\n
16 Schneider, supra; Pentecostal
\nAssemblies of Canada v British
\nColumbia (Minister of Transportation
\n& Highways), 1999 CarswellBC
\n1710 (BCECB)<\/p>\n
17 McPhail\u2019s Equipment Co v Surrey
\n(City), 1995 CarswellBC 2593;
\nLangdale Landing Properties Ltd. v
\nBritish Columbia 2003 CarswellBC
\n3556 (BCECB)<\/p>\n
18 Anderson v British Columbia
\n(Minister of Transportation &
\nHighways), 1995 CarswellBC 2585
\n(BCECB)<\/p>\n
19 Vancouver Marina (1971) Ltd
\nv British Columbia (Minister of
\nTransportation & Highways), 2000
\nCarswellBC 2883 (BCECB)<\/p>\n
20 Maddock v Surrey (City), 2001
\nCarswellBC 3278 (BCECB); El &
\nEl Investments Ltd v Surrey School
\nDistrict No. 36, 1995 CarswellBC
\n2574 (BCECB)<\/p>\n
Remarque : cet article est fourni
\naux fins de susciter des discussions et de
\nsignaler aux praticiens certains d\u00e9fis
\npr\u00e9sent\u00e9s dans la loi. Il ne constitue
\npas des conseils juridiques. Toute
\nquestion relative \u00e0 l\u2019applicabilit\u00e9 de la
\nl\u00e9gislation en mati\u00e8re d\u2019expropriation
\ndans certaines circonstances devrait
\n\u00eatre soulev\u00e9e aupr\u00e8s d\u2019avocats et de
\npraticiens en mati\u00e8re d\u2019 \u00e9valuation. <\/p>\n
PEU IMPORTE LE NIVEAU DE D\u00c9TAIL DE LA D\u00c9FINITION
\nDE \u00ab PROPRI\u00c9TAIRE \u00bb, LA JURISPRUDENCE EXIGE
\nTOUJOURS UN EXAMEN AFIN DE D\u00c9TERMINER DE
\nQUELLE MANI\u00c8RE LES TRIBUNAUX ET LES COURS <\/p>\n
D\u2019EXPROPRIATION ONT INTERPR\u00c9T\u00c9 LES D\u00c9FINITIONS.<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 43Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
VARIETY AND STATE-OF-THE-ART
\n INFORMATION TECHNOLOGY <\/p>\n
MAKE THE ASSESSMENT FIELD
\nAN ATTRACTIVE CAREER OPTION<\/p>\n
W I T H C R A I G B A R N S L E Y , A A C I , P. A P P<\/p>\n
What types of assessment projects
\ndo you currently work on?
\nCB: Our region comprises Surrey,
\nRichmond, Delta, White Rock and the
\nTsawwassen First Nation, for a total
\nproperty count of roughly 265,000. The
\nSouth Fraser office employs about 60 staff,
\n45 of whom are professional appraisers.
\nThis geographic area includes the majority
\nof the industrial stock of the lower
\nmainland. In recent years, there has been
\na rising market for industrial product,
\nand one of our important roles is to
\naccurately track the market movement of
\nthis competitive set. This involves in part,
\nundertaking a comprehensive review of all
\nlease and sales transactions. We must also
\nensure our inventory is accurate and that
\nwe identify and capture all subdivisions
\nand new construction across the region.<\/p>\n
What role do appraisers typically
\nplay in property assessment?
\nCB: Our appraisers are active in all
\naspects of the valuation profession. As
\na mass appraisal organization, much of
\nour work is system driven. However, the
\ndata that supports our valuation models
\nis managed and analyzed by our appraisal
\nstaff. From processing land subdivisions,
\nto capturing new construction, to the
\nanalysis of market studies in support of
\nvalue-influencing characteristics, our
\nappraisers must understand and apply a
\nbroad range of valuation expertise.<\/p>\n
What unique challenges do
\nthese appraisers face when
\nworking on assessments?
\nCB: With the assessment system in British
\nColumbia supported by taxpayers, it is <\/p>\n
C raig Barnsley, AACI, P.App is the deputy assessor for the South Fraser Region of BC Assessment, a provincial crown corporation,
\nand one of a three-member management
\nteam. His primary responsibility is to lead
\nthe ICI (industrial, commercial, investment)
\nvaluation and administration teams. Craig
\nhas been a member of the Appraisal Institute
\nof Canada (AIC) since 1994 and earned his
\nAACI designation in 2002.<\/p>\n
FROM PROCESSING
\nLAND SUBDIVISIONS,
\nTO CAPTURING NEW <\/p>\n
CONSTRUCTION, TO THE
\nANALYSIS OF MARKET
\nSTUDIES IN SUPPORT <\/p>\n
OF VALUE-INFLUENCING
\nCHARACTERISTICS, <\/p>\n
OUR APPRAISERS MUST
\nUNDERSTAND AND APPLY <\/p>\n
A BROAD RANGE OF
\nVALUATION EXPERTISE.<\/p>\n
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\nTABLE OF CONTENTS<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
our responsibility to ensure that everybody
\nreceives a fair and equitable assessment on
\ntheir property. That can be challenging, as
\nwe often have to deal with a lack of sales
\nevidence on which to base our assessments.
\nBecause we are in the public sector, we are
\nalso driven by legislation and case law, and
\nmust routinely deal with such influencing
\nfactors as community charters, govern-
\nment acts, exempt status properties, etc.<\/p>\n
Each year, our assessments are
\nreviewed by property owners and by
\nprofessional appraisers working as agents
\nfor the property owners. Although
\ngreater than 98% of our assessments are
\naccepted without the need for a formal
\nindependent review, it is when such a
\nreview is undertaken that our assessment
\nstaff turns from mass appraisal, to point-
\nin-time valuation. The challenge is in
\nsupporting the valuation through market
\nevidence, as well as dealing with external
\nclients in a manner that reflects well on
\nour organization and continues to build
\npublic trust in our work. <\/p>\n
What are the advantages of
\nthis type of appraisal work?
\nCB: In our particular situation, our
\nappraisers can take a great deal of pride
\nin the service they provide to the citizens
\nof British Columbia. Each year, we
\nprovide an assessment for over 1.9 million
\nproperties across the province, which,
\nin turn, raises more than $6.2 billion
\nin property taxes that fund everything
\nfrom schools and hospitals, to municipal
\ninfrastructure and services. <\/p>\n
On an individual basis, one of the
\nbiggest rewards is the interesting nature
\nof the work. As an appraiser working on
\nassessments, you have the opportunity
\nto deal with a wide variety of properties
\nranging from mobile homes to pulp
\nmills, and everything in between. And, if
\nyou find the high tech world appealing,
\nthe assessment field allows you to work
\nwith vast databases and state-of-the-art
\ninformation technology. It is not unusual
\nfor our appraisers to be working on three
\ncomputer screens at one time as they <\/p>\n
access, review and analyze the data before
\nmaking their conclusions on value.<\/p>\n
From the perspective of a work\/life
\nbalance, a career in property assessment
\ncan also be very appealing to some.
\nDepending on what you are looking for
\npersonally, it can offer a consistent salary,
\nregular holidays and other benefits, such as
\na pension, that are quite different from the
\ncyclical workloads and income streams in
\nthe private sector. <\/p>\n
Here at BC Assessment, another
\nadvantage is the support we offer our
\nappraisers for ongoing professional
\ndevelopment. From funding the
\neducational costs associated with attaining
\na professional AIC designation, to in-house
\ntraining, to supporting our local AIC
\nchapters, our appraisers know they will
\nhave access to a variety of professional
\ndevelopment opportunities.<\/p>\n
What specific skill set is
\nrequired to deal effectively
\nwith this type of work?
\nCB: Our appraisers must be technically
\nadept in dealing with a wide range of
\ncomputer software. They must also be able to
\ncommunicate effectively with both internal
\nand external clients. The ability to create a
\nnetwork of effective relationships with both
\ncolleagues and industry players is critical to
\nthe success of our annual assessment roll.<\/p>\n
What appraisal techniques most
\ncome into play in assessments?
\nCB: The same appraisal techniques that
\nour private sector fee appraiser members
\naddress on a daily basis are also at the heart
\nof our work. Highest and best use, the three
\napproaches to value, and a well-developed
\nunderstanding of market forces are the
\nfoundation of property assessment, just as
\nthey are of point-in-time appraisals.<\/p>\n
Is there significant demand
\nfor appraisal services
\nrelated to assessments?
\nCB: With 650 employees across 16
\noffices, BC Assessment is a significant
\nemployer of AIC members. We typically
\npost for entry-level appraisal positions
\ntwice a year, and will often have in
\nexcess of 10 to 15 positions available
\nacross the province.<\/p>\n
If an appraiser wants to get
\ninto assessment work, how
\nshould he or she go about it?
\nCB: BC Assessment, for example,
\nrequires an undergraduate degree as
\na condition of employment in the
\nappraisal category. Many of our new
\nhires have a related degree in commerce
\nor economics, and many are also in the
\nappraisal education stream. If one meets
\nthose criteria, and has an interest in a
\ncareer in assessment, I would suggest
\nhe or she consider applying to the next
\nhiring round. There are often temporary
\npositions available, and are typically
\ndrawn from the permanent hiring round.
\nThis is a good way to get a foot in the
\ndoor and get a feel for assessment work.<\/p>\n
If someone is seeking more infor-
\nmation on this subject, are there
\nother resources you can suggest?
\nCB: I highly recommend exploring
\nour BC Assessment website (www.
\nbcassessment.ca) as well as others such as
\nthe Canadian Property Tax Association
\n(www.cpta.org) and the International
\nAssociation of Assessing Officers (www.
\niaao.org). I would also suggest getting to
\nmeet appraisers currently doing this type
\nof work by attending chapter meetings
\nand other events held by the provincial
\nassociation of the AIC. <\/p>\n
YOU GET TO DEAL WITH A WIDE VARIETY OF
\nPROPERTIES RANGING FROM MOBILE HOMES TO <\/p>\n
PULP MILLS, AND EVERYTHING IN BETWEEN.<\/p>\n
Volume 58 | Book 1 \/ Tome 1 | 2014 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 45Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.bcassessment.ca
\nhttp:\/\/www.bcassessment.ca<\/p>\n