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vOl 57 | bOOK 1 \/ TOmE 1 | 2013<\/p>\n
mORTgAgE FRAUd
\nFrauDe <\/p>\n
HYPotH\u00e9Caire<\/p>\n
TREndS in cOmmERciAl REAl ESTATE
\nles tenDanCes De <\/p>\n
l\u2019iMMobilier CoMMerCial<\/p>\n
FORcEd SAlE vAlUATiOn
\n\u00e9Valuation <\/p>\n
De Vente ForC\u00c9e<\/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 \u00e9 v A l U A T E U R S<\/p>\n
the AIC rented its fi rst permanent offi ce space in the
\nChilds Building, Portage & Main, Winnipeg.<\/p>\n
l\u2019ICe loua son premier espace de bureau permanent dans
\nl\u2019\u00e9difi ce Childs au coin de Portage et Main, \u00e0 Winnipeg.<\/p>\n
mailto:info@aicanada.ca<\/p>\n
ACI is a division of Verisk Analytics (NASDAQ: VRSK), a leading provider of risk assessment solutions to professionals in insurance, health care, mortgage
\nlending, government, risk management, and human resources. Verisk Analytics includes the holdings of Insurance Services Offi ce, Inc. (ISO) and its
\nsubsidiaries, which provide essential solutions to the insurance, mortgage lending, and healthcare markets. For more information, visit www.verisk.com.<\/p>\n
Raising the Bar in Appraisal Technology<\/p>\n
Innovative Technology – 30 Years and Counting – ACI has been a pioneer, providing
\ninnovative tools that save appraisers time and money. Look to ACI to provide the foremost
\nsolution in the industry. Visit AppraisersChoice.com for the latest news and information. <\/p>\n
Benefi cial Partnerships – ACI features solid integration with sketch tools, location maps,
\nfl ood data, and tools that streamline the appraisal report writing process. It is through these
\npartnerships that ACI appraisers have many options and why ACI is \u201dThe Appraiser\u2019s Choice.\u201d <\/p>\n
Premier Service – Toll-free technical support, LIVE chat operators, and over 140 online
\nvideos on AppraisersChoice.com provides ACI appraisers with multiple support channels. <\/p>\n
Best Value – Hands-down, ACI offers the most comprehensive real estate appraisal software
\npackage available in the industry. We invite you to experience ACI\u2019s industry-leading appraisal
\ntechnology and service.<\/p>\n
Save time and effort <\/p>\n
with CRAL\u2019s Market <\/p>\n
Conditions eService. <\/p>\n
This service works <\/p>\n
with most MLS <\/p>\n
providers.<\/p>\n
Comps Import Transfer
\nMLS Data Directly<\/p>\n
Worldwide ERC\u00ae Summary
\nAppraisal Report<\/p>\n
The Worldwide <\/p>\n
ERC\u00ae Summary <\/p>\n
Appraisal Report <\/p>\n
is now available in <\/p>\n
CRAL2010\u2122.<\/p>\n
Easily defi ne <\/p>\n
shaded portions <\/p>\n
that represent your <\/p>\n
subjects\u2019 Market <\/p>\n
Area or Boundary.<\/p>\n
Neighborhood Boundaries
\nin MapPoint<\/p>\n
MapPoint Neighborhood Boundaries
\nVisually defi ne your subject property\u2019s
\nmarket area and save for future use.<\/p>\n
New Forms! Worldwide ERC\u00ae
\nSummary Appraisal Report
\nNow available for relocation experts.<\/p>\n
MLS Import eService
\nImport MLS data directly into your reports
\nwith CRAL\u2019s Market Conditions eService<\/p>\n
\u25aa Appraisal Forms Library
\n \u25aa Order Tracking
\n \u25aa Photo Management
\n \u25aa Comps Database
\n \u25aa ACI Sketch\u2122 <\/p>\n
\u25aa Digital Signature (1)
\n \u25aa ChoiceCredits\u2122 (250)
\n \u25aa Free PDF Creator
\n \u25aa Premier Plus Service (1 year)
\n \u25aa Concierge Service<\/p>\n
http:\/\/www.verisk.com
\nwww.appraiserschoice.com<\/p>\n
ACI is a division of Verisk Analytics (NASDAQ: VRSK), a leading provider of risk assessment solutions to professionals in insurance, health care, mortgage
\nlending, government, risk management, and human resources. Verisk Analytics includes the holdings of Insurance Services Offi ce, Inc. (ISO) and its
\nsubsidiaries, which provide essential solutions to the insurance, mortgage lending, and healthcare markets. For more information, visit www.verisk.com.<\/p>\n
Raising the Bar in Appraisal Technology<\/p>\n
Innovative Technology – 30 Years and Counting – ACI has been a pioneer, providing
\ninnovative tools that save appraisers time and money. Look to ACI to provide the foremost
\nsolution in the industry. Visit AppraisersChoice.com for the latest news and information. <\/p>\n
Benefi cial Partnerships – ACI features solid integration with sketch tools, location maps,
\nfl ood data, and tools that streamline the appraisal report writing process. It is through these
\npartnerships that ACI appraisers have many options and why ACI is \u201dThe Appraiser\u2019s Choice.\u201d <\/p>\n
Premier Service – Toll-free technical support, LIVE chat operators, and over 140 online
\nvideos on AppraisersChoice.com provides ACI appraisers with multiple support channels. <\/p>\n
Best Value – Hands-down, ACI offers the most comprehensive real estate appraisal software
\npackage available in the industry. We invite you to experience ACI\u2019s industry-leading appraisal
\ntechnology and service.<\/p>\n
Save time and effort <\/p>\n
with CRAL\u2019s Market <\/p>\n
Conditions eService. <\/p>\n
This service works <\/p>\n
with most MLS <\/p>\n
providers.<\/p>\n
Comps Import Transfer
\nMLS Data Directly<\/p>\n
Worldwide ERC\u00ae Summary
\nAppraisal Report<\/p>\n
The Worldwide <\/p>\n
ERC\u00ae Summary <\/p>\n
Appraisal Report <\/p>\n
is now available in <\/p>\n
CRAL2010\u2122.<\/p>\n
Easily defi ne <\/p>\n
shaded portions <\/p>\n
that represent your <\/p>\n
subjects\u2019 Market <\/p>\n
Area or Boundary.<\/p>\n
Neighborhood Boundaries
\nin MapPoint<\/p>\n
MapPoint Neighborhood Boundaries
\nVisually defi ne your subject property\u2019s
\nmarket area and save for future use.<\/p>\n
New Forms! Worldwide ERC\u00ae
\nSummary Appraisal Report
\nNow available for relocation experts.<\/p>\n
MLS Import eService
\nImport MLS data directly into your reports
\nwith CRAL\u2019s Market Conditions eService<\/p>\n
\u25aa Appraisal Forms Library
\n \u25aa Order Tracking
\n \u25aa Photo Management
\n \u25aa Comps Database
\n \u25aa ACI Sketch\u2122 <\/p>\n
\u25aa Digital Signature (1)
\n \u25aa ChoiceCredits\u2122 (250)
\n \u25aa Free PDF Creator
\n \u25aa Premier Plus Service (1 year)
\n \u25aa Concierge Service<\/p>\n
ACI is a division of Verisk Analytics (NASDAQ: VRSK), a leading provider of risk assessment solutions to professionals in insurance, health care, mortgage
\nlending, government, risk management, and human resources. Verisk Analytics includes the holdings of Insurance Services Offi ce, Inc. (ISO) and its
\nsubsidiaries, which provide essential solutions to the insurance, mortgage lending, and healthcare markets. For more information, visit www.verisk.com.<\/p>\n
Raising the Bar in Appraisal Technology<\/p>\n
Innovative Technology – 30 Years and Counting – ACI has been a pioneer, providing
\ninnovative tools that save appraisers time and money. Look to ACI to provide the foremost
\nsolution in the industry. Visit AppraisersChoice.com for the latest news and information. <\/p>\n
Benefi cial Partnerships – ACI features solid integration with sketch tools, location maps,
\nfl ood data, and tools that streamline the appraisal report writing process. It is through these
\npartnerships that ACI appraisers have many options and why ACI is \u201dThe Appraiser\u2019s Choice.\u201d <\/p>\n
Premier Service – Toll-free technical support, LIVE chat operators, and over 140 online
\nvideos on AppraisersChoice.com provides ACI appraisers with multiple support channels. <\/p>\n
Best Value – Hands-down, ACI offers the most comprehensive real estate appraisal software
\npackage available in the industry. We invite you to experience ACI\u2019s industry-leading appraisal
\ntechnology and service.<\/p>\n
Save time and effort <\/p>\n
with CRAL\u2019s Market <\/p>\n
Conditions eService. <\/p>\n
This service works <\/p>\n
with most MLS <\/p>\n
providers.<\/p>\n
Comps Import Transfer
\nMLS Data Directly<\/p>\n
Worldwide ERC\u00ae Summary
\nAppraisal Report<\/p>\n
The Worldwide <\/p>\n
ERC\u00ae Summary <\/p>\n
Appraisal Report <\/p>\n
is now available in <\/p>\n
CRAL2010\u2122.<\/p>\n
Easily defi ne <\/p>\n
shaded portions <\/p>\n
that represent your <\/p>\n
subjects\u2019 Market <\/p>\n
Area or Boundary.<\/p>\n
Neighborhood Boundaries
\nin MapPoint<\/p>\n
MapPoint Neighborhood Boundaries
\nVisually defi ne your subject property\u2019s
\nmarket area and save for future use.<\/p>\n
New Forms! Worldwide ERC\u00ae
\nSummary Appraisal Report
\nNow available for relocation experts.<\/p>\n
MLS Import eService
\nImport MLS data directly into your reports
\nwith CRAL\u2019s Market Conditions eService<\/p>\n
\u25aa Appraisal Forms Library
\n \u25aa Order Tracking
\n \u25aa Photo Management
\n \u25aa Comps Database
\n \u25aa ACI Sketch\u2122 <\/p>\n
\u25aa Digital Signature (1)
\n \u25aa ChoiceCredits\u2122 (250)
\n \u25aa Free PDF Creator
\n \u25aa Premier Plus Service (1 year)
\n \u25aa Concierge Service<\/p>\n
www.appraiserschoice.com<\/p>\n
Colliers International<\/p>\n
Valuation & Advisory Services<\/p>\n
Voir notre T4 2012 Rapport
\nsur les taux de capitalisation
\n\u00e0 collierscanada.com <\/p>\n
View our Q4 2012
\nCapitalization Rate Report <\/p>\n
at collierscanada.com<\/p>\n
Uncommon Knowledge.
\nColliers International Valuation and Advisory Services is
\ncomprised of highly experienced valuation and property
\ntax professionals, covering all major markets across
\nCanada to help our clients better understand the value
\nof their assets. <\/p>\n
Contact us at +1 855 667 7744.<\/p>\n
Notre grande connaissance.
\nColliers International – \u00c9valuation et services consultatifs
\nse compose de professionnels en \u00e9valuation et en \ufffd scalit\u00e9
\nmunicipale hautement quali\ufffd \u00e9s, pr\u00e9sent dans tous les
\nprincipaux march\u00e9s au Canada pour aider nos clients \u00e0
\nmieux comprendre et appr\u00e9cier la valeur de leurs actifs.<\/p>\n
Contactez-nous au +1 855 667 7744.<\/p>\n
www.collierscanada.com<\/p>\n
08 CELEBRATING THE PAST \u2013
\nEMBRACING THE FUTURE <\/p>\n
34 HUMAN RESOURCE TRENDS
\nIN THE APPRAISAL INDUSTRY<\/p>\n
38 TECHNICAL KNOWLEDGE IS
\nKEY FOR TRIBUNAL APPRAISERS<\/p>\n
44 REAL ESTATE APPRAISAL
\nIN THE UNITED ARAB EMIRATES<\/p>\n
48 LOVE FOR REAL ESTATE
\nKEEPS DAWOOD FOCUSED<\/p>\n
52 MODERN TOOLS FOR APPRAISERS<\/p>\n
58 A RETROSPECTIVE ASSESSMENT<\/p>\n
61 NEWS<\/p>\n
62 DESIGNATIONS, CANDIDATES,
\nSTUDENTS<\/p>\n
09 C\u00c9L\u00c9BRER LE PASS\u00c9 \u2013
\nTOURN\u00c9S VERS L\u2019AVENIR <\/p>\n
36 TENDANCES DES RESSOURCES
\nHUMAINES AU SEIN DU SECTEUR
\nDE L\u2019\u00c9VALUATION<\/p>\n
41 LES CONNAISSANCES TECHNIQUES SONT
\nLA CL\u00c9 POUR LES \u00c9VALUATEURS
\nD\u00c9CISIONNELS<\/p>\n
46 L\u2019\u00c9VALUATION IMMOBILI\u00c8RE
\nAUX \u00c9MIRATS ARABES UNIS<\/p>\n
50 L\u2019AMOUR DE L\u2019IMMOBILIER MOTIVE DAWOOD<\/p>\n
55 OUTILS MODERNES POUR LES \u00c9VALUATEURS<\/p>\n
59 UNE \u00c9VALUATION R\u00c9TROSPECTIVE<\/p>\n
61 NOUVELLES<\/p>\n
62 D\u00c9SIGNATIONS, STAGIAIRES, \u00c9TUDIANTS<\/p>\n
COLUMNS \/ CHRONIQUES<\/p>\n
FEATURES \/ EN VEDETTE<\/p>\n
75 MEMORABLE YEARS
\n75 ANN\u00c9ES M\u00c9MORABLES<\/p>\n
MORTGAGE FRAUD
\nFRAUDE HYPOTH\u00c9CAIRE<\/p>\n
VOL 57 | BOOK 1 \/ TOME 1 | 2013<\/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 the
\nAPPRAISAL INSTITUTE OF CANADA. Copyright 2012 by the APPRAISAL INSTITUTE OF CANADA. All rights
\nreserved. Reproduction in whole or in part without written permission is strictly prohibited. Subscription,
\n$40.00 per year. Printed in Canada. Les articles imprim\u00e9s dans ce num\u00e9ro ne rep\u00e9sentent que l\u2019opinion
\nde leur auteur respectif, mais ne sont pas n\u00e9ces\u2013sairement endoss\u00e9s par L\u2019INSTITUT CANADIEN DES
\n\u00c9VALUATEURS. Tous droits reserv\u00e9s 2012 par L\u2019INSTITUT CANADIEN DES \u00c9VALUATEURS. La reproduc-
\ntion totale ou partielle sous quelque form que se soit sans authorisation \u00e9crite est absolument interdite.
\nAbonnement $40.00 par ann\u00e9e. Imprim\u00e9 au Canada.<\/p>\n
* The Appraisal Institute of Canada reserves the right to reject 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
\nWinnipeg, MB R3J 0K4
\nPhone: 866-985-9780 \u2022 Fax: 866-985-9799
\nE-mail: info@kelman.ca \u2022 Web: www.kelman.ca
\nManaging 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 Offi cer: Mary-Jane Erickson, Ottawa<\/p>\n
10<\/p>\n
KEY TRENDS IN COMMERCIAL REAL
\nESTATE LES GRANDES TENDANCES
\nDE L\u2019IMMOBILIER COMMERCIAL<\/p>\n
28 12<\/p>\n
FORCED SALE VALUATION
\n\u00c9VALUATION DE VENTE FORC\u00c9E <\/p>\n
18<\/p>\n
CONTENTS <\/p>\n
ARE YOU A \u2018REASONABLE
\nAPPRAISER?\u2019 \u00caTES-VOUS UN
\n\u00ab \u00c9VALUATEUR RAISONNABLE \u00bb?<\/p>\n
22<\/p>\n
TABLE DES MATI\u00c8RES<\/p>\n
Volume 57 | Book 1 \/ Tome 1 | 2013 | \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
Calgary
\nsee you in<\/p>\n
jUnE 6-9, 2013<\/p>\n
register for aiC\u2019s 2013 Conference
\nwww.Aicanada.ca<\/p>\n
the Appraisal Institute of Canada (aic) and the appraisal institute of canada \u2013
\nalberta (aic-ab) are thrilled to be hosting the 2013 annual conference in calgary,
\nalberta \u2013 one of the most vibrant cities on the prairies. <\/p>\n
Join committee chair, laurel edwards, aaci, p.app and the aic 2013 conference
\ncommittee at calgary\u2019s beautiful westin hotel<\/p>\n
we have created an educational program rich with content that was determined by
\naudience feedback and by key market trends relevant to appraisers. <\/p>\n
dAvid chilTOn
\nAuthor of the Wealthy Barber & Judge on CBC\u2019s Dragons\u2019 Den
\nwe are very pleased to announce our keynote speaker \u2013 david chilton \u2013 whose energetic
\naddress will harness the attention of all attendees to kick off our conference. <\/p>\n
david chilton, author of canada\u2019s all-time best-selling book, the wealthy barber,
\nis among the most sought after speakers in north america. his unique combination
\nof fi nancial knowledge and humor has helped to take the intimidation out of fi nancial
\nplanning for millions of canadians. he is also one of the co-stars of cbc\u2019s dragons\u2019 den.<\/p>\n
david chilton\u2019s speeches are not about just money, they are about believing in yourself,
\novercoming mistakes (many of his are truly hilarious) and, most importantly, perspective
\n\u2013 the missing ingredient in many people\u2019s fi nancial lives.<\/p>\n
click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 20136<\/p>\n
http:\/\/www.Aicanada.ca<\/p>\n
jUin 6-9, 2013<\/p>\n
inscrivez-vous \u00e0 la Conf\u00e9rence 2013 de l\u2019iCe
\nwww.icEcanada.ca<\/p>\n
l\u2019Institut canadien des \u00e9valuateurs (ICe) et l\u2019institut canadien des \u00e9valuateurs \u2013
\nalberta (ice-alb.) ont le plaisir de tenir la conf\u00e9rence annuelle 2013 \u00e0 calgary, alberta,
\nl\u2019une des villes les plus dynamiques des prairies. <\/p>\n
Joignez-vous au pr\u00e9sident du comit\u00e9, laurel edwards, aaci, p.app, et au comit\u00e9 de la
\nconf\u00e9rence 2013 de l\u2019ice au magnifi que h\u00f4tel westin de calgary. <\/p>\n
nous avons un programme \u00e9ducatif riche en contenu qui a \u00e9t\u00e9 \u00e9tabli en fonction des
\ncommentaires des participants et des principales tendances du march\u00e9 que doivent
\nconna\u00eetre les professionnels de l\u2019\u00e9valuation. <\/p>\n
dAvid chilTOn
\nAuteur de l\u2019ouvrage un barbier riche et juge \u00e0 l\u2019\u00e9mission Dragon\u2019s
\nDen du r\u00e9seau de la sRC. nous avons le plaisir d\u2019annoncer que notre conf\u00e9rencier
\nd\u2019honneur, david chilton, dont l\u2019allocution dynamique retiendra l\u2019attention de tous,
\ndonnera le coup d\u2019envoi \u00e0 la conf\u00e9rence. <\/p>\n
david chilton, auteur du livre \u00e0 succ\u00e8s canadien, un barbier riche, est un conf\u00e9rencier
\ntr\u00e8s en demande en am\u00e9rique du nord. ses connaissances fi nanci\u00e8res uniques et son
\nsens de l\u2019humour ont aid\u00e9 \u00e0 simplifi er la planifi cation fi nanci\u00e8re pour des millions de
\ncanadiens. il est aussi l\u2019une des vedettes de l\u2019\u00e9mission dragon\u2019s den du r\u00e9seau de la src.<\/p>\n
ses allocutions ne parlent pas simplement d\u2019argent. elles aident \u00e0 r\u00e9tablir la confi ance
\nen soi, \u00e0 surmonter les erreurs (plusieurs des siennes sont plus que dr\u00f4les) et, \u00e0 placer
\ntoute situation en perspective, l\u2019ingr\u00e9dient qui manque dans la planifi cation fi nanci\u00e8re
\nde plusieurs. <\/p>\n
Calgary
\nvous voir \u00e0<\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 7click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
http:\/\/www.aiccanada.ca<\/p>\n
exeCutIVe corner<\/p>\n
keItH lANCAstle, MBA, CAe
\nchief executive officer<\/p>\n
DAVID sHuM, AACI, P. APP
\npresident<\/p>\n
cElEbRATing ThE pAST\u2013
\nEmbRAcing ThE FUTURE<\/p>\n
Th e spring of 2013 will see the launch of
\na new AIC website \u2013 www.AICanada.ca \u2013
\nincorporating an exciting new design and
\nan \u2018easy to navigate\u2019 infrastructure. One
\nof the key goals, in launching the site, is
\nto make access to information quicker and
\nmore intuitive. Th e new website architecture
\nwill consolidate all of our members\u2019 contact
\nwith AIC through a single portal. Th e new
\n\u2018Member Profi le\u2019 section will consolidate
\nmembership information, professional
\ndevelopment activities, insurance renewal
\nand more into a single page, with a single
\nlogin. <\/p>\n
Th e new \u2018Find an Appraiser\u2019 tool on
\nwww.AICanada.ca will provide visitors
\nwith a far better insight into the services
\nindividual members provide. Members
\nwill be able to upload information on the
\ncomposition of their practice \u2013 and, using
\nGoogle maps \u2013 will be able to outline the
\ngeographic areas in which they work.<\/p>\n
Updated print and online advertising
\nwill be launched within target key markets \u2013
\nincluding lenders, mortgage brokers, realtors
\nand lawyers \u2013 with a \u2018call to action\u2019 of
\ncontacting AIC members for appraisal and
\nvaluation services. Th ese core audiences will
\nsee a common message \u2013 AIC designated
\nmembers are the professionals of choice and
\nrepresent the best option available for those
\nservices. All of AIC\u2019s advertising, media
\nand public relations and communications
\nactivity will direct traffi c to the new www.
\nAICanada.ca.<\/p>\n
Th e AIC Board of Directors has
\napproved a strategic targeted approach for
\nAIC\u2019s advocacy and government relations <\/p>\n
activities focused on some key audiences,
\nincluding the House of Commons Standing
\nCommittee on Finance and the newly-
\nformed Mortgage Broker Regulators\u2019
\nCouncil of Canada. <\/p>\n
AIC\u2019s education program \u2013 leading
\nto designation as an AACI or CRA \u2013 is
\nrecognized, in Canada and around the
\nworld, as one of the leaders in the profession.
\nDesignated members and Candidates
\nworking toward designation can and should
\nbe proud of all that AIC designations
\nrepresent in the marketplace. <\/p>\n
Th at said, it is also recognized that the
\nworld of adult education has continued to
\nevolve. New technologies, new processes and
\nchanging demographics are just some of the
\nkey challenges, and opportunities, facing
\norganizations like AIC. In the coming
\nyear, we will be focusing attention on our
\neducation process \u2013 from admission through
\ndesignation and beyond \u2013 to make sure the
\nAIC program retains its leadership position.<\/p>\n
It is also important to acknowledge
\nthat AIC\u2019s Professional Practice system is a
\nbig part of the reason we can promote our
\nmembers as \u2018Professionals of Choice.\u2019 You
\nall work to a high standard of quality and
\nprofessionalism and that is what makes us
\nunique in the market. Professional Practice
\nalso supports our position as a trusted
\nand respected voice for the profession \u2013
\ndealing with governments, media and other
\nstakeholders.<\/p>\n
It is an exciting time to be working with
\nAIC and we look forward to bringing some
\nof these evolutions to bear in our eff orts to
\nbetter serve the membership. <\/p>\n
t he fi rst edition of the 2013 Canadian Property Valuation is one of four issues that will celebrate AIC\u2019s 75th
\nAnniversary. Reaching this milestone is
\na signifi cant accomplishment and one
\nof which we should all be proud! As we
\nmove through 2013, we will be marking
\nthe history of AIC, refl ecting on some of
\nthe changes in the profession and the way
\nmembers carried out their daily work. <\/p>\n
AIC\u2019s past has created a solid
\nfoundation for the future. Th is column
\nwill focus on the plans we have for the next
\n12 months of AIC\u2019s evolution and some of
\nthe key changes that members can expect
\nto see to advance the appraisal profession.<\/p>\n
Th e 2013 AIC Professional Liability
\nInsurance program renewal saw the
\nfi rst steps in the implementation of a
\nrisk-based premium structure \u2013 with
\nsurcharges imposed for multiple claimants
\n(a fi rst for AIC) and changes to the
\nprogram deductible. Looking forward,
\nAIC will continue \u2013 in partnership with
\nIntegro Insurance Brokers \u2013 to further
\nrefi ne the program and move us even
\ncloser to a full risk-based premium
\nstructure. While this will not happen
\nimmediately, changes will continue over
\nthe next few years.<\/p>\n
When we look at AIC, we see three
\nmain pillars that support our work \u2013 and
\nhelp to diff erentiate our members within
\nthe marketplace:
\n\u2022 Marketing and Communications
\n\u2022 Education and Accreditation
\n\u2022 Professional Practice<\/p>\n
Aic\u2019S pAST hAS cREATEd A SOlid FOUndATiOn FOR ThE FUTURE. <\/p>\n
click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 20138<\/p>\n
http:\/\/www.AICanada.ca
\nhttp:\/\/www.AICanada.ca
\nhttp:\/\/www.AICanada.ca
\nhttp:\/\/www.AICanada.ca<\/p>\n
le coin de l\u2019ex\u00c9CutIF<\/p>\n
keItH lANCAstle, MBA, CAe
\nchef de la direction<\/p>\n
DAVID sHuM, AACI, P. APP
\npr\u00c9sident<\/p>\n
c\u00e9l\u00e9bRER lE pASS\u00e9\u2013
\nTOURn\u00e9S vERS l\u2019AvEniR<\/p>\n
l e premier num\u00e9ro de 2013 d\u2019\u00c9valuation immobili\u00e8re au Canada est l\u2019un des quatre num\u00e9ros qui souligneront le 75e anniversaire
\nde l\u2019ICE. L\u2019atteinte de cette \u00e9tape est une
\nimportante r\u00e9alisation dont nous devrions
\ntous \u00eatre fi ers ! Alors que 2013 se d\u00e9roulera,
\nnous retracerons l\u2019histoire de l\u2019ICE en r\u00e9fl \u00e9-
\nchissant sur certains changements qui ont
\nmarqu\u00e9 la profession et sur l\u2019\u00e9volution des
\nm\u00e9thodes de travail de nos membres. <\/p>\n
Le pass\u00e9 de l\u2019ICE a pr\u00e9par\u00e9 des bases sol-
\nides pour l\u2019avenir. Cette chronique s\u2019attardera
\n\u00e0 exposer les plans que nous avons pour les
\ndouze prochains mois de l\u2019\u00e9volution de l\u2019ICE
\nainsi que certains des changements majeurs
\nque les membres peuvent s\u2019attendre de voir
\npour faire avancer la profession d\u2019\u00e9valuateur.<\/p>\n
Le renouvellement du programme
\nd\u2019assurance-responsabilit\u00e9 professionnelle de
\nl\u2019ICE en 2013 montre les premi\u00e8res \u00e9tapes
\ndans la mise en \u0153uvre d\u2019une structure de
\nprimes fond\u00e9e sur le risque \u2013 avec frais
\nsuppl\u00e9mentaires impos\u00e9s aux demandeurs
\nr\u00e9cidivistes (une premi\u00e8re pour l\u2019ICE) et des
\nmodifi cations \u00e0 la franchise du programme.
\nDor\u00e9navant, l\u2019ICE continuera \u2013 en partenar-
\niat avec les courtiers d\u2019assurance Integro \u2013 \u00e0
\nparfaire le programme et \u00e0 nous rapprocher
\nencore davantage d\u2019une structure de primes
\nenti\u00e8rement fond\u00e9e sur le risque. Nous n\u2019y
\nparviendrons pas imm\u00e9diatement, mais les
\nchangements continueront d\u2019\u00eatre apport\u00e9s
\ndans les prochaines ann\u00e9es.<\/p>\n
Quand on examine l\u2019ICE, on observe
\ntrois piliers qui soutiennent notre travail et
\nqui aident \u00e0 distinguer nos membres sur le
\nmarch\u00e9 :
\n\u2022 Le marketing et les communications
\n\u2022 L\u2019\u00e9ducation et l\u2019accreditation
\n\u2022 La pratique professionnelle
\nAu printemps de 2013, nous assisterons
\nau lancement d\u2019un nouveau site Web de <\/p>\n
l\u2019ICE \u2013 www.ICEcanada.ca \u2013 qui int\u00e9grera
\nun tout nouveau design \u00e0 une infrastructure
\n\u00ab facile \u00e0 naviguer \u00bb. Un de nos principaux
\nobjectifs, au lancement de ce site, est de
\nrendre l\u2019acc\u00e8s aux renseignements plus rapide
\net plus intuitif. L\u2019architecture du nouveau site
\nWeb regroupera tous les points de contact
\nde nos membres avec l\u2019ICE sous un m\u00eame
\nportail. La nouvelle section \u00ab Profi l des
\nmembres \u00bb regroupera les renseignements du
\nmembre, les activit\u00e9s de perfectionnement
\nprofessionnel, le renouvellement de
\nl\u2019assurance et d\u2019autres donn\u00e9es sur une seule
\npage avec entr\u00e9e en session unique. <\/p>\n
Le nouvel outil \u00ab Trouver un \u00e9valuateur \u00bb
\nsur www.ICEcanada.ca permettra aux visit-
\neurs de mieux comprendre les services que
\nnos membres fournissent. Les membres seront
\nen mesure de t\u00e9l\u00e9charger les renseignements
\nsur la composition de leur pratique et, \u00e0 l\u2019aide
\ndes cartes sur Google, de d\u00e9limiter les r\u00e9gions
\ng\u00e9ographiques dans lesquelles ils travaillent.<\/p>\n
Une nouvelle publicit\u00e9 imprim\u00e9e et
\nen ligne sera lanc\u00e9e sur des march\u00e9s cl\u00e9s
\nsoigneusement cibl\u00e9s \u2013 y compris les pr\u00eateurs,
\nles courtiers d\u2019hypoth\u00e8ques, les courtiers
\nen immeubles et les avocats \u2013 invitant ces
\nderniers \u00e0 communiquer avec des membres
\nde l\u2019ICE pour tous services d\u2019\u00e9valuation. Ces
\nauditoires cibles verront un message commun
\n\u2013 les membres accr\u00e9dit\u00e9s de l\u2019ICE sont des
\nprofessionnels de choix qui constituent
\nla meilleure option disponible pour la
\nprestation de ces services. Toutes ces activit\u00e9s
\nde publicit\u00e9, de relations m\u00e9diatiques et
\npubliques et de communications auront pour
\nbut de diriger l\u2019audience au nouveau site
\nwww.ICEanada.ca.<\/p>\n
Le Conseil d\u2019administration de l\u2019ICE
\na approuv\u00e9 une approche strat\u00e9gique
\ncibl\u00e9e de repr\u00e9sentation et de relations
\ngouvernementales de l\u2019ICE qui sera ax\u00e9e
\nsur quelques parties prenantes cl\u00e9s, y <\/p>\n
compris le Comit\u00e9 permanent des fi nances
\nde la Chambre des communes et le
\nnouveau Conseil canadien des autorit\u00e9s de
\nr\u00e9glementation des courtiers hypoth\u00e9caires. <\/p>\n
Le programme \u00e9ducatif de l\u2019ICE \u2013
\nmenant aux titres AACI ou CRA \u2013 est
\nreconnu au Canada et partout dans le monde
\ncomme l\u2019un des meilleures au sein de la
\nprofession. Les membres accr\u00e9dit\u00e9s et les
\nstagiaires aspirant \u00e0 l\u2019obtention d\u2019un titre
\npeuvent \u00eatre fi ers de ce que repr\u00e9sentent les
\ntitres de l\u2019ICE sur le march\u00e9. <\/p>\n
Ceci dit, il faut reconna\u00eetre \u00e9galement
\nque le monde de l\u2019\u00e9ducation des adultes
\na continu\u00e9 d\u2019\u00e9voluer. Les nouvelles
\ntechnologies, les nouveaux proc\u00e9d\u00e9s et les
\nchangements d\u00e9mographiques sont quelques-
\nuns des principaux d\u00e9fi s et occasions
\nauxquels doivent faire face des organisations
\ncomme l\u2019ICE. Dans l\u2019ann\u00e9e qui vient, nous
\nconcentrerons notre attention sur notre
\nprocessus d\u2019\u00e9ducation \u2013 depuis l\u2019admission
\njusqu\u2019\u00e0 l\u2019obtention des titres et au-del\u00e0 \u2013 pour
\nfaire en sorte que le programme de l\u2019ICE se
\nmaintienne en position de leader.<\/p>\n
Il importe aussi de reconna\u00eetre que le
\nsyst\u00e8me de pratique professionnelle de l\u2019ICE
\ncontribue largement \u00e0 faire en sorte que
\nnous puissions promouvoir nos membres
\ncomme des \u00ab professionnels de choix \u00bb. Vous
\ntravaillez tous \u00e0 respecter des normes \u00e9lev\u00e9es
\nde qualit\u00e9 et de professionnalisme qui font de
\nnous un \u00e9l\u00e9ment unique sur le march\u00e9. La
\npratique professionnelle soutient \u00e9galement
\nnotre position comme porte-parole fi able et
\nrespect\u00e9 de la profession dans nos rapports
\navec les gouvernements, les m\u00e9dias et les
\nautres intervenants int\u00e9ress\u00e9s.<\/p>\n
Nous vivons \u00e0 une \u00e9poque o\u00f9 il est
\npassionnant de travailler avec l\u2019ICE et
\nnous avons h\u00e2te de mener \u00e0 bien ces projets
\nqui nous permettront de mieux servir nos
\nmembres. <\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 9click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
http:\/\/www.ICEcanada.ca
\nhttp:\/\/www.ICEcanada.ca
\nhttp:\/\/www.ICEanada.ca<\/p>\n
t he year was 1938 when a small group of loan inspectors in Winnipeg decided the time was right to form the Appraisal Institute of Canada (AIC). Today, 75 event-fi lled years later, the AIC is a national organization that represents thousands of professional real estate appraisers from coast to coast and is respected nationally and internationally for its leadership role in advancing the profession.
\n Th roughout this landmark year, the AIC will be refl ecting on the people, events and organizational developments that have brought us <\/p>\n
to where we are today and that have set the stage for continued growth and evolution in the years ahead. Here, in the pages of Canadian
\nProperty Valuation, we will be celebrating our fi rst 75 years with a timeline of signifi cant events combined with the personal recollections
\nof some of our long-standing members who have experienced fi rst-hand the development of our profession and our Institute. In Book 1,
\nwe review the formative years of 1930-1945. In subsequent issues we will cover the Post-War era (1946-1960), the Boom Years (1960-1980),
\nand Today\u2019s AIC Takes Shape (1981-2013). Th roughout the process, we welcome your comments and contributions as we present our look
\nback at 75 memorable years. <\/p>\n
75 mEmORAblE yEARS<\/p>\n
January 29,<\/p>\n
1937
\nle 29 janvier<\/p>\n
1930s
\nles ann\u00e9es<\/p>\n
December<\/p>\n
1937
\nD\u00e9cembre<\/p>\n
January 13,<\/p>\n
1938
\nle 13 janvier<\/p>\n
February<\/p>\n
1938
\nF\u00e9vrier<\/p>\n
1936
\nthe intere st of land in spec tor s in l a nd
\nva lues intensif ied with
\nthe deepening Depres-
\nsion. Associations of loan
\ninspectors f lourished in
\nwestern Canadian cities.
\nOne of the most active
\nwas the Manitoba Loan
\nInspectors Associat ion
\n(MLIA) with members
\nfrom major life insurance,
\ntrust and loan companies
\noperating in Manitoba.<\/p>\n
MLIA president W.H. Gray proposes that
\n\u201ca n o r g a n i z a t i on b e
\nformed for the purpose of
\nthe development of farm
\nappraisals.\u201d<\/p>\n
the Organizing Com-mit tee i s in formed
\nthat its application for a
\nDominion charter had
\nbeen refused. The new
\norganization meets with
\nmembers of the MLIA
\nin Winnipeg to adopt a
\nmemorandum of agree-
\nment allowing for the for-
\nmation of the Institute as
\na voluntary organization.<\/p>\n
the Committee sets a $5 membership fee,
\nappoints a secretary-trea-
\nsurer ($50 a year) and
\narranges to have copies of
\nthe constitution distrib-
\nuted to members.<\/p>\n
the Appraisal Institute of Canada (AIC) is
\nlaunched at a 3-day con-
\nference in Winnipeg. Th e
\nfi rst meeting of the Board
\nof Governors elects W. B.
\nMcCutcheon as the fi rst
\npresident and three vice-
\npresidents \u2013 one from each
\nof the Prairie Provinces.
\nThe Membership Com-
\nmittee is established to
\ndefi ne standards of admis-
\nsion and the Examining
\nCommittee is set up to
\nprescribe forms of exami-
\nnations for members. <\/p>\n
the MLIA convinced the Manitoba Mort-
\ng a g e L o a n s A s s o c i a –
\ntion to sponsor a Farm
\nAppraisal Conference in
\nWinnipeg where speaker
\nD. Howard Doane, fi rst
\npresident of the American
\nSociety of Farm Manag-
\ners and Rural Appraisers
\n(ASFMRA) outlines the
\nprinciples of the American
\nAppraisal System based on
\nthe income capitalization
\napproach plus comparative
\nadjustments that led to
\nbasic value of productive
\nproperty. About 200 con-
\nference attendees fi nd it to
\nbe a system relevant to the
\nappraisal problems plagu-
\ning Canadian investors.<\/p>\n
l \u2019 int\u00e9r\u00eat port\u00e9 par les inspecteurs fonciers \u00e0 la
\nvaleur des terres s\u2019 intensifi a
\navec la D\u00e9pression. Les asso-
\nciations d\u2019 inspecteurs des
\npr\u00eats prolif\u00e9raient dans les
\nvilles de l\u2019Ouest canadien.
\nUne des associations les plus
\nactives \u00e9tait la Manitoba
\nLoan Inspectors Association
\n(MLIA) qui comptait des
\nmembres de toutes les impor-
\ntantes soci\u00e9t\u00e9s d\u2019assurance-
\nvie, de fi ducie et de pr\u00eat en
\nop\u00e9ration au Manitoba.<\/p>\n
l e p r \u00e9 s i d e n t d e l a M L I A ,W. H . G r a y ,
\npropose qu\u2019\u00ab une organisa-
\ntion soit form\u00e9e dans le
\nbut d\u2019 \u00e9laborer les m\u00e9thodes
\nd\u2019 \u00e9valuation des fermes \u00bb.<\/p>\n
l e comit\u00e9 organisateur est inform\u00e9 que sa demande
\nde charte f\u00e9d\u00e9rale a \u00e9t\u00e9 reje-
\nt\u00e9e. La nouvelle organisa-
\ntion rencontre des membres
\nde la MLIA dans le but
\nde conclure un protocole
\nd\u2019entente permettant la for-
\nmation de l\u2019Institut \u00e0 titre
\nd\u2019organisation b\u00e9n\u00e9vole.<\/p>\n
l e comit\u00e9 fixe \u00e0 5 $ la cotisation des membres,
\nnomme un secr\u00e9taire-tr\u00e9-
\nsorier (50 $ par ann\u00e9e) et
\ncoordonne la distribution de
\ncopies de la constitution \u00e0 ses
\nmembres.<\/p>\n
l \u2019Institut canadien des \u00e9valuateurs (ICE) est
\ncr\u00e9\u00e9 lors d\u2019une conf\u00e9rence
\nde 3 jours \u00e0 Winnipeg. La
\npremi\u00e8re r\u00e9union du Bureau
\ndes gouverneurs \u00e9lit W. B.
\nMcCutcheon au poste de pre-
\nmier pr\u00e9sident et trois vice-
\npr\u00e9sidents \u2013 un pour chacune
\ndes provinces des Prairies.
\nLe Comit\u00e9 des membres est
\nconstitu\u00e9 afi n de d\u00e9fi nir les
\nnormes d \u2019admission et le
\nComit\u00e9 d\u2019examen est mis sur
\npied pour prescrire les formes
\nd\u2019examen pour les membres.<\/p>\n
la MLIA parvient \u00e0 convaincre la Mani-
\ntoba Mortgage Loans Asso-
\nciation de parrainer un
\ncongr\u00e8s sur l \u2019 \u00e9valuation
\ndes fermes \u00e0 Winnipeg o\u00f9 le
\nconf\u00e9rencier principal, D.
\nHoward Doane, premier
\npr\u00e9sident de l \u2019American
\nSociety of Farm Manag-
\ners and Rural Appraisers
\n(ASFMR A) pr\u00e9sente un
\naper\u00e7u des principes du sys-
\nt\u00e8me d\u2019 \u00e9valuation des \u00c9tats-
\nUnis fond\u00e9 sur une approche
\nde capitalisation du revenu
\net de rajustements compara-
\ntifs servant \u00e0 \u00e9valuer les
\npropri\u00e9t\u00e9s productives. Les
\nquelque 200 personnes assis-
\ntant \u00e0 la conf\u00e9rence recon-
\nnurent que l\u2019application de
\nce syst\u00e8me s\u2019av\u00e9rait tout aussi
\npertinente dans la r\u00e9solution
\ndes probl\u00e8mes d\u2019 \u00e9valuation
\nqui affl igeaient les investis-
\nseurs canadiens.<\/p>\n
T i m E l i n E<\/p>\n
W. b. McCutcheon<\/p>\n
D. Howard Doan
\ne<\/p>\n
Dust bowl \/ bol
\nde poussi\u00e8re<\/p>\n
1 9 3 0 1 9 3 1 1 9 3 2 1 9 3 3 1 9 3 4 1 9 3 5 1 9 3 6 1 9 3 7 1 9 3 8 1 9 3 9 1 9 4 0 1 9 4 1 1 9 4 2 1 9 4 3 1 9 4 4 1 9 4 5 <\/p>\n
the formative years 1930-1945<\/p>\n
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\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 201310<\/p>\n
C \u2019est en 1938 qu\u2019un petit groupe d\u2019inspecteurs des pr\u00eats de Winnipeg d\u00e9cida que le moment \u00e9tait venu de former l\u2019Institut canadien des \u00e9valuateurs (ICE). Aujourd\u2019hui, 75 ann\u00e9es palpitantes plus tard, l\u2019ICE est une organisation nationale qui repr\u00e9sente des milliers d\u2019\u00e9valuateurs de biens immobiliers professionnels d\u2019un oc\u00e9an \u00e0 l\u2019autre et qui est respect\u00e9e, tant au pays qu\u2019\u00e0 l\u2019\u00e9tranger, pour son r\u00f4le de leader dans l\u2019avancement de la profession.
\nTout au long de cette ann\u00e9e rep\u00e8re, l\u2019ICE fera une r\u00e9trospective des gens, des \u00e9v\u00e9nements et des d\u00e9veloppements organisationnels qui nous ont <\/p>\n
conduits l\u00e0 o\u00f9 nous sommes aujourd\u2019hui et qui nous ont pr\u00e9par\u00e9s \u00e0 poursuivre notre croissance et notre \u00e9volution dans les ann\u00e9es \u00e0 venir. Ici-m\u00eame, dans
\nles pages d\u2019\u00c9valuation immobili\u00e8re au Canada, nous comptons c\u00e9l\u00e9brer nos 75 premi\u00e8res ann\u00e9es en retra\u00e7ant les \u00e9v\u00e9nements marquants et les souvenirs
\npersonnels de certains de nos membres de longue date qui ont v\u00e9cu le d\u00e9veloppement de notre profession et de notre Institut. Le tome 1 couvre la p\u00e9riode
\nde formation des ann\u00e9es 1930-1945. Dans des num\u00e9ros subs\u00e9quents, nous couvrirons l\u2019apr\u00e8s-guerre (1946-1960), les ann\u00e9es d\u2019expansion (1960-1980)
\net l\u2019ICE d\u2019aujourd\u2019hui (1981-2013). Tout au long de ce cheminement, nous vous invitons \u00e0 nous faire part de vos commentaires et contributions alors
\nque nous vous livrons notre r\u00e9trospective de ces 75 ann\u00e9es m\u00e9morables. <\/p>\n
75 Ann\u00e9ES m\u00e9mORAblES<\/p>\n
19421939
\napril<\/p>\n
1942
\navril<\/p>\n
19431940
\nthe Boa rd of Governors i s increased to 30 members from
\nnine, plus the secretary-treasurer \u2013
\nfi ve members from each of Regina,
\nSaskatoon, Calgary and Edmonton
\nand 10 from Winnipeg. It approves
\na standard defi nition of appraisal for
\nthe guidance of members and the
\npublic: \u201cTh e basic value of a rural
\nproperty is its worth derived from
\nearnings under typical operation and
\nfrom location and other economic
\nand home uses. Th e calculation of
\nnet earnings on a rental basis simpli-
\nfi es the process and s conducive to
\naccuracy.\u201d Th e AIC also strengthens
\nties with ASFMRA in the US. An
\naffi liation agreement specifi es that
\nall AIC members who passed the
\nAmerican examinations will be
\nawarded a fellowship certifi cate by
\nthe AIC and will be entitled to use
\nthe ARA designation \u2018Accredited
\nRural Appraiser\u2019 of the ASFMRA.<\/p>\n
the AIC passes it s f irst code of ethics and the
\nf irst Canadian qua lif ying
\nexaminations are held.<\/p>\n
A member code of ethics is adopted and the designa-
\ntion Accredited Rural Appraiser
\n(ARA) is adopted to distinguish
\nthose members who had quali-
\nf ied by examination specify-
\ning the province in which the
\nmember qualif ied. The AR A
\nbecomes the highest earned
\ndesignation. <\/p>\n
Qualifying examinations are held in Saskatoon consisting
\nof three days of a fi eld inspec-
\ntion, preparation of a written
\nappraisal report and an oral
\ngrilling by a panel of academ-
\nics and seasoned practitioners.
\nMembers are obliged to sign
\nand swear to a Code of Ethics. <\/p>\n
AIC members are involved in a variety of commit-
\ntees \u2013 Editorial, Yields, Prices,
\nLease Rates, Membership
\nExaminations, Affiliations,
\nConference Arrangements,
\nand a new committee to study
\nurban appraising with the goal
\nof establishing an urban sec-
\ntion within the AIC.<\/p>\n
l e nombre de membres du Bureau des gouverneurs passe de neuf \u00e0
\n30, plus le secr\u00e9taire-tr\u00e9sorier \u2013 cinq
\nmembres chacun de Regina, Saska-
\ntoon, Calgary et Edmonton et 10 de
\nWinnipeg. Le Bureau des gouverneurs
\napprouve une d\u00e9fi nition normalis\u00e9e de
\nl\u2019 \u00e9valuation pour guider ses membres
\net le public : \u00ab La valeur de base d\u2019une
\npropri\u00e9t\u00e9 rurale est calcul\u00e9e \u00e0 partir des
\ngains provenant de son exploitation,
\nde son emplacement ainsi que d\u2019autres
\nfacteurs \u00e9conomiques et utilisations de
\nla r\u00e9sidence. Le calcul des gains nets
\nsur une base de location simplifi e le
\nprocessus et contribue \u00e0 l\u2019exactitude. \u00bb
\nAussi, l\u2019ICE renforce ses relations avec
\nl \u2019ASFMRA aux \u00c9.-U. Un accord
\nd\u2019affi liation pr\u00e9cise que tous les mem-
\nbres de l\u2019ICE qui ont pass\u00e9 les examens
\nde l\u2019organisme am\u00e9ricain recevront un
\ncertifi cat de l\u2019ICE et seront autoris\u00e9s \u00e0
\nutiliser la d\u00e9signation ARA (Accredited
\nRural Appraiser) de l\u2019ASFMRA.<\/p>\n
l\u2019ICE adopte son premier code de d\u00e9ontologie et tient ses
\npremiers examens de qualifi ca-
\ntion canadienne.<\/p>\n
un code de d\u00e9ontologie des membres est adopt\u00e9 et la d\u00e9sig-
\nnation d\u2019 \u00e9valuateur rural accr\u00e9dit\u00e9
\n(Accredited Rural Appraiser –
\nARA) est adopt\u00e9e afi n de distinguer
\nles membres qui s\u2019 \u00e9taient qualifi \u00e9s
\npar examen en pr\u00e9cisant la province
\ndans laquelle le membre s\u2019 \u00e9tait
\nqualifi\u00e9. L\u2019ARA devient la plus
\nhaute d\u00e9signation pouvant \u00eatre
\nobtenue. <\/p>\n
Des examens de qualifi cations ont lieu \u00e0 Saskatoon. Ils con-
\nsistent en trois jours d\u2019 inspection
\nsur le terrain, de pr\u00e9paration d\u2019un
\nrapport d\u2019 \u00e9valuation \u00e9crit et d\u2019un
\nexamen oral devant un groupe
\nd\u2019universitaires et de praticiens
\nchevronn\u00e9s. Les membres sont
\ntenus de signer une copie du Code
\nde d\u00e9ontologie et de pr\u00eater serment.<\/p>\n
l es membres de l\u2019ICE par-ticipent \u00e0 divers comit\u00e9s :
\nAffi liations, Organisation de la
\nconf\u00e9rence et un nouveau comit\u00e9
\ncharg\u00e9 d\u2019 \u00e9tudier l\u2019 \u00e9valuation
\nen milieu urbain dans le but
\nd\u2019 \u00e9tablir une section urbaine au
\nsein de l\u2019ICE.<\/p>\n
E n R E T R A \u00c7 A n T<\/p>\n
the fi rst six memb
\ners of the apprais<\/p>\n
al institute <\/p>\n
of Canada to pass
\n american examin<\/p>\n
ations <\/p>\n
and qualify for the
\n use of the accred<\/p>\n
ited rural <\/p>\n
appraiser (ara) w
\nere (top l-r) <\/p>\n
Joseph r. racine,
\n Howard b. somm<\/p>\n
erfi eld, <\/p>\n
William Jeffrey sm
\nith, arthur r. Juds<\/p>\n
on, <\/p>\n
Henry J. siemens
\n and Cecil r. brad<\/p>\n
ford.<\/p>\n
les six premiers m
\nembers de l\u2019iCe \u00e0 <\/p>\n
passer <\/p>\n
les examens am\u00e9r
\nicains et \u00e0 se qual<\/p>\n
ifi er pour <\/p>\n
utiliser le titre d\u2019a
\nccredited rural ap<\/p>\n
praiser <\/p>\n
(ara) furent (en h
\naut de g. \u00e0 d.) <\/p>\n
Joseph r. racine,
\n Howard b. somm<\/p>\n
erfi eld, <\/p>\n
William Jeffrey sm
\nith, arthur r. Juds<\/p>\n
on, <\/p>\n
Henry J. siemens
\net Cecil r. bradfor<\/p>\n
d.<\/p>\n
1 9 3 0 1 9 3 1 1 9 3 2 1 9 3 3 1 9 3 4 1 9 3 5 1 9 3 6 1 9 3 7 1 9 3 8 1 9 3 9 1 9 4 0 1 9 4 1 1 9 4 2 1 9 4 3 1 9 4 4 1 9 4 5 <\/p>\n
propri\u00e9t\u00e9 rurale est calcul\u00e9e \u00e0 partir des
\ngains provenant de son exploitation,
\nde son emplacement ainsi que d\u2019autres
\nfacteurs \u00e9conomiques et utilisations de <\/p>\n
sur une base de location simplifi e le
\nprocessus et contribue \u00e0 l\u2019exactitude. \u00bb
\nAussi, l\u2019ICE renforce ses relations avec <\/p>\n
d\u2019affi liation pr\u00e9cise que tous les mem-<\/p>\n
de l\u2019organisme am\u00e9ricain recevront un <\/p>\n
formation des ann\u00e9es 1930-1945<\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 11click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
\u201cM arch is Fraud Prevention Month. Fraud-related offences are now thought to be as profitable as drug-related offences, estimated at between $10 and
\n$30 billion annually in Canada by the RCMP\u2019s Commercial Crime
\nBranch. The majority of these crimes are not committed by kids at
\ntheir computers, 80% or more of the work is conducted by criminal
\norganizations.<\/p>\n
Fraud should concern all Canadians because it de-stabilizes our
\nnational economy while strengthening organized crime groups.
\nThe impact on individuals, families and businesses is devastating:
\nretirement savings, homes, businesses \u2013 and, in some cases, lives \u2013
\nhave all been lost. The only good news is that the majority of frauds
\ncan be prevented by identifying the methods used by fraudsters. The
\nmore you know about a fraud, the less likely you are to fall for it.\u201d1 <\/p>\n
Mortgage fraud occurs when someone deliberately misrepresents
\ninformation at one point or another along the loan application <\/p>\n
process. This can include, but is certainly not limited to, falsified
\nincome statements, letters of employment, borrower identification,
\nproperty information, ownership and\/or occupancy information. <\/p>\n
Rules of ethical conduct are common and come from the
\nobligations that arise from being a profession. Appraisal Institute
\nof Canada (AIC) members are expected to provide quality services
\nwithin their areas of competence and in compliance with the
\nInstitute\u2019s Code of Conduct, Code of Ethics and the Ethics and
\nAppraisal Standards under the Canadian Uniform Standards of
\nProfessional Appraisal Practice (CUSPAP). Compliance with CUSPAP
\nis the AIC\u2019s contract and our members\u2019 contract with the public we
\nserve. This article is not intended to be a lecture on ethics, however,
\nethical conduct is very much a matter of the individual conscience. It
\nis about moral duty and obligation, about our fundamental values as
\nindividuals and as professional appraisers. When fraud occurs, this
\nsuggests a fundamental shift or change in one\u2019s beliefs and values. <\/p>\n
F
\nE
\nA
\nT
\nU
\nR
\nE<\/p>\n
A
\nR
\nT
\ni
\nc
\nl
\nE<\/p>\n
By Nathalie Roy-Patenaude, AACI, P. App.,
\nDirector-Counsellor, Professional Practice<\/p>\n
Mortgage
\nFraud ReD FlAgs AND WARNINg <\/p>\n
sIgNs FoR
\nVAluAtIoN <\/p>\n
exPeRts<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201312<\/p>\n
Fraud is often driven by one or all of the following:2
\nu Greed \u2013 the desire to improve one\u2019s fi nancial situation through <\/p>\n
an opportunity (e.g., to quickly make money), sometimes at
\nsomeone\u2019s expense. <\/p>\n
u Rationalization \u2013 the logic behind one\u2019s action for committing
\nfraud.<\/p>\n
u Opportunity \u2013 a situation that presents itself and allows one to
\nachieve his or her goal (fi nancial or other). <\/p>\n
Th e question then becomes: Which comes fi rst? Th e chicken or the
\negg? Th e opportunity or the greed or the rationalization? <\/p>\n
Mortgage fraud is clearly recognized in residential real estate and,
\nunfortunately, is easier to commit because of the simplicity of the
\nreal estate process. Most Canadians aspire to homeownership and,
\nsadly, fraudsters prey on vulnerable consumers and create \u2018fairy tale\u2019
\nopportunities to make that dream come true \u2013 at a cost (fi nancial
\nand emotional) to the new homeowner. <\/p>\n
Commercial real estate transactions are more complex, undergo
\nfi nancial scrutiny by the purchasers and their team of experts, and
\ndo not typically get negotiated as quickly as residential properties \u2013 a
\ncommercial deal can take months or longer to get negotiated and
\nclosed. Th at said, commercial real estate fraud is more sophisticated
\nand the outcome can be catastrophic. <\/p>\n
In the fall of 2012, the AIC was invited to
\nparticipate in a couple of initiatives regarding <\/p>\n
mortgage fraud. AIC had the opportunity of
\nbeing a panelist at the CMHC-led discussion
\non fraud prevention in real estate valuation
\nat the CAAMP Fraud Summits in Toronto
\nand Calgary, and of lecturing on the same <\/p>\n
topic at the Canadian Police College, as part
\nof a week-long course for police offi cers involved <\/p>\n
in the investigation of mortgage fraud.
\nA question that came up during these discussions is whether <\/p>\n
the AIC sees occurrences of valuation fraud by appraisers. Th e
\nreality is not so much valuation fraud by appraisers as the risk of
\nappraisers being used as \u2018bait\u2019 in a mortgage fraud operation. Why?
\nBecause someone needs a market value to determine the loan to
\nbe advanced on a property. With the changes to the Residential
\nMortgage Underwriting Guidelines introduced by the Offi ce of the
\nSuperintendent of Financial Institutions (OSFI) in June 2012, which
\nmade provisions for mortgage insurers and Federally Regulated
\nFinancial Institutions (FRFIs) to obtain more on-site appraisals, a
\nqualifi ed appraisal professional:
\nu provides the assurance that the subject property does in fact exist;
\nu validates and reports the property and neighbourhood <\/p>\n
characteristics required for lending institutions to make sound
\nunderwriting and risk-mitigating decisions; and, <\/p>\n
u provides an unbiased and independent assessment of the market
\nvalue of the subject property. <\/p>\n
What follows are red fl ags and warning signs for valuation experts.
\nTh ese do not suggest fraud, but are key signs to watch for when
\nbeing requested to complete or completing an appraisal assignment. <\/p>\n
Be vigilant, be diligent.
\nconsider occupancy fraud
\nu Find out who is living in the home, the owner or a tenant?
\nu If a tenant is the occupant, how long has the tenant been there?
\nu If vacant, how long has the unit been vacant? <\/p>\n
Th ese questions also apply to commercial tenants.
\nu How long did the commercial tenant lease the space and why is <\/p>\n
the space now vacant?
\nu Who is the tenant \u2013 is it just a storefront for something else?
\nu Interview the owner to get details on the property.
\nu Sometimes the client asks that the appraiser not speak to the <\/p>\n
owner. Ask why?
\nu Is the owner aware that his\/her property is being refi nanced?
\nu Th e client does not want a full appraisal, just a drive-by and <\/p>\n
no property photos, and is vague about the applicant or the
\noccupant. <\/p>\n
Sales and listing history of the subject
\nu Look for an appraisal that reports a pending sale \u2013 has it closed?
\nu Some fraudsters report false transactions at infl ated valuations in <\/p>\n
an attempt to infl uence the appraiser and the valuation.
\nu Th e purchase price is higher than the list price.
\nu Th e selling price appears high in comparison to the <\/p>\n
neighbourhood value range.
\nu Th e previous sale price of the subject property was substantially <\/p>\n
lower within a short time frame.
\nu Th e property changed ownership several times over a short period <\/p>\n
of time with price increases on each sale.
\nu In reviewing listings, off ers to purchase, etc., the parties are <\/p>\n
\u2018undisclosed,\u2019 identifi ed as \u2018Care of Listing Broker,\u2019 or \u2018nominee.\u2019
\nu Th e property was listed for a very short period of time (i.e., 24-48 <\/p>\n
hours) or the listing was cancelled prior to the sale (therefore, the
\ntrue sale price is unknown). <\/p>\n
u All or many units in a building are sold at the same time with
\ncoinciding possession dates. <\/p>\n
identity theft \u2013
\nprotect your signature and your designation
\nWe have all heard of identity theft. Unfortunately, it also happens
\nwithin our offi ces. A colleague today can be a competitor tomorrow.
\nu Members are reminded to protect their signatures, especially <\/p>\n
their digital signature, and to password-protect their systems,
\ndata and fi les. <\/p>\n
u Protect your designation and your credentials. Under CUSPAP,
\nany AIC member who signs any report must identify their
\ndesignation or membership status (AACI, CRA or AIC
\nCandidate member). <\/p>\n
FeAtuRe ARtICle<\/p>\n
\u201cFRAuD AFFeCts
\nAll oF us AND <\/p>\n
INDustRY MeMBeRs
\nMust WoRk <\/p>\n
togetHeR to
\nCoMBAt It.\u201d3 <\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 13click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
misrepresented information
\nTh e client
\nu requests that the appraiser keep everything confi dential <\/p>\n
and not approach others involved in the transaction for
\ninformation;<\/p>\n
u withholds key and relevant information; and
\nu wants \u2018once renovated\/as if complete\u2019 value, but does not <\/p>\n
provide specifi cations or details on work to be completed. <\/p>\n
client-appraiser relationship
\nTh e client
\nu ordering the appraisal indicates the property value expected;
\nu is a new client and mentions that he\/she has not been happy <\/p>\n
with the services of other appraisal companies and would like
\nyou to do their appraisal work from now on; <\/p>\n
u tries to infl uence the appraiser with the explicit or implicit
\npromise of additional work if the current appraisal value
\nmeets their request; and <\/p>\n
u gives the appraiser select information in an attempt to
\ninfl uence them. <\/p>\n
preventing appraisal and mortgage fraud
\nu Know the borrower, the client and the intended users.
\nu Know the market you are working in, economic trends, <\/p>\n
buyers\u2019 profi les.
\nu Research and validate the data, do the cross-reference checks.
\nu Look for signs of data manipulation, misrepresentation and \/<\/p>\n
or inconsistency of information.
\nu Be wary of requests for quick turnarounds. Take the time to <\/p>\n
do your research, to analyze the data. <\/p>\n
Supplementary sources of information:
\nCAAMP –
\nCanadian Association of Accredited Mortgage Professionals:
\nhttp:\/\/mortgageconsumer.org\/how-to-prevent-and-protect-yourself-
\nfrom-mortgage-fraud<\/p>\n
Canada Guaranty:
\nhttp:\/\/www.canadaguaranty.ca\/lenders\/mortgage-fraud-prevention\/<\/p>\n
CMHC – Canada Mortgage and Housing Corporation:
\n http:\/\/www.cmhc-schl.gc.ca\/en\/co\/buho\/plmayomo\/plmayomo_004.cfm<\/p>\n
Competition Bureau Canada:
\nhttp:\/\/www.competitionbureau.gc.ca\/eic\/site\/cb-bc.nsf\/eng\/h_00122.html<\/p>\n
FCAC \u2013 Financial Consumer Agency of Canada:
\nhttp:\/\/www.fcac-acfc.gc.ca\/eng\/media\/pressrelease\/posting-eng.
\nasp?postingId=310<\/p>\n
Genworth MI Canada:
\nhttp:\/\/investor.genworthmicanada.ca\/English\/site-tools\/
\ninformation-safety\/default.aspx<\/p>\n
RCMP – Royal Canadian Mounted Police:
\nhttp:\/\/www.rcmp-grc.gc.ca\/scams-fraudes\/month-mois-eng.htm<\/p>\n
End notes
\n1http:\/\/www.rcmp-grc.gc.ca\/news-nouvelles\/2012\/03-01-frau-eng.htm
\n2Fraud Preventaion in Commerical Real Estate Valuation,
\nVernon Martyn, Appraisal Institute 2011
\n3Canada Mortgage and Housing Corporation:
\nhttp:\/\/www.cmhc.ca\/en\/hofi clincl\/moloin\/rean\/rean_017.cfm \u00bb<\/p>\n
FeAtuRe ARtICle<\/p>\n
Be
\nVIgIlANt,<\/p>\n
Be
\nDIlIgeNt.<\/p>\n
click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 201314<\/p>\n
http:\/\/mortgageconsumer.org\/how-to-prevent-and-protect-yourself-from-mortgage-fraud
\nhttp:\/\/www.canadaguaranty.ca\/lenders\/mortgage-fraud-prevention\/
\nhttp:\/\/www.cmhc-schl.gc.ca\/en\/co\/buho\/plmayomo\/plmayomo_004.cfm
\nhttp:\/\/www.competitionbureau.gc.ca\/eic\/site\/cb-bc.nsf\/eng\/h_00122.html
\nhttp:\/\/www.fcac-acfc.gc.ca\/eng\/media\/pressrelease\/posting-eng.asp?postingId=310
\nhttp:\/\/investor.genworthmicanada.ca\/English\/site-tools\/information-safety\/default.aspx
\nhttp:\/\/www.rcmp-grc.gc.ca\/scams-fraudes\/month-mois-eng.htm
\nhttp:\/\/www.rcmp-grc.gc.ca\/news-nouvelles\/2012\/03-01-frau-eng.htm
\nhttp:\/\/www.cmhc.ca\/en\/hoficlincl\/moloin\/rean\/rean_017.cfm<\/p>\n
A
\nR
\nT
\ni
\nc
\nl
\nE<\/p>\n
d
\nE<\/p>\n
F
\nO
\nn
\nd<\/p>\n
Par Nathalie Roy-Patenaude, AACI, P. App.,
\nDirectrice-Conseill\u00e8re, Pratique professionnelle <\/p>\n
Fraude
\nhypoth\u00e9caire<\/p>\n
sIgNes <\/p>\n
AVeRtIsseuRs <\/p>\n
et MIses eN gARDe<\/p>\n
PouR les exPeRts <\/p>\n
eN \u00c9VAluAtIoN<\/p>\n
\u00ab\u00a0M ars est le mois de la pr\u00e9vention de la fraude. Le Service divisionnaire des infractions commerciales de la GRC estime que les infractions en mati\u00e8re de
\nfraude, totalisant entre 10 et 30 milliards de dollars par ann\u00e9e au Canada,
\nsont maintenant aussi payantes pour leurs auteurs que les infractions
\nen mati\u00e8re de drogue. La majorit\u00e9 de ces crimes ne sont pas imput-
\nables \u00e0 des jeunes informaticiens puisque 80 % ou plus sont l\u2019\u0153uvre
\nd\u2019organisations criminelles.<\/p>\n
Tous les Canadiens devraient se m\u00e9fi er de la fraude parce qu\u2019elle
\nd\u00e9stabilise notre \u00e9conomie nationale tout en renfor\u00e7ant les groupes
\nfaisant partie du crime organis\u00e9. Les r\u00e9percussions sur les particuliers, les
\nfamilles et les entreprises sont d\u00e9vastatrices : des \u00e9conomies de retraite,
\ndes maisons, des entreprises et \u2013 dans certains cas des vies \u2013 ont \u00e9t\u00e9 per-
\ndues. La seule bonne nouvelle dans cette aff aire est le fait que la majorit\u00e9
\ndes fraudes peuvent \u00eatre \u00e9vit\u00e9es en identifi ant les m\u00e9thodes utilis\u00e9es par
\nles fraudeurs. Plus vous comprenez la fraude, moins vous risquez d\u2019en
\n\u00eatre victime.1 <\/p>\n
Il y a fraude hypoth\u00e9caire quand quelqu\u2019un fournit d\u00e9lib\u00e9r\u00e9ment
\ndes renseignements inexacts \u00e0 un moment quelconque du processus de <\/p>\n
demande de pr\u00eat. Cette fausse repr\u00e9sentation comprend, notamment mais
\ncertes non exclusivement, la falsifi cation des d\u00e9clarations de revenu, des
\nattestations d\u2019emploi, de l\u2019identit\u00e9 de l\u2019emprunteur, des renseignements sur
\nla propri\u00e9t\u00e9, sur son propri\u00e9taire et sur ses occupants. <\/p>\n
Les r\u00e8gles d\u2019\u00e9thique sont monnaie courante et d\u00e9coulent des obli-
\ngations qui se rattachent \u00e0 toute profession. On s\u2019attend \u00e0 ce que les
\nmembres de l\u2019Institut canadien des \u00e9valuateurs (ICE) fournissent des
\nservices de qualit\u00e9 dans leurs domaines de comp\u00e9tence et en conformit\u00e9
\ndu code de d\u00e9ontologie de l\u2019Institut, du code d\u2019\u00e9thique professionnelle et
\ndes Normes d\u2019\u00e9thique et d\u2019\u00e9valuation relevant des Normes uniformes de
\npratique professionnelle en mati\u00e8re d\u2019\u00e9valuation au Canada (NUPPEC).
\nLa conformit\u00e9 des NUPPEC fait partie du contrat de l\u2019ICE et du contrat
\nde nos membres envers le public qu\u2019ils desservent. Le pr\u00e9sent article n\u2019a pas
\nla pr\u00e9tention de s\u2019instituer en expos\u00e9 sur l\u2019\u00e9thique professionnelle; toute-
\nfois, un comportement \u00e9thique est avant tout une aff aire de conscience
\npersonnelle. C\u2019est une question de devoir moral et d\u2019obligation, une ques-
\ntion de valeurs fondamentales comme particuliers et comme \u00e9valuateurs
\nprofessionnels. Une fraude laisse entrevoir un glissement ou changement
\nfondamental dans les croyances et valeurs d\u2019une personne. <\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 15click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
ARtICle De FoND<\/p>\n
la fraude est souvent motiv\u00e9e
\npar un ou plusieurs des facteurs suivants :2
\nu L\u2019avarice \u2013 le d\u00e9sir d\u2019am\u00e9liorer sa situation fi nanci\u00e8re par une opportunit\u00e9 <\/p>\n
(c.-\u00e0-d., gagner de l\u2019argent rapidement) parfois aux d\u00e9pens d\u2019autrui.
\nu La rationalisation \u2013 la logique derri\u00e8re les gestes pos\u00e9s pour commettre une fraude.
\nu L\u2019opportunit\u00e9 \u2013 une situation qui se pr\u00e9sente et qui permet \u00e0 quelqu\u2019un d\u2019atteindre <\/p>\n
son but (fi nancier ou autre). <\/p>\n
La question devient alors la suivante : qu\u2019est-ce qui vient en premier, l\u2019\u0153uf ou la poule,
\nl\u2019opportunit\u00e9 ou la cupidit\u00e9 ou la rationalisation? <\/p>\n
La fraude hypoth\u00e9caire est clairement reconnue dans le secteur immobilier r\u00e9siden-
\ntiel o\u00f9, malheureusement, elle est plus facile \u00e0 commettre en raison de la simplicit\u00e9 du
\nprocessus immobilier. La plupart des Canadiens aspirent \u00e0 devenir propri\u00e9taires. Les
\nfraudeurs exploitent les consommateurs vuln\u00e9rables en cr\u00e9ant des opportunit\u00e9s de \u00ab
\nconte de f\u00e9es \u00bb pour r\u00e9aliser leur r\u00eave \u2013 aux frais (fi nanciers et \u00e9motionnels) du nouveau
\npropri\u00e9taire. <\/p>\n
Les op\u00e9rations immobili\u00e8res commerciales sont plus complexes, sont examin\u00e9es de
\nplus pr\u00e8s par les acheteurs et leur \u00e9quipe d\u2019experts et ne sont pas normalement n\u00e9go-
\nci\u00e9es aussi rapidement que les op\u00e9rations immobili\u00e8res r\u00e9sidentielles \u2013 la n\u00e9gociation et
\nla conclusion d\u2019une op\u00e9ration commerciale peut prendre des mois et m\u00eame plus. Ceci
\ndit, une fraude immobili\u00e8re dans le secteur commercial est plus \u00e9labor\u00e9e et son r\u00e9sultat
\npeut \u00eatre catastrophique. <\/p>\n
\u00c0 l\u2019automne de 2012, l\u2019ICE a \u00e9t\u00e9 invit\u00e9 \u00e0 participer \u00e0 deux initia-
\ntives concernant la fraude hypoth\u00e9caire. L\u2019ICE a eu l\u2019occasion <\/p>\n
de si\u00e9ger sur un groupe d\u2019experts au colloque convoqu\u00e9 par
\nla SCHL sur la pr\u00e9vention de la fraude dans le domaine
\nde l\u2019\u00e9valuation immobili\u00e8re lors du Sommet sur la fraude
\nde l\u2019ACCHA qui ont eu lieu \u00e0 Toronto et \u00e0 Calgary, et de
\npr\u00e9senter un expos\u00e9 sur ce m\u00eame sujet au Coll\u00e8ge canadien de <\/p>\n
police dans le cadre d\u2019un cours d\u2019une semaine \u00e0 l\u2019intention des
\nagents de police aff ect\u00e9s aux enqu\u00eates sur la fraude hypoth\u00e9caire.
\nUne question qui a \u00e9t\u00e9 soulev\u00e9e lors de ces discussions a \u00e9t\u00e9 de <\/p>\n
savoir si l\u2019ICE a relev\u00e9 des cas de fraudes d\u2019\u00e9valuation perp\u00e9tr\u00e9es par des \u00e9valuateurs.
\n\u00c0 vrai dire, le risque n\u2019est pas tellement que des \u00e9valuateurs commettent des fraudes
\nd\u2019\u00e9valuation, mais plut\u00f4t qu\u2019ils servent d\u2019app\u00e2t dans une op\u00e9ration de fraude hypoth\u00e9-
\ncaire. Pourquoi ? Parce que quelqu\u2019un a besoin d\u2019une valeur marchande pour d\u00e9ter-
\nminer le montant d\u2019un pr\u00eat \u00e0 avancer sur une propri\u00e9t\u00e9. Par suite des modifi cations aux
\nPratiques et proc\u00e9dures de souscription de pr\u00eats hypoth\u00e9caires r\u00e9sidentiels apport\u00e9es par
\nle Bureau du surintendant des institutions fi nanci\u00e8res (BSIF) en juin 2012, modifi ca-
\ntions qui \u00e9tablissent des dispositions exigeant que les assureurs hypoth\u00e9caires et les Insti-
\ntutions fi nanci\u00e8res f\u00e9d\u00e9rales regl\u00e9ment\u00e9es (IFFR) obtiennent davantage d\u2019\u00e9valuations
\nsur place, un \u00e9valuateur professionnel qualifi \u00e9 :
\nu fournit l\u2019assurance que la propri\u00e9t\u00e9 en objet existe r\u00e9ellement;
\nu confi rme et fait rapport des caract\u00e9ristiques de la propri\u00e9t\u00e9 et du voisinage requises <\/p>\n
pour que les \u00e9tablissements de pr\u00eat prennent des d\u00e9cisions \u00e9clair\u00e9es en mati\u00e8re de
\nsouscription et d\u2019att\u00e9nuation des risques; <\/p>\n
u fournit une \u00e9valuation impartiale et ind\u00e9pendante de la valeur marchande de la
\npropri\u00e9t\u00e9 en objet. <\/p>\n
Le tableau ci-dessous fait ressortir des signes avertisseurs et les mises en garde pour les
\nexperts en \u00e9valuation. Ils ne signalent pas n\u00e9cessairement une fraude, mais ils servent
\nd\u2019indicateurs que l\u2019\u00e9valuateur doit surveiller quand on lui demande de proc\u00e9der \u00e0 une
\n\u00e9valuation ou quand il proc\u00e8de \u00e0 une \u00e9valuation. <\/p>\n
\u00ab lA FRAuDe A Des
\nCoNs\u00c9QueNCes suR <\/p>\n
Nous tous et les
\nINteRVeNANts Du <\/p>\n
seCteuR DoIVeNt uNIR
\nleuRs eFFoRts PouR lA <\/p>\n
CoMBAttRe. \u00bb 3<\/p>\n
Soyez vigilants,
\nsoyez diligents.<\/p>\n
consid\u00e9rer une fraude en mati\u00e8re d\u2019occupation
\nu V\u00e9rifi ez qui habite la maison, le propri\u00e9taire ou un <\/p>\n
locataire ?
\nu Si l\u2019occupant est un locataire, depuis quand est-il <\/p>\n
l\u2019occupant ?
\nu Si le logement est vacant, depuis quand est-il vacant ? <\/p>\n
Ces questions s\u2019appliquent \u00e9galement aux locataires
\ncommerciaux.
\nu Pendant combien de temps le locataire commercial a-t-il <\/p>\n
lou\u00e9 le local et pourquoi ce local est-il maintenant vacant ?
\nu Qui est le locataire \u2013 est-ce simplement une devanture pour <\/p>\n
autre chose ?
\nu Interviewez le propri\u00e9taire pour obtenir plus de d\u00e9tails sur <\/p>\n
la propri\u00e9t\u00e9.
\nu Le client demande parfois que l\u2019\u00e9valuateur ne parle pas <\/p>\n
avec le propri\u00e9taire. Demandez pourquoi?
\nu Le propri\u00e9taire est-il au courant du refi nancement de sa <\/p>\n
propri\u00e9t\u00e9 ?
\nu Le client ne veut pas une \u00e9valuation compl\u00e8te, seulement <\/p>\n
une \u00e9valuation de l\u2019ext\u00e9rieur sans photos et il est vague au
\nsujet du demandeur ou de l\u2019occupant. <\/p>\n
historique des ventes et inscriptions de la
\npropri\u00e9t\u00e9 en objet
\nu Faites une recherche d\u2019une \u00e9valuation qui fait \u00e9tat d\u2019une <\/p>\n
vente en suspens \u2013 l\u2019aff aire a-t-elle \u00e9t\u00e9 conclue?
\nu Certains fraudeurs rapportent de fausses op\u00e9rations \u00e0 des <\/p>\n
valeurs gonfl \u00e9es dans le but d\u2019infl uencer l\u2019\u00e9valuateur et le
\nr\u00e9sultat de l\u2019\u00e9valuation.<\/p>\n
u Le prix d\u2019achat est plus \u00e9lev\u00e9 que le prix d\u2019inscription.
\nu Le prix de vente semble \u00e9lev\u00e9 en comparaison de la <\/p>\n
fourchette des valeurs du voisinage.
\nu Le prix de vente ant\u00e9rieur de la propri\u00e9t\u00e9 en objet \u00e9tait <\/p>\n
nettement plus bas il n\u2019y a pas tr\u00e8s longtemps.
\nu La propri\u00e9t\u00e9 a chang\u00e9 de propri\u00e9taire \u00e0 plusieurs reprises <\/p>\n
sur une courte p\u00e9riode avec augmentation du prix \u00e0
\nchaque vente. <\/p>\n
u \u00c0 l\u2019\u00e9tude des inscriptions, off res d\u2019achat, etc., les parties
\nsont \u00ab non divulgu\u00e9es \u00bb, \u00ab aux soins du courtier \u00bb ou \u00ab
\nmandataire \u00bb. <\/p>\n
u La propri\u00e9t\u00e9 a \u00e9t\u00e9 inscrite pour une tr\u00e8s courte p\u00e9riode
\n(24-48 heures) ou l\u2019inscription a \u00e9t\u00e9 annul\u00e9e avant la vente
\n(de sorte que le prix de vente r\u00e9el n\u2019est pas connu).<\/p>\n
u Toutes les unit\u00e9s ou plusieurs des unit\u00e9s d\u2019un immeuble
\nsont vendues en m\u00eame temps avec dates de possession
\nco\u00efncidentes.<\/p>\n
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\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 201316<\/p>\n
ARtICle De FoND<\/p>\n
Renseignements d\u00e9natur\u00e9s
\nLe client
\nu Demande \u00e0 l\u2019\u00e9valuateur la confi dentialit\u00e9 absolue et <\/p>\n
de ne pas approcher les autres parties concern\u00e9es dans
\nle but d\u2019obtenir des renseignements.<\/p>\n
u Retient des renseignements essentiels et pertinents.
\nu Veut une valeur \u00ab une fois r\u00e9nov\u00e9e \u00bb ou \u00ab comme si <\/p>\n
achev\u00e9e \u00bb sans fournir de devis ou de d\u00e9tails sur les
\ntravaux \u00e0 eff ectuer. <\/p>\n
Relation client-\u00e9valuateur
\nLe client
\nu Demandant l\u2019\u00e9valuation indique la valeur attendue de <\/p>\n
la propri\u00e9t\u00e9.
\nu Est un nouveau client qui mentionne qu\u2019il n\u2019est pas <\/p>\n
satisfait des services des autres bureaux d\u2019\u00e9valuation et
\nqu\u2019il aimerait d\u00e9sormais vous confi er ce travail. <\/p>\n
u Essaie d\u2019infl uencer l\u2019\u00e9valuateur par des promesses
\nexplicites ou implicites d\u2019autres travaux si la valeur
\nd\u2019\u00e9valuation en objet satisfait sa demande. <\/p>\n
u Donne \u00e0 l\u2019\u00e9valuateur des renseignements pr\u00e9cis dans
\nle but de l\u2019infl uencer.<\/p>\n
pr\u00e9vention de la fraude
\nd\u2019\u00e9valuation et d\u2019hypoth\u00e8que
\nu Connaissez l\u2019emprunteur, le client et les utilisateurs <\/p>\n
pr\u00e9vus.
\nu Connaissez le march\u00e9 dans lequel vous travaillez, les <\/p>\n
tendances \u00e9conomiques, les profi ls des acheteurs.
\nu V\u00e9rifi ez et validez les donn\u00e9es, v\u00e9rifi ez les renvois.
\nu Soyez aux aguets de signes de manipulation, de fausse <\/p>\n
repr\u00e9sentation des donn\u00e9es et \/ou d\u2019incoh\u00e9rence des
\nrenseignements. <\/p>\n
u M\u00e9fi ez-vous des demandes \u00e0 tr\u00e8s court d\u00e9lai
\nd\u2019ex\u00e9cution. Prenez le temps n\u00e9cessaire pour faire
\nvotre recherche, pour analyser les donn\u00e9es et pour
\njustifi er votre analyse et votre valeur marchande
\nfi nale. <\/p>\n
vol d\u2019identit\u00e9 \u2013 prot\u00e9gez votre signature et
\nvotre d\u00e9signation
\nNous avons tous entendu parler du vol d\u2019identit\u00e9.
\nH\u00e9las, il se produit aussi dans nos bureaux. Un coll\u00e8gue
\naujourd\u2019hui peut \u00eatre un concurrent demain.
\nu Nous rappelons aux membres de prot\u00e9ger leurs <\/p>\n
signatures, surtout leur signature num\u00e9rique, et de
\nprot\u00e9ger leurs syst\u00e8mes, leurs donn\u00e9es et leurs dossiers
\npar mot de passe. <\/p>\n
u Prot\u00e9gez votre d\u00e9signation et vos titres de comp\u00e9tence.
\nEn vertu des NUPPEC, tout membre de l\u2019ICE qui
\nsigne tout rapport doit indiquer sa d\u00e9signation ou son
\nstatut de membre (AACI, CRA ou membre stagiaire
\nde l\u2019ICE). <\/p>\n
Sources de renseignements suppl\u00e9mentaires :
\nACCHA – Association canadienne des conseillers hypoth\u00e9caires accr\u00e9dit\u00e9s :
\nhttp:\/\/mortgageconsumer.org\/how-to-prevent-and-protect-yourself-from-mortgage-fraud<\/p>\n
Canada Guaranty :
\nhttp:\/\/www.canadaguaranty.ca\/lenders\/mortgage-fraud-prevention\/<\/p>\n
SCHL \u2013 Soci\u00e9t\u00e9 canadienne d\u2019hypoth\u00e8ques et de logement :
\n http:\/\/www.cmhc-schl.gc.ca\/fr\/co\/aclo\/plgeprhy\/plgeprhy_004.cfm<\/p>\n
Bureau de la concurrence Canada :
\nhttp:\/\/www.competitionbureau.gc.ca\/eic\/site\/cb-bc.nsf\/eng\/h_00122.html<\/p>\n
ACFC \u2013 Agence de la consommation en mati\u00e8re fi nanci\u00e8re du Canada :
\nhttp:\/\/www.fcac-acfc.gc.ca\/eng\/media\/pressrelease\/posting-eng.asp?postingId=310<\/p>\n
Genworth MI Canada:
\nhttp:\/\/investor.genworthmicanada.ca\/English\/site-tools\/information-safety\/default.aspx<\/p>\n
GRC \u2013 Gendarmerie royale du Canada :
\nhttp:\/\/www.rcmp-grc.gc.ca\/scams-fraudes\/month-mois-eng.htm<\/p>\n
notes
\n1 http:\/\/www.rcmp-grc.gc.ca\/news-nouvelles\/2012\/03-01-frau-fra.htm
\n2 Fraud Prevention in Commercial Real Estate Valuation, Vernon Martyn, <\/p>\n
Institut des \u00e9valuateurs, 2011
\n3 Soci\u00e9t\u00e9 canadienne d\u2019hypoth\u00e8ques et de logement: <\/p>\n
http:\/\/www.cmhc.ca\/en\/hofi clincl\/moloin\/rean\/rean_017.cfm \u00bb<\/p>\n
soYeZ
\nVIgIlANts,<\/p>\n
soYeZ
\nDIlIgeNts.<\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 17click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
http:\/\/mortgageconsumer.org\/how-to-prevent-and-protect-yourself-from-mortgage-fraud
\nhttp:\/\/www.canadaguaranty.ca\/lenders\/mortgage-fraud-prevention\/
\nhttp:\/\/www.cmhc-schl.gc.ca\/fr\/co\/aclo\/plgeprhy\/plgeprhy_004.cfm
\nhttp:\/\/www.competitionbureau.gc.ca\/eic\/site\/cb-bc.nsf\/eng\/h_00122.html
\nhttp:\/\/www.fcac-acfc.gc.ca\/eng\/media\/pressrelease\/posting-eng.asp?postingId=310
\nhttp:\/\/investor.genworthmicanada.ca\/English\/site-tools\/information-safety\/default.aspx
\nhttp:\/\/www.rcmp-grc.gc.ca\/scams-fraudes\/month-mois-eng.htm
\nhttp:\/\/www.rcmp-grc.gc.ca\/news-nouvelles\/2012\/03-01-frau-fra.htm
\nhttp:\/\/www.cmhc.ca\/en\/hoficlinc\/moloin\/rean\/rean_017.cfm<\/p>\n
requiring hypothetical conditions and extraordinary assumptions.
\nFurther to this premise, in circumstances involving fi nancial
\ndistress, the party being forced to sell may be an unwilling seller,
\nhence creating circumstances where the seller is in a disadvantaged
\nbargaining position contrary to the willing buyer\/willing seller
\nconcept.<\/p>\n
Th e most common hypothetical conditions and extraordinary
\nassumptions arise from the requirement that the property be sold
\nwithin an unusually short period, thereby limiting reasonable market
\nexposure and recognizing the specifi c needs of a party other than <\/p>\n
the property owner. In these
\ncircumstances, proper marketing
\nmay not be possible.<\/p>\n
Th e term \u2018forced sale value\u2019
\nis loosely used. Th ere is no
\nrecognized defi nition, however,
\n\u2018liquidation value\u2019 and \u2018distress
\nsale\u2019 are generally synonymous
\nwith the concept of forced sale,
\nwhereby all imply a reduced sale <\/p>\n
period and a compulsion to sell.
\nDealing with requests for forced sale valuations can be tricky. <\/p>\n
Care must be taken to fi rst have clear terms of reference with the
\nclient and second to create a report that does not have misleading
\ncontent or results, or appear to favour the client. Initial discussions
\nshould include an understanding of the objectives of the client and
\nreasons why a forced sale value is required. In this regard, it is wise
\nto have an agreement specifi cally identifying the proposed marketing <\/p>\n
r equests for appraisals with the estimated value to be based on a \u2018forced sale\u2019 premise are common. Th ese requests are usually to
\nassume a shorter than typical marketing
\nperiod, sometimes with limited marketing
\neff orts. Although these tend to occur more <\/p>\n
often in declining real estate markets, they can arise for a number
\nof reasons.<\/p>\n
Situations involving property owners wishing to sell quickly
\nfor reasons of fi nancial distress,
\nto satisfy a legal claim, or simply
\nto liquidate in order to move can
\nresult in a request to provide a
\nforced sale valuation. However,
\ntypical requests are generally from
\nlenders undertaking a foreclosure
\naction or seeking a court ordered
\nsale. In these situations, the
\nobjective may be recovery of an
\noutstanding mortgage balance rather than obtaining market value,
\navoiding loss in value during a declining market, limiting further
\nloss and mitigating additional costs associated with a prolonged
\nmarketing period, or all of these.<\/p>\n
It is important to understand that, despite these diff erences in
\ncomparison to an unconstrained market value appraisal, valuation
\nprinciples and market value remain fundamental. Th e term \u2018forced
\nsale value\u2019 is not a concept separate from market value, but it simply
\nimplies a form of marketing conditions that are less favourable to the
\nseller than those set out in the defi nition of market value and usually <\/p>\n
The request for
\na \u2018forced sale\u2019
\nvaluation
\nBy Iain Hyslop, AACI, P. App
\nVolunteer Chair, Standards Sub-Committee<\/p>\n
\u2018Forced sale value\u2019 is not a concept separate from
\nmarket value, but it simply implies a form of
\nmarketing conditions that are less favourable to
\nthe seller than those set out in the defi nition of
\nmarket value and usually requiring hypothetical
\nconditions and extraordinary assumptions. <\/p>\n
[continued on page 20]<\/p>\n
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canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 201318<\/p>\n
l es demandes d\u2019\u00e9valuation o\u00f9 la valeur estim\u00e9e repose sur la pr\u00e9misse d\u2019une \u00ab vente forc\u00e9e \u00bb sont courantes. Ces demandes
\nsupposent une p\u00e9riode de mise en march\u00e9
\nplus courte, parfois avec des eff orts de
\nmise en march\u00e9 limit\u00e9s. M\u00eame si elles <\/p>\n
tendent \u00e0 se produire plus souvent dans les march\u00e9s immobiliers
\n\u00e0 la baisse, elles peuvent se produire pour un certain nombre de
\nraisons.<\/p>\n
Les cas o\u00f9 les propri\u00e9taires
\nsouhaitent vendre rapidement pour
\nsurmonter des diffi cult\u00e9s fi nanci\u00e8res,
\ns\u2019acquitter d\u2019une r\u00e9clamation fond\u00e9e
\nen droit ou simplement liquider afi n
\nde d\u00e9m\u00e9nager peuvent entra\u00eener une
\ndemande d\u2019\u00e9valuation de \u00ab vente
\nforc\u00e9e \u00bb. Mais la demande typique
\nprovient en g\u00e9n\u00e9ral des pr\u00eateurs qui
\nentreprennent une action en forclu-
\nsion ou qui cherchent \u00e0 obtenir une
\nvente ordonn\u00e9e par la cour. Dans ces
\nsituations, l\u2019objectif peut \u00eatre de recouvrer l\u2019encours d\u2019une hypoth\u00e8que
\nplut\u00f4t qu\u2019obtenir une valeur marchande, \u00e9viter une perte de valeur dans
\nun march\u00e9 en d\u00e9clin, limiter d\u2019autres pertes et r\u00e9duire les co\u00fbts addi-
\ntionnels associ\u00e9s \u00e0 une p\u00e9riode de mise en march\u00e9 prolong\u00e9e, ou toutes
\nces choses \u00e0 la fois.<\/p>\n
Il faut comprendre que malgr\u00e9 ces diff \u00e9rences par rapport \u00e0
\nl\u2019estimation de la valeur dans un march\u00e9 sans contraintes, les principes
\nd\u2019\u00e9valuation et de la valeur marchande demeurent fondamentaux. Le <\/p>\n
terme \u00ab valeur de vente forc\u00e9e \u00bb n\u2019est pas une notion distincte de la
\nvaleur marchande, mais suppose simplement un ensemble de conditions
\nde mise en march\u00e9 moins favorables pour le vendeur que celles d\u00e9crites
\ndans la d\u00e9fi nition de la valeur marchande et n\u00e9cessitant g\u00e9n\u00e9ralement
\ndes conditions hypoth\u00e9tiques et des hypoth\u00e8ses extraordinaires. En plus
\nde cette pr\u00e9misse, dans les situations de diffi cult\u00e9s fi nanci\u00e8res, la partie
\n\u00ab forc\u00e9e de vendre \u00bb peut \u00eatre un vendeur r\u00e9ticent, cr\u00e9ant des circon-
\nstances o\u00f9 il se retrouve en position de n\u00e9gociation aff aiblie, contraire-
\nment \u00e0 la notion d\u2019acheteur\/vendeur consentant.<\/p>\n
Les conditions hypoth\u00e9tiques et hypoth\u00e8ses extraordinaires les plus
\ncourantes d\u00e9coulent de l\u2019exigence
\nvoulant que la propri\u00e9t\u00e9 soit vendue
\ndurant une p\u00e9riode inhabituellement
\ncourte, limitant par cons\u00e9quent
\nl\u2019exposition raisonnable au march\u00e9 et
\nreconnaissant les besoins particuliers
\nd\u2019une partie autre que le propri\u00e9-
\ntaire. Dans ces situations, la mise
\nen march\u00e9 ad\u00e9quate peut se r\u00e9v\u00e9ler
\nimpossible.<\/p>\n
Le terme \u00ab valeur de vente
\nforc\u00e9e \u00bb est utilis\u00e9 librement. Il <\/p>\n
n\u2019existe pas de d\u00e9fi nition reconnue, mais les termes \u00ab valeur de liquida-
\ntion \u00bb et \u00ab vente sur saisie-gagerie \u00bb \u00e9quivalent habituellement \u00e0 une
\noption de vente forc\u00e9e o\u00f9 tout suppose une p\u00e9riode de vente r\u00e9duite et
\nune compulsion \u00e0 vendre.<\/p>\n
Traiter les demandes d\u2019\u00e9valuation de vente forc\u00e9e peut \u00eatre d\u00e9licat.
\nOn doit d\u00e9fi nir clairement les param\u00e8tres avec le client, puis r\u00e9diger
\nun rapport dont le contenu ou les r\u00e9sultats ne seront pas trompeurs ou
\nqui semble favoriser le client. Les discussions initiales doivent inclure <\/p>\n
la demande
\nd\u2019\u00e9valuation de
\n\u00ab vente forc\u00e9e \u00bb
\nPar Iain Hyslop, AACI, P. App
\nB\u00e9n\u00e9vole, Pr\u00e9sident du sous-comit\u00e9 sur les normes<\/p>\n
le terme \u00ab valeur de vente forc\u00e9e \u00bb n\u2019est pas une
\nnotion distincte de la valeur marchande, mais
\nsuppose simplement un ensemble de conditions
\nde mise en march\u00e9 moins favorables pour le
\nvendeur que celles d\u00e9crites dans la d\u00e9fi nition de
\nla valeur marchande et n\u00e9cessitant g\u00e9n\u00e9ralement
\ndes conditions hypoth\u00e9tiques et des hypoth\u00e8ses
\nextraordinaires.<\/p>\n
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\nTAblE OF cOnTEnTS<\/p>\n
une compr\u00e9hension des objectifs du client et des raisons qui le forcent \u00e0
\ndemander une valeur de vente forc\u00e9e. \u00c0 cet \u00e9gard, il est sage de s\u2019entendre
\npour sp\u00e9cifier exactement la p\u00e9riode de mise en march\u00e9 propos\u00e9e sur
\nlaquelle doit reposer l\u2019estimation de la valeur. M\u00eame pour une \u00e9valuation
\nde vente forc\u00e9e, la p\u00e9riode de mise en march\u00e9 propos\u00e9e doit \u00eatre raison-
\nnable.<\/p>\n
L\u2019envergure du travail doit appara\u00eetre clairement dans le rapport, qui
\ndoit comporter une discussion ad\u00e9quate de la valeur marchande et montrer
\ncomment les circonstances de vente suppos\u00e9es dans le rapport diff\u00e8rent
\ndes conditions r\u00e9elles, avec les raisons de la vente forc\u00e9e propos\u00e9e. Une
\nd\u00e9claration audacieuse \u00e0 l\u2019effet que la valeur rapport\u00e9e n\u2019est pas la valeur
\nmarchande serait utile. La note de pratique 12.16.6 des NUPPEC stipule :
\n\u00ab Un travail d\u2019\u00e9valuation portant sur l\u2019estimation d\u2019une valeur distincte de
\nla valeur marchande pourrait \u00eatre trompeur s\u2019il est pr\u00e9par\u00e9 isol\u00e9ment sans
\ntenir compte de la valeur marchande. \u00bb<\/p>\n
En ce qui touche le processus d\u2019\u00e9valuation, la m\u00e9thodologie appropri\u00e9e
\ndoit commencer par une estimation de la valeur marchande en conditions
\nnormales. Un ajustement peut \u00eatre \u00e9labor\u00e9 selon les conditions qui pr\u00e9va-
\nlent sur le march\u00e9, y compris le nombre de propri\u00e9t\u00e9s concurrentielles ins-
\ncrites pour la vente, la dur\u00e9e d\u2019exposition des inscriptions existantes sur le
\nmarch\u00e9, les tendances \u00e0 savoir si le nombre d\u2019inscriptions concurrentielles
\naugmente ou diminue sur le march\u00e9 et si l\u2019on peut projeter l\u2019augmentation
\nou la r\u00e9duction des activit\u00e9s de vente. On peut se r\u00e9f\u00e9rer \u00e0 des transactions
\nqui ont eu lieu en situation de vente forc\u00e9e, mais il faut s\u2019en servir avec
\nprudence et apr\u00e8s les avoir \u00e9tudi\u00e9es attentivement.<\/p>\n
Ces types de contrats de service peuvent aussi \u00eatre difficiles \u00e0 ex\u00e9cuter si
\nla propri\u00e9t\u00e9 a \u00e9t\u00e9 n\u00e9glig\u00e9e ou si elle se d\u00e9t\u00e9riore.<\/p>\n
On doit bien r\u00e9fl\u00e9chir avant d\u2019accepter un mandat n\u00e9cessitant une
\n\u00e9valuation de vente forc\u00e9e. Toutes les limitations, hypoth\u00e8ses et d\u00e9clara-
\ntions visant la valeur marchande et les d\u00e9viations de la valeur marchande
\ndoivent \u00eatre communiqu\u00e9es clairement et de fa\u00e7on tr\u00e8s \u00e9vidente pour le
\nlecteur du rapport d\u2019\u00e9valuation.<\/p>\n
Reconnaissant que les \u00e9valuations pr\u00e9par\u00e9es sur la base de ces pr\u00e9misses
\nsont souvent soumises \u00e0 un tribunal et qu\u2019une valeur de vente forc\u00e9e pour-
\nrait sembler impartiale en faveur du vendeur par rapport au propri\u00e9taire, il
\nimporte encore plus que la justification et les conclusions d\u00e9crites dans le
\nrapport soient bien appuy\u00e9es.<\/p>\n
Ces types de mandats peuvent facilement soulever des probl\u00e8mes
\nimpr\u00e9vus, la claret\u00e9 dans tous les aspects du processus d\u2019\u00e9valuation, des
\ninstructions initiales jusqu\u2019\u00e0 l\u2019ach\u00e8vement du rapport, aidera \u00e9galement \u00e0
\nr\u00e9duire la possibilit\u00e9 d\u2019une r\u00e9clamation contre le Fonds d\u2019assurance respon-
\nsabilit\u00e9 professionnelle.<\/p>\n
Voici quelques r\u00e9f\u00e9rences importantes aux NUPPEC :
\nD\u00e9finition 2.58 \u2013 La valeur… Dans la pratique de l\u2019\u00e9valuation, la valeur <\/p>\n
doit toujours \u00eatre qualifi\u00e9e (valeur marchande, valeur de liquidation, valeur
\n\u00e0 titre d\u2019investissement, valeur locative, etc.).<\/p>\n
Norme d\u2019\u00e9valuation \u2013 R\u00e8gle 6.2.6 \u2013Pr\u00e9ciser la dur\u00e9e d\u2019exposition raison-
\nnable li\u00e9e \u00e0 une opinion sur la valeur marchande.<\/p>\n
Norme d\u2019\u00e9valuation \u2013 Commentaire 7.7 \u2013 D\u00e9lai d\u2019exposition
\nNote de pratique 12.16 \u2013 Valeur
\nNote de pratique 12.20 \u2013 D\u00e9lai d\u2019exposition
\nNote de pratique 12.31.2 \u2013 Hypoth\u00e8ses extraordinaires<\/p>\n
On invite \u00e9galement les membres \u00e0 se reporter au Bulletin de pr\u00e9vention
\ndes r\u00e9clamations sur les \u00e9valuations \u00ab pouvoir de vente \u00bb, dans la section
\ndes membres du site Web de l\u2019ICE. n<\/p>\n
period upon which the value estimate is to be based. Even for
\na forced sale valuation, the proposed marketing period must be
\nreasonable.<\/p>\n
Terms of reference should be clearly outlined in the report,
\nwith an adequate discussion of market value and how the selling
\ncircumstances as assumed in the report differ from actual
\nconditions, along with reasons for the proposed forced sale. A bold
\nstatement to the effect that the reported value is not market value
\nwould be advisable. CUSPAP practice note 12.16.6 states, \u201cAn
\nappraisal assignment for an estimate of value other than market
\nvalue could be misleading if prepared in isolation without reference
\nto market value.\u201d<\/p>\n
With respect to the valuation process, appropriate methodology
\nshould start with an estimate of market value based upon normal
\ncircumstances. A discount factor can be developed on the basis of
\nprevailing market conditions including the extent of competitive
\nproperties listed for sale, the length of market exposure of existing
\nlistings, trends in terms of whether the number of competitive
\nlistings are increasing or declining, and whether sales activity can
\nbe projected to be increasing or decreasing. Reference can be made
\nto transactions that occurred under forced sale circumstances,
\nhowever, these should be used with caution and thoroughly
\ninvestigated.<\/p>\n
These types of assignments can also be challenging if the
\nproperty has been neglected or is deteriorating.<\/p>\n
Assignments requiring forced sale valuations must be considered
\ncarefully before being accepted. All limitations, assumptions and
\nstatements regarding market value and deviations from market
\nvalue should be communicated clearly and be readily evident to any
\nreader of the appraisal report.<\/p>\n
Recognizing that valuations prepared on this basis are often
\nsubmitted to court, and that a forced sale value could appear to
\nbe biased in favour of the seller over the property owner, it is even
\nmore important that reasoning and conclusions outlined in the
\nreport be well supported. <\/p>\n
These types of assignments can easily present unforeseen
\nproblems, hence, clarity in all aspects of the appraisal process from
\ninitial instructions to completion of the report will also help to
\nreduce the possibility of a claim against the Professional Liability
\nInsurance Fund.<\/p>\n
Important CUSPAP references are as follows:
\nDefinition 2.58 \u2013 Value\u2026In appraisal practice value must <\/p>\n
always be qualified, e.g. \u2013 market value, liquidation value,
\ninvestment value, rental value.<\/p>\n
Appraisal Standards Rule 6.2.6 \u2013 Provide an analysis of
\nreasonable exposure time limited to a market value opinion.<\/p>\n
Appraisal Standards Comment 7.7 \u2013 Exposure time
\nPractice Note 12.16 \u2013 Value
\nPractice Note 12.20 \u2013 Exposure time
\nPractice Note 12.31.2 \u2013 Extraordinary assumptions<\/p>\n
Members are also encouraged to refer to the Claims Prevention
\nBulletin on Power of Sale Appraisals in the Members Section of the
\nAIC website. n<\/p>\n
[continued from page 18]Forced Sale<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201320<\/p>\n
Experience In Motion flowserve.comBooth #3 in Exhibit HallWHAT\u2019S YOUR BUSINESS WORTH?
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\nValuators, U.S. valuators, AIC real property and ASA machinery and equipment
\nappraisers who will deliver independent, concise and industry specifi c valuations to
\nmake critical decisions with confi dence.<\/p>\n
Contact Chris Perret, B.Comm, AACI at 1.877.500.0786 or chris.perret@mnp.ca.<\/p>\n
MNPvaluations.ca<\/p>\n
www.mnpvaluations.ca
\nmailto:chris.perret@mnp.ca<\/p>\n
are you a
\n\u2018REASONABLE
\nAPPRAISER?\u2019
\nb y d A v i d b A b i n E A U , A A c i , p . A p p , F E l l O w
\nv olun t eer, a ppe a l sub-commi t t ee<\/p>\n
a search for the phrase \u2018how to be a reasonable appraiser\u2019 on Google will get over 3,000,000 results in about half a minute. However, the
\nfi rst result is a link to the 2012 version of the
\nCanadian Uniform Standards of Professional
\nAppraisal Practice (CUSPAP). After reading this
\narticle, I believe you will agree that the CUSPAP
\nprovides Appraisal Institute of Canada (AIC)
\nmembers with the fi rst step on the path to
\nbecoming a reasonable appraiser. Th e concept of
\nthe reasonable appraiser was introduced to our
\nmembership in the fi rst version of the CUSPAP,
\nwhich came into eff ect on January 1, 2001. It
\ncontained a defi nition of reasonable appraiser as
\nfollows:<\/p>\n
REASONABLE APPRAISER: one who
\nmaintains a level of performance that would
\nbe acceptable to the professional practice peer
\ngroup. <\/p>\n
In an attempt to provide clarity on this issue,
\nthe defi nition of \u2018reasonable appraiser\u2019 was
\namended and is included in the 2012 version <\/p>\n
of the CUSPAP as follows:
\nDefinition 2.50 – REASONABLE
\nAPPRAISER: means an appraiser that
\nprovides appraisal, appraisal review and
\nconsulting services within an acceptable
\nstandard of skill and expertise, and
\nbased on rational assumptions. <\/p>\n
Th e phrase reasonable appraiser is at the
\ncore of our Standards. It is the test of record
\nin professional practice matters and has
\nbeen referred to, either directly or indirectly,
\nin a number of court decisions. \u2018Reasonable
\nappraiser\u2019 (or \u2018reasonable appraisers\u2019) is cited
\nnumerous times in the current version of
\nthe CUSPAP as follows:<\/p>\n
Defi nition 2.3 – ACCEPTED
\nAPPRAISAL STANDARDS: this is a
\nlevel of professional practice qualifi cations
\nthat aff ect current appraisal teachings,
\nexperience and work performance that
\nreasonable appraisers would consider to
\nbe justifi ed.
\nSection 3.6.2 – Jurisdiction relates to the <\/p>\n
legal authority to legislate, apply or interpret
\nlaw at either the federal, provincial or local
\nlevels of government. It is misleading not to
\nidentify the part or parts disregarded and
\nthe legal authority justifying this action. In
\nevery case, it is ultimately the responsibility
\nof the appraiser and not the client or other
\nintended users, to determine whether the use
\nof jurisdictional exception is appropriate.
\nIt is unethical for a member to complete an
\nassignment that a reasonable appraiser
\ncould not support.
\nEthics Standard Rule 4.2.5 – to
\nknowingly complete an assignment that a
\nreasonable appraiser could not support;
\nAppraisal Standards \u2013 Comments
\n– 7.16.2 – In the process of collecting
\nand verifying relevant information, the
\nappraiser must perform this function in
\na manner consistent with reasonable
\nappraiser standards. All three approaches
\nrequire the collection of comparable
\ndata. Th e decision to inspect comparables <\/p>\n
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canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 201322<\/p>\n
and the extent of verification of data
\nwill be determined by the scope of the
\nassignment, but, in all cases, the appraiser
\nmust conform to reasonable appraiser
\nstandards.
\nAppraisal Standards \u2013 Comments
\n– 7.18.1 – Excluding any of the three
\ntraditional approaches to value that
\nwould be considered pertinent under
\nthe reasonable appraiser standard,
\nconstitutes an Extraordinary Limiting
\nCondition that requires disclosure with
\nreasoning. The exclusion of a relevant
\napproach must not result in a report that is
\nmisleading.
\nAppraisal Standards \u2013 Comments –
\n7.19.1 – Reasoning requires the logical
\nreview, analyses and interpretation of the
\ndata in a manner that would support the
\nconclusion, not mislead the reader and be
\nto a level consistent with the reasonable
\nappraiser standard.
\nReview Standard \u2013 Comments – 9.1.2
\n– The function of reviewing an appraisal
\nrequires the preparation of a separate
\nreview report by an appraiser performing
\nthe review, setting forth the results of the
\nreview process. Appraisers must take steps
\nmeeting the reasonable appraiser test
\nto protect the integrity of transmitted
\nreports, including a digital signature
\nsecurity feature for reports transmitted
\nelectronically.
\nConsulting Standard \u2013 Comments
\n– 11.2.2 – Appraisers must take steps
\nmeeting the reasonable appraiser test
\nto protect the integrity of transmitted
\nreports, including a digital signature
\nsecurity feature for reports transmitted
\nelectronically.
\nPractice Notes \u2013 12.17.1 – Scope
\nof Work – Refers to the due diligence
\nundertaken by the appraiser including
\nthe terms of reference from the client\u2026
\nThe Scope Section of the report should
\nreflect the circumstances of each particular
\nassignment. An appraiser must have
\nsound reasons to support the scope of work
\ndecisions, and must be prepared to support
\nthe decision to exclude any information or
\nprocedure that would appear to be relevant
\nto the client, an intended user or the <\/p>\n
reasonable appraiser.
\nPractice Notes \u2013 12.40.1 –
\nResponsibility – Significant participation
\nand significant professional assistance are
\nterms that are best delineated through the
\nreasonable appraiser test.
\nPractice Notes \u2013 12.39 – Agreement for
\nSale\/Option\/Listing\/Prior Sales – In the
\nanalysis of the sales history of the subject
\nproperty, a member must exercise due
\ndiligence, but, this need not necessarily
\ninclude a search of the public record. The
\nnecessity for a search of the public record
\nwill depend on the nature and scope of the
\nassignment, according to the reasonable
\nappraiser standard.<\/p>\n
As previously mentioned, the reasonable
\nappraiser standard is the test of record in
\nprofessional practice matters. Quoting
\nfrom Section 5.22.1 of the Consolidated
\nRegulations of the Appraisal Institute of
\nCanada (July 2012):<\/p>\n
The standard of review to be applied
\nwhen considering alleged breaches of the
\nCUSPAP Ethics, Appraisal, Review or
\nConsulting Rules and Comments, to be
\napplied is that of the reasonable appraiser.
\nThis means a reasonable appraiser is an
\nappraiser that provides appraisal, appraisal
\nreview and consulting services within an
\nacceptable standard of skill and expertise,
\nand based on rational assumptions.<\/p>\n
While Section 5.22.1 refers to the scope of
\na professional practice investigation, the
\nsame test will also apply in the adjudication
\nof any alleged breaches of the CUSPAP
\nEthics, Appraisal, Review or Consulting
\nRules and Comments. In other words, the
\nlevel of performance expected of a member
\nof the Appraisal Institute of Canada is that
\nof a \u2018reasonable appraiser\u2019 and for obvious
\nreasons pleading ignorance of the CUSPAP
\nis not a recommended defence.<\/p>\n
Also as previously mentioned, the
\nreasonable appraiser standard has been
\nreferred to, either directly or indirectly, in
\na number of court decisions. A quote from
\nthe decision in Kokanee Mortgage MIC Ltd.
\nv. Concord Appraisals Ltd. 2000 BCSC
\n[Kokanee] 1197 at para. 55, follows: <\/p>\n
\u2026real estate appraisal is a matter of
\njudgement and not a precise science. <\/p>\n
However\u2026a person relying on\u2026an
\nappraisal is\u2026entitled to expect that
\njudgement to be exercised within
\nacceptable standards of skill and
\nexpertise, and to be based on rational
\nassumptions.<\/p>\n
The emphasized words from the Kokanee
\ndecision formed the foundation for the
\nnew wording in the AIC\u2019s definition of a
\n\u2018reasonable appraiser\u2019 set out earlier in this
\narticle.<\/p>\n
Therefore, as both the AIC\u2019s Professional
\nPractice Committees and the courts expect
\nour members to provide their appraisal
\nservices within an acceptable standard of
\nskill and expertise, it would be logical to
\nconclude that at a minimum a reasonable
\nappraiser should take the time to become
\nvery familiar with the CUSPAP. Again,
\nthe CUSPAP can provide some of the best
\nadvice on how a reasonable appraiser should
\npractice. <\/p>\n
Some suggested best practices to ensure
\nyou act as a reasonable appraiser are as
\nfollows:
\n\u2022 Read the CUSPAP and use it as a <\/p>\n
reference document whenever you have a
\nquestion regarding best practices. If you
\ndownload the CUSPAP in PDF format,
\nyou can leave a copy on your desktop
\nand search for a word or phrase in the
\ndocument at a moment\u2019s notice \u2013 it will
\nbe time well spent. In particular, the
\nComments and the Practice Notes, which
\nwere written by our peers, provide some
\nof the best advice on how a reasonable
\nappraiser should practice. The Comments
\nand the Practice Notes will be amended
\nand added to over time in response to
\nemerging issues, so review them on a
\nperiodic basis.<\/p>\n
\u2022 In addition to the CUSPAP, review
\nother publications that are available on
\nthe AIC website such as the Professional
\nExcellence Bulletins (formerly known as
\nthe Claims Prevention Bulletins). They
\nprovide excellent advice and guidance on
\nhow the reasonable appraiser should treat
\na number of real life appraisal problems.
\nFor example, there are bulletins on <\/p>\n
[Continued on page 26]<\/p>\n
REASONABLE APPRAISER: one who maintains a level
\nof performanCe that would be aCCeptable to the <\/p>\n
professional praCtiCe peer group. <\/p>\n
Volume 57 | Book 1 \/ Tome 1 | 2013 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 23Click here to return to
\nTable of ConTenTs<\/p>\n
groupe de pairs au sein de leur pratique
\nprofessionnelle.<\/p>\n
Afi n de clarifi er la question, la d\u00e9fi nition
\nd\u2019un \u00ab \u00e9valuateur raisonnable \u00bb a \u00e9t\u00e9
\nmodifi \u00e9e et appara\u00eet dans la version 2012
\ndes NUPPEC, comme suit :<\/p>\n
D\u00e9fi nition 2.50 – \u00c9VALUATEUR
\nRAISONNABLE : signifi e un \u00e9valuateur
\nqui fournit des services d\u2019 \u00e9valuation,
\nd\u2019examen d\u2019 \u00e9valuation et de consultation
\nfond\u00e9s sur des hypoth\u00e8ses rationnelles et
\nselon une expertise et une comp\u00e9tence
\nacceptables.<\/p>\n
Le terme \u00ab \u00e9valuateur raisonnable \u00bb est
\nau c\u0153ur de nos Normes. C\u2019est le test de
\nr\u00e9f\u00e9rence pour les questions touchant la
\npratique professionnelle que l\u2019on a invoqu\u00e9,
\ndirectement ou indirectement, dans de
\nnombreuses d\u00e9cisions juridiques.<\/p>\n
\u00ab \u00c9valuateur raisonnable \u00bb (ou
\n\u00ab \u00e9valuateurs raisonnables \u00bb) appara\u00eet
\nplusieurs fois dans la pr\u00e9sente version des
\nNUPPEC, comme suit :<\/p>\n
D\u00e9fi nition 2.3 – NORMES
\nG\u00c9N\u00c9RALEMENT RECONNUES EN
\nMATI\u00c8RE D\u2019\u00c9VALUATION : il s\u2019agit
\ndu niveau de qualifi cations en mati\u00e8re
\nde pratique professionnelle qui touchent
\nles enseignements, l\u2019exp\u00e9rience et le
\nrendement professionnel actuels que des
\n\u00e9valuateurs raisonnables estimeraient
\njustifi \u00e9s.
\nParagraphe 3.6.2 – La question de
\njuridiction est li\u00e9e \u00e0 la base juridique
\npermettant de l\u00e9gif\u00e9rer, d\u2019appliquer ou
\nd\u2019 interpr\u00e9ter les lois f\u00e9d\u00e9rales, provinciales
\nou municipales. Il serait trompeur de
\nne pas signaler la (les) partie(s) faisant
\nl\u2019objet d\u2019une exception juridictionnelle
\net la base juridique sur laquelle cette
\nexception repose. Dans chaque cas, il
\nincombe \u00e0 l\u2019 \u00e9valuateur et non au client
\nou \u00e0 tout autre utilisateur pr\u00e9vu de
\nd\u00e9terminer si l\u2019utilisation d\u2019une exception
\njuridictionnelle est appropri\u00e9e. Il est
\ncontraire \u00e0 l\u2019 \u00e9thique pour un membre <\/p>\n
\u00cates-vous un
\n\u00ab \u00c9VALUATEUR
\nRAISONNABLE \u00bb ?
\np A R d A v i d b A b i n E A U , A A c i , p . A p p , F E l l O w
\nb\u00c9n\u00c9 v ol e , s ous -comi t \u00c9 de s a ppel s<\/p>\n
u
\nne recherche de la phrase \u00ab how
\nto be a reasonable appraiser \u00bb
\n[comment \u00eatre un \u00e9valuateur
\nraisonnable] sur Google donnera <\/p>\n
environ 3 000 000 de r\u00e9sultats en une
\ndemi-seconde. Cependant, le premier
\nr\u00e9sultat est un lien vers la version 2012
\ndes Normes uniformes de pratique
\nprofessionnelle en mati\u00e8re d\u2019\u00e9valuation
\nau Canada (NUPPEC). Apr\u00e8s avoir
\nlu le pr\u00e9sent article, je pense que vous
\nconviendrez avec moi que les NUPPEC
\nservent, pour les membres de l\u2019ICE,
\nde premi\u00e8re \u00e9tape pour devenir des
\n\u00e9valuateurs raisonnables. La notion de l\u2019\u00ab
\n\u00e9valuateur raisonnable \u00bb a \u00e9t\u00e9 pr\u00e9sent\u00e9e \u00e0
\nnos membres dans la premi\u00e8re version des
\nNUPPEC, entr\u00e9e en vigueur le 1er janvier
\n2001. Elle contenait la d\u00e9fi nition suivante
\nd\u2019un \u00ab \u00e9valuateur raisonnable \u00bb :<\/p>\n
\u00c9VALUATEUR RAISONNABLE :
\npersonne qui maintient un niveau de
\nrendement qui serait acceptable \u00e0 son <\/p>\n
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de compl\u00e9ter un travail qui ne peut \u00eatre
\nappuy\u00e9 par un \u00e9valuateur raisonnable.
\nR\u00e8gle de norme d\u2019\u00e9thique 4.2.5 – de
\nproduire sciemment un contrat de service
\nque des \u00e9valuateurs raisonnables ne
\npourraient pas appuyer;
\nNorme d\u2019\u00e9valuation \u2013 Commentaires
\n– 7.16.2 – Lorsqu\u2019 il recueille et v\u00e9rifie les
\ninformations pertinentes, l\u2019 \u00e9valuateur
\ndoit le faire de fa\u00e7on conforme \u00e0 la norme
\nrelative \u00e0 l\u2019\u00ab \u00e9valuateur raisonnable \u00bb.
\nLes trois m\u00e9thodes exigent la collecte
\nde donn\u00e9es comparables. La d\u00e9cision
\nrelative \u00e0 la pertinence d\u2019 \u00e9tudier les
\ndonn\u00e9es comparables et de v\u00e9rifier les
\ndonn\u00e9es d\u00e9pendra de la port\u00e9e du contrat
\nde service. Dans tous les cas, toutefois,
\nl\u2019 \u00e9valuateur doit se conformer \u00e0 la norme
\nrelative \u00e0 l\u2019\u00ab \u00e9valuateur raisonnable \u00bb.
\nNorme d\u2019\u00e9valuation \u2013 Commentaires
\n– 7.18.1 – L\u2019exclusion de l\u2019une quelconque
\ndes trois m\u00e9thodes traditionnelles
\nd\u2019estimation de la valeur marchande
\nqui serait consid\u00e9r\u00e9e comme pertinente
\nen vertu de la norme relative \u00e0
\nl\u2019\u00ab \u00e9valuateur raisonnable \u00bb constitue
\nune condition limitative exceptionnelle
\nqui doit \u00eatre divulgu\u00e9e et justifi\u00e9e.
\nL\u2019exclusion d\u2019une m\u00e9thode pertinente ne
\ndoit pas rendre le rapport trompeur.
\nNorme d\u2019\u00e9valuation \u2013 Commentaires
\n– 7.19.1 – Il s\u2019agit de l\u2019examen, de
\nl\u2019analyse et de l\u2019 interpr\u00e9tation logique
\ndes donn\u00e9es d\u2019une fa\u00e7on qui appuie les
\nconclusions, n\u2019 induit pas le lecteur en
\nerreur et est conforme \u00e0 la norme relative
\n\u00e0 l\u2019\u00ab \u00e9valuateur raisonnable \u00bb .
\nNorme d\u2019examen \u2013 Commentaires
\n– 9.1.2 – L\u2019examen d\u2019une \u00e9valuation
\nrequiert la pr\u00e9paration d\u2019un rapport
\ns\u00e9par\u00e9 d\u2019examen par l\u2019 \u00e9valuateur
\nresponsable de mener l\u2019examen et dans
\nlequel seront d\u00e9crits les r\u00e9sultats du
\nprocessus d\u2019examen. Les \u00e9valuateurs
\ndoivent prendre des mesures conformes
\nau test de \u00ab l\u2019\u00e9valuateur raisonnable \u00bb
\nafin de prot\u00e9ger l\u2019 int\u00e9grit\u00e9 des rapports
\ntransmis, y compris une signature
\nnum\u00e9rique comme mesure de s\u00e9curit\u00e9 pour
\nles rapports transmis \u00e9lectroniquement.
\nNorme de consultation \u2013
\nCommentaires – 11.2.2 – Les <\/p>\n
\u00e9valuateurs doivent prendre des mesures
\nconformes au test de \u00ab l\u2019\u00e9valuateur
\nraisonnable \u00bb afin de prot\u00e9ger l\u2019 int\u00e9grit\u00e9
\ndes rapports transmis, y compris une
\nsignature num\u00e9rique comme mesure
\nde s\u00e9curit\u00e9 pour les rapports transmis
\n\u00e9lectroniquement.
\nNotes sur la pratique \u2013 12.17.1 –
\nEnvergure du travail – Il s\u2019agit de la
\ndiligence raisonnable dont fait preuve
\nl\u2019 \u00e9valuateur et du mandat re\u00e7u du
\nclient\u2026 la section du rapport relative \u00e0
\nl\u2019 \u00e9tendue des travaux doit tenir compte
\ndes circonstances de chaque affectation
\nen particulier. L\u2019 \u00e9valuateur doit avoir de
\nbonnes raisons pour justifier ses d\u00e9cisions
\nsur l\u2019 \u00e9tendue des travaux et doit \u00eatre
\npr\u00eat \u00e0 justifier la d\u00e9cision d\u2019exclure des
\nrenseignements ou des proc\u00e9dures qui
\nsembleraient pertinents pour le client,
\nun utilisateur pr\u00e9vu ou l\u2019\u00ab \u00e9valuateur
\nraisonnable \u00bb .
\nNotes sur la pratique \u2013 12.40.1
\n– Responsabilit\u00e9 – Le test de
\nl\u2019\u00ab \u00e9valuateur raisonnable \u00bb permet
\nle mieux de d\u00e9finir les conditions se
\nrapportant \u00e0 la participation et \u00e0 l\u2019aide
\nprofessionnelle importantes.
\nNotes sur la pratique \u2013 12.39 – Accord
\nde vente, option, inscription, et
\nop\u00e9rations ant\u00e9rieures de ventes –
\nLors de l\u2019analyse de l\u2019 historique de ventes
\ndu bien vis\u00e9, le membre doit proc\u00e9der
\n\u00e0 une v\u00e9rification au pr\u00e9alable, sans
\nqu\u2019une v\u00e9rification des dossiers publics
\nsoit n\u00e9cessaire. La n\u00e9cessit\u00e9 d\u2019une telle
\nv\u00e9rification d\u00e9pendra de la nature et de la
\nport\u00e9e de l\u2019affectation, selon la norme de
\nl\u2019\u00e9valuation raisonnable de la r\u00e9gion
\no\u00f9 est situ\u00e9 le bien vis\u00e9.<\/p>\n
Comme nous l\u2019avons d\u00e9j\u00e0 mentionn\u00e9, la
\nnorme de l\u2019 \u00ab \u00e9valuateur raisonnable \u00bb
\nest le test de r\u00e9f\u00e9rence pour les questions
\ntouchant la pratique professionnelle. Citons
\nl\u2019alin\u00e9a 5.22.1 des R\u00e8glements consolid\u00e9s
\nde l\u2019Institut canadien des \u00e9valuateurs
\n(juillet 2012) :<\/p>\n
Lors d\u2019all\u00e9gations d\u2019 infractions aux
\nr\u00e8gles et commentaires des NORMES
\nrelativement aux services d\u2019 \u00e9valuation,
\nd\u2019examen et de consultation, la norme qui
\ns\u2019appliquera relativement aux activit\u00e9s <\/p>\n
d\u2019examen est celle d\u2019un \u00ab \u00e9valuateur
\nraisonnable \u00bb. Un \u00e9valuateur
\nraisonnable est celui qui fournit des
\nservices d\u2019 \u00e9valuation, d\u2019examen des
\n\u00e9valuations et de consultation fond\u00e9s
\nsur des hypoth\u00e8ses rationnelles et dont le
\nniveau de comp\u00e9tence et d\u2019expertise est
\nacceptable.<\/p>\n
Alors que l\u2019ali\u00e9na 5.22.1 \u00e9voque la port\u00e9e
\nd\u2019un examen de la pratique professionnelle,
\nle m\u00eame test s\u2019appliquera \u00e9galement \u00e0
\nl\u2019adjudication de toute infraction aux
\nr\u00e8gles et commentaires des NORMES
\nrelativement aux services d\u2019\u00e9valuation,
\nd\u2019examen et de consultation. Autrement
\ndit, le niveau de rendement attendu
\nd\u2019un membre de l\u2019Institut canadien
\ndes \u00e9valuateurs (ICE) est celui d\u2019un
\n\u00ab \u00e9valuateur raisonnable \u00bb et, pour des
\nraisons \u00e9videntes, plaider l\u2019ignorance
\ndes NUPPEC n\u2019est pas une d\u00e9fense
\nrecommand\u00e9e.<\/p>\n
Comme nous l\u2019avons aussi d\u00e9j\u00e0
\nmentionn\u00e9, la norme de l\u2019\u00ab \u00e9valuateur
\nraisonnable \u00bb a \u00e9t\u00e9 invoqu\u00e9e, directement ou
\nindirectement, dans de nombreuses d\u00e9cisions
\njuridiques. Voici un extrait de la d\u00e9cision
\nrendue dans la cause Kokanee Mortgage
\nMIC Ltd. c. Concord Appraisals Ltd. 2000
\nBCSC [Kokanee] 1197 au para. 55 :<\/p>\n
\u2026 l\u2019 \u00e9valuation immobili\u00e8re est une
\nquestion de jugement et non une science
\nexacte. Toutefois… une personne comptant
\nsur… une \u00e9valuation est… en droit de
\ns\u2019attendre \u00e0 ce que ce jugement soit
\nexerc\u00e9 selon des normes acceptables
\nde comp\u00e9tence et d\u2019expertise, et
\nqu\u2019il s\u2019appuie sur des hypoth\u00e8ses
\nrationnelles.<\/p>\n
Les mots soulign\u00e9s dans la d\u00e9cision
\nKokanee constituent la fondation du
\nnouveau libell\u00e9 de la d\u00e9finition de l\u2019ICE
\nvisant un \u00ab \u00e9valuateur raisonnable \u00bb d\u00e9crite
\nplus haut dans cet article.<\/p>\n
Par cons\u00e9quent, comme les comit\u00e9s
\nsur la pratique professionnelle de l\u2019ICE
\nautant que les tribunaux s\u2019attendent \u00e0 ce
\nque nos membres fournissent leurs services
\nd\u2019\u00e9valuation selon des normes acceptables
\nde comp\u00e9tence et d\u2019expertise, il serait
\nlogique de conclure qu\u2019\u00e0 tout le moins,
\nun \u00ab \u00e9valuateur raisonnable \u00bb doit prendre <\/p>\n
\u00c9VALUATEUR RAISONNABLE : personne qui maintient un
\nniveau de rendement qui serait aCCeptable \u00e0 son <\/p>\n
groupe de pairs au sein de leur pratique professionnelle.<\/p>\n
Volume 57 | Book 1 \/ Tome 1 | 2013 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 25Click here to return to
\nTable of ConTenTs<\/p>\n
le temps de bien se familiariser avec les
\nNUPPEC. Encore une fois, les NUPPEC
\npeuvent apporter certains des meilleurs
\nconseils sur la mani\u00e8re dont un \u00ab \u00e9valuateur
\nraisonnable \u00bb doit exercer sa profession.<\/p>\n
Voici quelques suggestions de pratiques
\nexemplaires pour vous assurer d\u2019agir
\ncomme un \u00ab \u00e9valuateur raisonnable \u00bb :
\n\u2022 Lisez les NUPPEC et utilisez-les <\/p>\n
comme document de r\u00e9f\u00e9rence
\nquand vous avez une question sur
\nles pratiques exemplaires. Si vous
\nt\u00e9l\u00e9chargez les NUPPEC en format
\nPDF, vous pouvez en laisser une copie
\nsur votre bureau et y chercher un mot
\nou une phrase \u00e0 tout moment \u2013 ce
\nsera du temps bien employ\u00e9. Plus
\nparticuli\u00e8rement, les Commentaires
\net les Notes sur la pratique, r\u00e9dig\u00e9s
\npar nos pairs, donnent certains des
\nmeilleurs conseils sur la mani\u00e8re dont
\nun \u00ab \u00e9valuateur raisonnable \u00bb doit
\nexercer sa profession. Les Commentaires
\net les Notes sur la pratique seront
\nmodifi\u00e9s et ajout\u00e9s au fil du temps
\npour refl\u00e9ter les nouveaux enjeux,
\nexaminez-les donc r\u00e9guli\u00e8rement.<\/p>\n
\u2022 Outre les NUPPEC, consultez
\nd\u2019autres publications disponibles
\ndans le site Web de l\u2019ICE, comme les
\nBulletins d\u2019excellence professionnelle
\n(anciennement appel\u00e9s Bulletins
\nsur la pr\u00e9vention des r\u00e9clamations).
\nIls donnent de pr\u00e9cieux conseils et
\ndirectives sur la fa\u00e7on dont un \u00ab
\n\u00e9valuateur raisonnable \u00bb doit aborder de
\nvrais probl\u00e8mes pos\u00e9s par l\u2019\u00e9valuation.
\nPar exemple, il existe des bulletins
\nexpliquant comment proc\u00e9der avec les
\nimmeubles partiellement compl\u00e9t\u00e9s,
\nles questions de conflit d\u2019int\u00e9r\u00eats et les
\n\u00e9valuations \u00ab pouvoir de vente \u00bb. Visitez
\nle site Web de l\u2019ICE pour obtenir la
\nliste compl\u00e8te des bulletins offerts.<\/p>\n
\u2022 Suivez l\u2019\u00e9volution de notre profession en
\nlisant la revue \u00c9valuation immobili\u00e8re
\nau Canada, la publication officielle de
\nl\u2019Institut canadien des \u00e9valuateurs.
\nElle propose de nombreux articles
\net chroniques qui vous donneront
\nde judicieux conseils et directives
\npour devenir un \u00ab \u00e9valuateur
\nraisonnable \u00bb. Par exemple, le dernier
\nnum\u00e9ro de la revue (volume 6, <\/p>\n
livre 4, 2012) pr\u00e9sente des articles
\nsur l\u2019examen des \u00e9valuations,
\nl\u2019\u00ab exception juridictionnelle \u00bb et
\nl\u2019examen par les pairs. Ce sont
\ntous des enjeux que doit conna\u00eetre
\nun \u00ab \u00e9valuateur raisonnable \u00bb.<\/p>\n
\u2022 Prenez le temps de lire les
\ncommuniqu\u00e9s et autres avis que
\nvous recevez de l\u2019ICE. M\u00eame si
\ncela semble difficile \u00e0 faire dans le
\nmonde exigeant o\u00f9 nous vivons, le
\ntemps investi sera bien employ\u00e9 si un
\narticle que vous lisez vous pr\u00e9vient
\nd\u2019un pi\u00e8ge possible ou vous offre la
\nsolution \u00e0 un probl\u00e8me frustrant.
\nC\u2019est la voie de la prudence que doit
\nsuivre un \u00ab \u00e9valuateur raisonnable \u00bb.<\/p>\n
En r\u00e9sum\u00e9, il nous appartient en tant que
\nprofessionnels de conserver un niveau
\nde comp\u00e9tence et d\u2019expertise qui serait
\nacceptable tant pour nos pairs que pour
\nle grand public. J\u2019esp\u00e8re que le pr\u00e9sent
\narticle a bien d\u00e9montr\u00e9 qu\u2019une meilleure
\ncompr\u00e9hension des NUPPEC doit
\n\u00eatre la premi\u00e8re \u00e9tape dans l\u2019entretien
\nprogramm\u00e9 de votre r\u00e9putation en tant
\nqu\u2019\u00ab \u00e9valuateur raisonnable \u00bb. u<\/p>\n
how to deal with partially completed
\nbuildings, conflict of interest issues and
\nPower of Sale appraisals. For a complete
\nlist of bulletins, visit the AIC website.<\/p>\n
\u2022 Keep up to date with developments in
\nour profession by reading the Canadian
\nProperty Valuation magazine, the official
\npublication of the AIC. This magazine
\ncontains a number of columns and
\narticles that will provide sound advice
\nand guidance to the reasonable appraiser.
\nFor example, in the last issue of the <\/p>\n
magazine (Volume 6, Book 4, 2012),
\nthere were articles dealing with appraisal
\nreview, jurisdictional exception and peer
\nreview. These are all issues of which the
\nreasonable appraiser should be aware.<\/p>\n
\u2022 Take the time to read the Communiqu\u00e9s
\nand other notices you receive from the
\nAIC. While this may appear difficult
\nto do in the demanding world we live
\nin, the time invested will be well spent
\nif something you read alerts you to a
\npotential pitfall or if it provides you <\/p>\n
with a solution to a vexing problem.
\nThis is the prudent path that a
\nreasonable appraiser should follow.<\/p>\n
In summary, it is up to us as professionals
\nto maintain a level of skill and expertise
\nthat would be acceptable to both our
\npeers and the public at large. I hope
\nthis article has provided evidence
\nthat a better understanding of the
\nCUSPAP should be the first step in
\nthe scheduled maintenance of your
\nreputation as a reasonable appraiser. u<\/p>\n
are you a
\n\u2018REASONABLE APPRAISER?\u2019<\/p>\n
\u00cates-vous un
\n\u00ab \u00c9VALUATEUR RAISONNABLE \u00bb ?<\/p>\n
C O N T I N U E d f R O m
\nPA g E 2 1<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201326<\/p>\n
UBC Real Estate Division <\/p>\n
Professional Development Courses www.realestate.ubc.ca <\/p>\n
Contact Us
\n Toll-free: 1.877.775.7733 Email: cpd@realestate.sauder.ubc.ca
\n Fax: 604.822.1900 Web: www.realestate.ubc.ca<\/p>\n
the UnIversIty of brItIsh ColUmbIa<\/p>\n
Topics offered include:<\/p>\n
\u2022 Valuing Green Properties: Residential and Commercial
\n \u2022 Financial Reporting: Real Property Appraisal and IFRS
\n \u2022 Requests for Proposals (RFPs) \u2013 Winning Strategies
\n \u2022 Exposure & Marketing Time: Valuation Impacts
\n \u2022 Adjustment Support in the Direct Comparison Approach
\n \u2022 Residential Appraisal Basics \/ Commercial Appraisal Basics
\n \u2022 Valuation of Property Impairments and Contamination
\n \u2022 Speciality Valuation: Agricultural, Multi-Family, Business <\/p>\n
Enterprise, Submerged Land, Hotel, Office, Seniors Facilities,
\nMachinery and Equipment Valuation <\/p>\n
\u2022 Creative Critical Thinking
\n \u2022 Decision Analysis
\n \u2022 Highest and Best Use Analysis
\n \u2022 Appraisal Review
\n \u2022 Lease Analysis
\n \u2022 Urban Infrastructure
\n \u2022 Expropriation Valuation<\/p>\n
Coming soon!
\n \u2022 Reserve Fund Study<\/p>\n
Today\u2019s successful real estate professional is creative, analytical, adaptable, and committed to lifelong
\nlearning. The Real Estate Division at UBC\u2019s Sauder School of Business offers a series of short online
\nprofessional development courses aimed at real estate practitioners\u2019 continuing education needs. <\/p>\n
All UBC Real Estate Division continuing professional development (CPD) courses are offered through
\ndistance education in self-study format or as a live online webinar. Completion of a CPD course
\nwill earn you a UBC award of completion, plus guaranteed credits towards the Appraisal Institute of
\nCanada\u2019s Continuing Professional Development (AIC CPD) requirements.<\/p>\n
To find out more, visit www.realestate.ubc.ca\/cpd<\/p>\n
\u00cates-vous un
\n\u00ab \u00c9VALUATEUR RAISONNABLE \u00bb ?<\/p>\n
http:\/\/www.realestate.ubc.ca
\nmailto:cpd@realestate.sauder.ubc.ca
\nhttp:\/\/www.realestate.ubc.ca
\nhttp:\/\/www.realestate.ubc.ca\/cpd<\/p>\n
economic outlook<\/p>\n
o ver the past year, Sheila Botting, Senior Practice Partner, Client Cabinet & National Leader, Deloitte Real Estate, has
\nsignificantly contributed to the discourse
\non productivity within the Canadian
\nmarketplace. Sheila takes a unique approach
\nand suggests that commercial real estate
\ncan be used as the catalyst to bridge the
\nproductivity gap in question.<\/p>\n
canada\u2019s productivity is
\ndeclining relative to the US
\nCanada\u2019s productivity, measured by the
\noutput per hour, has been widening com-
\npared with the US since 1981 and the gap
\ncurrently sits at 23%. Despite the many
\npositive trends, including Canada\u2019s steady
\npopulation and employment growth, com-
\npanies both large and small continue to lag
\nbehind their US counterparts. Ultimately,
\nthis gap will start to seriously affect Canada\u2019s
\nstandard of living and this does not bode
\nwell for the future. <\/p>\n
A Deloitte study found that small busi-
\nness owners in Canada rate themselves at
\n47% on the risk behaviour index compared
\nto 58% for small US companies. Yet, the
\nsmall firms, often labeled as \u2018gazelles,\u2019 that
\nrepresent 5% of all firms, create 43% of the
\njobs. \u201cIf these small business owners were
\nmotivated to undertake more investment and
\nrisk, they could create even more business
\nopportunities, prosperity and ultimately
\njobs,\u201d say Botting. \u201cJobs and business growth
\ndrive the demand for commercial and resi-
\ndential real estate.\u201d <\/p>\n
Other factors that contribute to the
\nwidening gap include a tendency for Cana-
\ndian businesses to shy away from competi-
\ntion, as evidenced by Canada\u2019s poor export
\nintensity compared to other parts of the
\nworld. Furthermore, Canada\u2019s investment in
\ninformation and communication technol-
\nogy lags in three key sectors: mining, oil and
\ngas, manufacturing (a proxy for industrial
\nspace), and the financial sector (a proxy for
\noffice space). The only exception is the retail
\nsector, where investment in information and
\ntechnology is translated into productivity.
\n\u201cIn retail, we are actually outperforming the
\nUS,\u201d says Botting. <\/p>\n
Online shopping will
\nimpact retail real estate market
\nCanadian retailers have outperformed
\nUS retailers by 6% in terms of productiv-
\nity. Deloitte\u2019s research indicates that this
\nis largely in response to the aggressive US
\nretailers who have come to Canada over the
\nlast decade, forcing the entire marketplace to
\nenhance its retail offerings.<\/p>\n
During Deloitte\u2019s annual Red Door
\nSurvey, conducted prior to the holiday
\nseason in 2012, 70% of consumers surveyed
\nstated that they would use their smart phone
\nor tablet to look for products online, while
\n55% indicated that they would purchase a
\nproduct online. \u201cIf you research a product
\non a mobile device and then you walk into
\na store, your whole path to purchase is very
\ndifferent,\u201d says Botting. Store metrics, such
\nas the potential realignment of in-store
\ntransactions, may drive space decisions. <\/p>\n
KEy TREndS in
\ncOmmERciAl REAl ESTATE <\/p>\n
cAn impAcT vAlUATiOn in cAnAdA<\/p>\n
iF ThESE SmAll bUSinESS
\nOwnERS wERE mOTivATEd <\/p>\n
TO UndERTAKE mORE
\ninvESTmEnT And RiSK, <\/p>\n
ThEy cOUld cREATE
\nEvEn mORE bUSinESS <\/p>\n
OppORTUniTiES,
\npROSpERiTy And <\/p>\n
UlTimATEly jObS. jObS
\nAnd bUSinESS gROwTh <\/p>\n
dRivE ThE dEmAnd
\nFOR cOmmERciAl And <\/p>\n
RESidEnTiAl REAl
\nESTATE. <\/p>\n
Sheila botting, AAci (hon.)<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201328<\/p>\n
eCoNoMIC outlookeCoNoMIC outlook<\/p>\n
Botting points to Staples, which has decided
\nto shift towards more e-commerce. Target
\nhas stated that it will combine its e-com-
\nmerce component with its brick and mortar
\nstore to provide consumers with a multi-
\nchannel experience. Other retailers are care-
\nfully evaluating their store models to ensure
\nthat their Canadian footprint is optimized to
\ninclude the wide range of channels available
\nto consumers to purchase goods and services. <\/p>\n
\u201cEvery retailer is taking a diff erent
\napproach based on their individual per-
\nformance metrics,\u201d notes Botting. \u201cTh ere
\nis not one general theme.\u201d If there is any
\ncommonality at all, it is this idea of an
\nomni-channel opportunity for consumers to
\nmake purchases anywhere, anytime, for any
\nproduct or any service. Th is complete control
\nby consumers is not necessarily downsizing
\nthe stores, but it is changing the format and
\npath to purchase. Every store is creating a
\ndiff erent business model for delivering to the
\ncustomer.\u201d<\/p>\n
warehouse distribution
\nmarkets have benefi tted from
\nenhanced retail performance
\nTrends are changing in the industrial real
\nestate market as well. Nowhere is that more
\nevident than in Toronto, where vacancy
\nrates are lower than in most of the US. \u201cFor
\nthe most part, our industrial space is deliv-
\nered to the market on a just-in-time basis,\u201d
\nexplains Botting. \u201cSo, typically, demand for
\nspace tends to equal construction of new
\nspace. Right now, vacancy rates are a little
\nhigher than we would like, but they are still
\nreasonable \u2013 just above the 6% rate across
\nthe marketplace.\u201d Most of the new construc-
\ntion and development in Canada has centred
\naround the supply-chain, namely that part of
\nthe industrial market that provides ware-
\nhouse and storage for consumer products. As
\na result of the tremendous retail growth over
\nthe past decade, the warehouse distribution
\nsector has boomed.<\/p>\n
Re-shoring of manufacturing
\nmay bring jobs to canada, but
\nmeaningful strategies required
\nDeloitte has also conducted research on the <\/p>\n
future of manufacturing in Canada. Th e
\ncurrent discussion centres around re-shoring
\nof companies that moved from North
\nAmerica to Asia to take advantage of cheaper
\ncost structures. However, with increasing
\nlabour costs, particularly in China, growing
\nsupply chain costs and risks, some compa-
\nnies are choosing to bring back highly spe-
\ncialized manufacturing to North America.
\nA Deloitte US study shows the potential for
\n3.8 million net new jobs could be recaptured
\nand, by extrapolation, based on market size
\nand metrics, it is possible for some 350,000
\njobs to be created in Canada.<\/p>\n
In order to benefi t from this market
\nopportunity, Canadian governments and
\nbusinesses alike must aggressively pursue
\nprospective companies and provide a favour-
\nable business environment within Canada.
\nIt is no longer acceptable to simply answer
\nphone or email requests; rather, governments
\nand businesses must develop specifi c invest-
\nment strategies to tackle very specifi c market
\nsegments. Th is includes target marketing,
\nsite selection analytics, business develop-
\nment, real estate campaigns\/availability, tax
\nincentives and numerous other mechanisms
\nto drive toward capturing market opportu-
\nnity. Otherwise, prospective companies will
\nchoose to move elsewhere to take advantage <\/p>\n
of opportunities provided by other countries
\nand other markets in the aggressive global
\nmarketplace.<\/p>\n
canadian offi ce markets continue
\nto have low vacancy rates, yet
\ntenant demand is changing
\n\u201cWhen it comes to offi ce space, vacancy
\nrates in Canada are among the lowest we
\nhave ever had,\u201d says Botting, quoting rates
\nof 4-5% in many downtowns across Canada.
\n\u201cFor the most part, our rates are coming
\ndown. Th e pension funds that own the big
\nbuildings have been conservative in their
\napproach to new development, making the
\nbalance between demand and supply man-
\nageable from an investment perspective.\u201d<\/p>\n
In metropolitan Toronto, the vacancy
\nrate for commercial offi ce space is 6.8%,
\nlargely because of the balance between the
\nlandlord and tenant market. In downtown,
\nthat rate is 4.3%, a situation very much in
\nthe landlord\u2019s favour. As a result of that
\nlow rate, 3.7 million square feet is being
\ndeveloped, between 2014 and 2016, to meet
\ndemand from tenants. <\/p>\n
However, on closer examination, the
\nsame productivity issues come into play.
\nUsing fi nancial services or the banks as
\nproxies for offi ce space in Toronto reveals <\/p>\n
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eCoNoMIC outlook outlook<\/p>\n
a productivity increase of 1.86% between
\n2000 and 2009. By comparison, the US
\nboasted a rate of 3.53%, Australia at 3.94%
\nand the UK at 4.2%. \u201cPeel back that layer
\nand it comes back to the fact that Canadian
\nfi nancial services are only spending 42%
\nof what the US is spending on information
\nand technology,\u201d notes Botting. \u201cWe are
\nnot making the investments that we need to
\nmake in order to drive productivity.\u201d<\/p>\n
She points out that relocating to a new
\noffi ce space allows a business to completely
\ntransform its business operations and invest
\nmore in information and communication
\ntechnology, and at the same time, drive
\ndown the cost of its real estate. \u201cAt the same
\ntime, this creates a much more productive
\nwork environment,\u201d says Botting. In fact,
\nDeloitte is using this very approach to rede-
\nvelop a number of its offi ce locations across
\nCanada including St John\u2019s, Sherbrooke,
\nMontreal, Toronto, Winnipeg, Regina and
\nLangley, to name a few.<\/p>\n
Offi ce tenants who go to market com-
\npare the cost of offi ce space \u2013 taking into
\naccount space effi ciency, building perfor-
\nmance, build-out cost, net-gross rent, cost
\nper person, space cost per person and space
\ncost per revenue \u2013 against major business
\nelements, such as recruitment and retention,
\nbrand, offi ce space design, sustainability
\nand public transit access. \u201cIt is all about <\/p>\n
productivity,\u201d explains Botting. \u201cHow do
\nyou weigh out your offi ce costs against your
\nproductivity gains?\u201d<\/p>\n
\u201cOne of the major issues,\u201d she continues,
\n\u201cis that, when you run through the way we
\nuse space today, you may fi nd that employees
\nonly sit in their desks 30% to 40% of the
\ntime. It is not that offi ce space is unnecessary
\nbut rather the design is completely chang-
\ning. You can actually compress your space
\nrequirements with a more effi cient design.
\nUltimately, like with retail, it is all about
\nhow technology allows the employee to work
\nanywhere, any place, anytime.\u201d <\/p>\n
According to Botting: \u201cWorkplace
\nutilization studies across major North Ameri-
\ncan Central Business Districts show that
\nemployees sit in their seats and average of 9%
\nof the time. Individual companies report up
\nto 30-40% of the time a seat is used. Th is
\nmeans that our offi ce vacancy rates, when
\nmeasured by the tenant, are far greater than
\nreported by building owners. Appraisers
\nneed to understand the true utilization of
\noffi ce space by the building\u2019s tenants in order
\nto truly understand valuation implications.
\nFor tenants, relocating to new space helps
\nthem to transform the workplace and drive
\nproductivity growth along with employee
\nsatisfaction.\u201d<\/p>\n
Employees now have options. On any
\ngiven day, they might be working remotely <\/p>\n
or in a meeting room, collaborating with
\ncolleagues, at their desks, in teaming
\nenvironments, etc\u2026 \u201cTh en you layer
\nthose possibilities among the diff erent
\ngenerations,\u201d says Botting. \u201cTh e boomers,
\nthe veterans, the GenX and millenials all
\nhave diff erent work styles. Th at means that
\nthe offi ce work environment becomes a very
\ndiff erent place. In all of our buildings, we
\nhave to look at how we can accommodate
\nthe new ways of working.\u201d<\/p>\n
In terms of the real estate industry, this
\nmeans that buildings have to be future-
\nproofed for fl exible processes that allow
\nbusinesses to be more competitive, both
\nnationally and internationally. \u201cIt means
\nthat we need to become much more creative
\nand innovative, using our real estate
\nrelocations to invest and reinvest back into
\nour businesses,\u201d says Botting. <\/p>\n
conclusion: appraisers need
\nto develop an understanding of
\ntenants to properly value real
\nestate
\nFor appraisers, this means an even deeper
\nappreciation for the fact that not all
\nbuildings are created equal, with pricing
\ndiff erentials widening as businesses
\nsignifi cantly alter the way they use their
\nspace over the next decade. Th is trend has
\nimplications for the entire market. \u201cOffi ce,
\nretail and institutional-grade assets continue
\nto be of high priority for institutional
\ninvestors,\u201d says Botting. \u201cTh ey are a great
\ncash fl ow opportunity for your pensioners,
\nbe they owners of REITs or pension funds.\u201d <\/p>\n
Appraisers need to understand the
\nspecifi c real estate asset and, more
\nimportantly, the tenant\u2019s demand and
\nperspective for the asset. It is not suffi cient
\nto assume a lease renewal, as many
\ntenants may reduce their footprint, or
\nrelocate to drive toward the cost savings
\nand productivity enhancement through
\nworkplace transformation in their business
\noperating models. Th is makes the appraiser\u2019s
\njob that much more demanding, and
\nhighlights the requirement to specialize
\nin an asset class and marketplace where
\npossible. <\/p>\n
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\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 201330<\/p>\n
perspectives \u00c9conomiques<\/p>\n
lES gRAndES TEndAncES
\ndE l\u2019immObiliER cOmmERciAl <\/p>\n
qUi AUROnT UnE incidEncE
\nSUR l\u2019\u00e9vAlUATiOn AU cAnAdA<\/p>\n
A u cours de la derni\u00e8re ann\u00e9e, Sheila Botting, associ\u00e9e de pra-tique principale, cabinet client et leader nationale, Deloitte Immo-
\nbilier, a contribu\u00e9 de fa\u00e7on significative au
\ndiscours sur la productivit\u00e9 dans le march\u00e9
\ncanadien. Sheila adopte une approche
\nplut\u00f4t originale et avance que l\u2019immobilier
\ncommercial peut servir de catalyseur pour
\ncombler l\u2019\u00e9cart de productivit\u00e9 en question.<\/p>\n
la productivit\u00e9 du canada en
\nbaisse par rapport aux \u00e9tats-Unis
\nLa productivit\u00e9 du Canada, mesur\u00e9e par la
\nproduction \u00e0 l\u2019heure, s\u2019est \u00e9loign\u00e9e com-
\nparativement aux \u00c9tats-Unis depuis 1981 et
\nl\u2019\u00e9cart se situe pr\u00e9sentement \u00e0 23 %. Malgr\u00e9
\nles nombreuses tendances positives \u2013 y
\ncompris la population et l\u2019emploi stables au
\nCanada, la croissance ainsi que les entre-
\nprises, petites et grandes, sont toujours der-
\nri\u00e8re leurs contreparties am\u00e9ricaines. En fin
\nde compte, cet \u00e9cart commencera \u00e0 affecter
\ngravement le niveau de vie au Canada, ce qui
\naugure mal pour l\u2019avenir.<\/p>\n
Une \u00e9tude r\u00e9alis\u00e9e par Deloitte montre
\nque les propri\u00e9taires de petites entreprises au
\nCanada se donnent 47 % pour l\u2019indice du
\ncomportement de risque, par rapport \u00e0 58
\n% chez les petites entreprises am\u00e9ricaines.
\nPourtant, les petites firmes, souvent
\n\u00e9tiquet\u00e9es comme des \u00ab gazelles \u00bb et qui
\nrepr\u00e9sentent 5 % de toutes les firmes, cr\u00e9ent
\n43 % des emplois. \u00ab Si ces propri\u00e9taires de
\npetites entreprises \u00e9taient motiv\u00e9s \u00e0 investir
\net risquer davantage, ils pourraient cr\u00e9er
\nencore plus de d\u00e9bouch\u00e9s commerciaux, <\/p>\n
de prosp\u00e9rit\u00e9 et en bout de ligne plus
\nd\u2019emplois \u00bb, note Sheila. La multiplication
\ndes emplois et des activit\u00e9s commerciales
\nstimule la demande dans le secteur de
\nl\u2019immobilier commercial et r\u00e9sidentiel \u00bb.<\/p>\n
D\u2019autres facteurs contribuant \u00e0
\nl\u2019agrandissement de l\u2019\u00e9cart comprennent
\nune tendance des compagnies canadiennes
\n\u00e0 \u00e9viter la concurrence, illustr\u00e9e par le faible
\nvolume d\u2019exportations du pays compara-
\ntivement \u00e0 d\u2019autres r\u00e9gions du monde. Qui
\nplus est, l\u2019investissement du Canada dans
\nles technologies de l\u2019information et de la
\ncommunication tirent de l\u2019arri\u00e8re dans trois
\nsecteurs cl\u00e9s : mines, huile et gaz, fabrica-
\ntion (un indicateur de l\u2019espace industriel) et
\ndans le secteur financier (un indicateur de
\nl\u2019espace \u00e0 bureaux). La seule exception est
\nle commerce de d\u00e9tail, o\u00f9 l\u2019investissement
\ndans les technologies de l\u2019information et de
\nla communication se traduit en productivit\u00e9.
\n\u00ab Dans le commerce de d\u00e9tail, nous connais-
\nsons en fait plus de succ\u00e8s que les \u00c9tats-
\nUnis \u00bb, ajoute Sheila.<\/p>\n
le magasinage en ligne aura
\nun impact sur le march\u00e9 de
\nl\u2019immobilier au d\u00e9tail
\nLes d\u00e9taillants canadiens ont mieux per-
\nform\u00e9 que leurs vis-\u00e0-vis am\u00e9ricains, \u00e0 6 %
\nde plus pour la productivit\u00e9. La recherche
\neffectu\u00e9e par Deloitte indique que c\u2019est
\nprincipalement en r\u00e9action aux d\u00e9taillants
\nagressifs des \u00c9tats-Unis qui sont venus au
\nCanada depuis une dizaine d\u2019ann\u00e9es, for\u00e7ant
\nle march\u00e9 entier \u00e0 offrir de meilleurs produits
\nau d\u00e9tail.<\/p>\n
Si cES pROpRi\u00e9TAiRES
\ndE pETiTES EnTREpRiSES <\/p>\n
\u00e9TAiEnT mOTiv\u00e9S \u00e0
\ninvESTiR ET RiSqUER <\/p>\n
dAvAnTAgE, ilS
\npOURRAiEnT cR\u00e9ER <\/p>\n
EncORE plUS dE
\nd\u00e9bOUch\u00e9S cOmmERciAUx,
\ndE pROSp\u00e9RiT\u00e9 ET En bOUT <\/p>\n
dE lignE plUS d\u2019EmplOiS.
\nlA mUlTiplicATiOn dES <\/p>\n
EmplOiS ET dES AcTiviT\u00e9S
\ncOmmERciAlES STimUlE <\/p>\n
lA dEmAndE dAnS lE
\nSEcTEUR dE l\u2019immObiliER <\/p>\n
cOmmERciAl ET
\nR\u00e9SidEnTiEl.<\/p>\n
Sheila botting, AAci (hon.)<\/p>\n
Volume 57 | Book 1 \/ Tome 1 | 2013 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 31Click here to return to
\nTable of ConTenTs<\/p>\n
PeRsPeCtIVes \u00c9conomiquesPeRsPeCtIVes \u00c9conomiques<\/p>\n
Durant l\u2019enqu\u00eate intitul\u00e9e Red Door
\nSurvey qu\u2019a men\u00e9e Deloitte avant les f\u00eates de
\nfi n d\u2019ann\u00e9e 2012, 70 % des consommateurs
\ninterrog\u00e9s ont d\u00e9clar\u00e9 qu\u2019ils utiliseraient
\nleur t\u00e9l\u00e9phone intelligent ou leur tablette
\npour chercher des produits en ligne, alors
\nque 55 % indiquaient qu\u2019ils ach\u00e8teraient
\nun produit en ligne. \u00ab Si vous cherchez un
\nproduit sur un appareil mobile et que vous
\nentrez ensuite dans un magasin, toute votre
\nd\u00e9marche d\u2019achat est tr\u00e8s diff \u00e9rente \u00bb, expli-
\nque Sheila. La m\u00e9trique des \u00e9tablissements
\ncommerciaux, tel le r\u00e9alignement potentiel
\ndes transactions en magasin, peut entra\u00eener
\ndes d\u00e9cisions sur l\u2019am\u00e9nagement de l\u2019espace.
\nSheila prend comme exemple Staples, qui a
\nd\u00e9cid\u00e9 de faire plus de commerce virtuel. De
\nson c\u00f4t\u00e9, Target a d\u00e9clar\u00e9 qu\u2019il combinera
\nsa composante de commerce virtuel \u00e0 son
\nmagasin traditionnel pour off rir aux consom-
\nmateurs une exp\u00e9rience \u00e0 voies multiples.
\nD\u2019autres d\u00e9taillants \u00e9valuent soigneusement
\nleurs mod\u00e8les de magasin afi n d\u2019assurer que
\nleur empreinte canadienne soit optimis\u00e9e
\npour inclure la grande vari\u00e9t\u00e9 de canaux
\ndisponibles aux consommateurs pour acheter
\ndes biens et services.<\/p>\n
\u00ab Chaque d\u00e9taillant a une approche dif-
\nf\u00e9rente bas\u00e9e sur des param\u00e8tres de rende-
\nment individuels \u00bb, analyse Sheila. Il n\u2019y a
\npas de th\u00e8me g\u00e9n\u00e9ral. S\u2019il existe quelque
\ncommunit\u00e9, c\u2019est la notion d\u2019une opportu-
\nnit\u00e9 multivoie permettant au consommateur
\nd\u2019acheter, partout et \u00e0 toute heure, n\u2019importe
\nquel produit ou service. Ce contr\u00f4le complet
\ndes consommateurs ne r\u00e9duit pas n\u00e9cessaire-
\nment l\u2019espace des magasins, mais il change le
\nformat et la fa\u00e7on d\u2019acheter. Chaque magasin
\ncr\u00e9e un mod\u00e8le d\u2019aff aires diff \u00e9rent pour livrer
\nses produits au consommateur \u00bb.<\/p>\n
le march\u00e9 des centres
\nde distribution a profi t\u00e9 du
\nmeilleur rendement au d\u00e9tail
\nLes tendances changent \u00e9galement dans le
\nmarch\u00e9 de l\u2019immobilier industriel. Nulle
\npart est-ce plus \u00e9vident qu\u2019\u00e0 Toronto, o\u00f9
\nles taux d\u2019inoccupation sont plus bas que
\ndans presque tous les \u00c9tats-Unis. \u00ab Dans la
\nplupart des cas, notre espace industriel est
\nlivr\u00e9 au march\u00e9 sur une base juste-\u00e0-temps, <\/p>\n
continue Sheila. Ainsi donc, la demande
\nd\u2019espace tend \u00e0 suivre la construction de
\nnouveaux espaces. En ce moment, les taux
\nd\u2019inoccupation sont un peu plus hauts que
\nnous souhaiterions, mais ils sont quand
\nm\u00eame raisonnables \u2013 juste un peu plus de
\n6 % \u00e0 travers le march\u00e9 \u00bb. La majorit\u00e9 des
\nnouvelles constructions et des d\u00e9veloppe-
\nments au Canada s\u2019articule autour de la
\ncha\u00eene d\u2019approvisionnement, soit cette
\npartie du march\u00e9 industriel qui fournit les
\ninstallations d\u2019entreposage et de stockage
\ndes produits de consommation. La tr\u00e8s forte
\ncroissance du commerce de d\u00e9tail depuis
\nune d\u00e9cennie a entra\u00een\u00e9 dans son sillage le
\nsecteur des centres de distribution.<\/p>\n
la production qui revient au
\ncanada peut cr\u00e9er certains
\nemplois au pays, mais il faut des
\nstrat\u00e9gies coh\u00e9rentes \u00e0 cet \u00e9gard
\nDeloitte a \u00e9galement men\u00e9 une recherche
\nsur l\u2019avenir de la fabrication au Canada. Le
\nd\u00e9bat actuel concerne le retour des entreprises
\nqui avaient quitt\u00e9 l\u2019Am\u00e9rique du Nord pour
\nl\u2019Asie afi n de profi ter de structures de co\u00fbts
\nmoins lourdes. Cependant, avec les co\u00fbts de
\nmain-d\u2019\u0153uvre qui augmentent, particuli\u00e8re-
\nment en Chine, en plus des co\u00fbts associ\u00e9s \u00e0 la
\ncha\u00eene d\u2019approvisionnement et aux risques \u00e0
\nla hausse, certaines compagnies d\u00e9cident de
\nramener la fabrication hautement sp\u00e9cialis\u00e9e
\nen Am\u00e9rique du Nord. Une \u00e9tude men\u00e9e <\/p>\n
par Deloitte aux \u00c9tats-Unis montre que l\u2019on
\npourrait possiblement r\u00e9cup\u00e9rer 3,8 millions
\nde nouveaux emplois nets et, en extrapolant \u00e0
\npartir des param\u00e8tres et de la taille du march\u00e9,
\nil est possible que quelque 350 000 soient cr\u00e9\u00e9s
\nau Canada.<\/p>\n
Pour profi ter de ce d\u00e9bouch\u00e9, les gouverne-
\nments et les entreprises du pays doivent pour-
\nsuivre \u00e9nergiquement des entreprises potentielles
\net \u00e9tablir des conditions qui leur sont favorables
\nau Canada. Il ne suffi t plus de r\u00e9pondre simple-
\nment aux demandes de renseignements par
\nt\u00e9l\u00e9phone ou par courriel; les gouvernements et
\nles entreprises doivent plut\u00f4t \u00e9laborer des strat\u00e9-
\ngies d\u2019investissement sp\u00e9cifi ques pour s\u2019attaquer
\n\u00e0 des segments de march\u00e9 tr\u00e8s particuliers. Cela
\ncomprend la d\u00e9fi nition des march\u00e9s-cibles,
\nl\u2019analyse de la s\u00e9lection des emplacements, la
\nprospection de client\u00e8le, les campagnes immo-
\nbili\u00e8res ou la disponibilit\u00e9 des biens immobiliers,
\nles incitations fi scales, de m\u00eame que plusieurs
\nautres m\u00e9canismes visant \u00e0 saisir les occasions
\nde capturer des march\u00e9s. Autrement, les com-
\npagnies potentielles pr\u00e9f\u00e9reront s\u2019installer \u00e0
\nl\u2019\u00e9tranger pour profi ter des opportunit\u00e9s off ertes
\npar d\u2019autres pays et d\u2019autres segments d\u2019un
\nmarch\u00e9 international plus agressif.<\/p>\n
le march\u00e9 canadien des bureaux
\nmontre encore des faibles taux
\nd\u2019inoccupation, pourtant les
\ndemandes des locataires changent
\n\u00ab Quand nous parlons d\u2019espaces \u00e0 bureaux, les <\/p>\n
\u00c9cart de productivit\u00e9 croissant du Canada par rapport aux \u00c9.-U.<\/p>\n
Taux d\u2019emploi
\n% de la population totale <\/p>\n
qui est employ\u00e9e<\/p>\n
PIB par heure, Canada c. \u00c9.-U.<\/p>\n
\u00c9tats-UnisCanada<\/p>\n
\u00c9.-U. \u2013
\n59,28$<\/p>\n
Canada \u2013
\n46,21$<\/p>\n
\u00c9cart
\n2010:
\n13$\/hre =
\n23%<\/p>\n
Effort de travail
\nHeures <\/p>\n
Travailleur<\/p>\n
Productivit\u00e9
\nProduction <\/p>\n
Heure<\/p>\n
Niveau de vie
\nPIB <\/p>\n
Population<\/p>\n
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\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 \/ tome 1 | 201332<\/p>\n
PeRsPeCtIVes \u00c9conomiquesPeRsPeCtIVes \u00c9conomiques<\/p>\n
taux d\u2019inoccupation au Canada sont parmi
\nles plus bas que nous ayons jamais eus \u00bb, de
\ndire Sheila, citant des taux de 4 \u00e0 5 % dans
\nplusieurs centres-villes du pays. \u00ab De fa\u00e7on
\ng\u00e9n\u00e9rale, nos taux sont \u00e0 la baisse. Les fonds de
\npension qui d\u00e9tiennent les grands \u00e9difi ces sont
\nconservateurs dans leur approche des nouveaux
\nd\u00e9veloppements, faisant l\u2019\u00e9quilibre entre l\u2019off re
\net le demande g\u00e9rables du point de vue de
\nl\u2019investissement \u00bb.<\/p>\n
Dans la communaut\u00e9 urbaine de Toronto, le
\ntaux d\u2019inoccupation pour les espaces \u00e0 bureaux
\ncommerciaux est \u00e0 6,8 %, surtout \u00e0 cause de
\nl\u2019\u00e9quilibre entre propri\u00e9taires et locataires sur
\nle march\u00e9. Au centre-ville, le taux se situe \u00e0
\n4,3 %, une situation qui favorise largement
\nles propri\u00e9taires. Ce faible taux entra\u00eenera le
\nd\u00e9veloppement de 3,7 millions de pieds carr\u00e9s,
\nde 2014 \u00e0 2016, pour r\u00e9pondre \u00e0 la demande des
\nlocataires.<\/p>\n
Toutefois, en y regardant de plus pr\u00e8s, les
\nm\u00eames questions de productivit\u00e9 entrent en jeu.
\nEn prenant les services fi nanciers et les banques
\npour jauger l\u2019espace \u00e0 bureaux disponible \u00e0
\nToronto, on constate que la productivit\u00e9 a aug-
\nment\u00e9 de 1,86 % de 2000 \u00e0 2009. En comparai-
\nson, les \u00c9tats-Unis jouissaient d\u2019un taux de 3,53
\n%, l\u2019Australie 3,94 % et le Royaume-Uni 4,2 %.
\n\u00ab Enlevez cette couche et \u00e7a revient au fait que
\nles services fi nanciers canadiens d\u00e9pensent seule-
\nment 42 % de ce que les \u00c9tats-Unis consacrent
\n\u00e0 l\u2019information et \u00e0 la technologie \u00bb, d\u00e9plore
\nSheila. Nous ne faisons pas les investissements
\nrequis pour stimuler la productivit\u00e9. \u00bb<\/p>\n
Elle souligne que la relocalisation dans un
\nnouvel espace \u00e0 bureaux permet \u00e0 une entreprise
\nde transformer compl\u00e8tement ses op\u00e9rations
\ncommerciales et d\u2019investir davantage dans les
\ntechnologies de l\u2019information et de la commu-
\nnication et, par la m\u00eame occasion, de r\u00e9duire
\nses co\u00fbts immobiliers. \u00ab En m\u00eame temps, \u00e7a
\ncr\u00e9e un milieu de travail beaucoup plus produc-
\ntif \u00bb, dit Sheila. En fait, Deloitte emploie cette
\napproche m\u00eame pour red\u00e9velopper plusieurs de
\nses emplacement de bureaux \u00e0 travers le Canada,
\nincluant St. John\u2019s, Sherbrooke, Montr\u00e9al,
\nToronto, Winnipeg, Regina et Langley, pour ne
\nnommer que ceux-l\u00e0.<\/p>\n
Les locataires de bureaux qui vont sur
\nle march\u00e9 comparent les co\u00fbts des espaces \u00e0
\nbureaux \u2013 consid\u00e9rant l\u2019effi cacit\u00e9 spatiale, le <\/p>\n
rendement de l\u2019immeuble, le co\u00fbt de construc-
\ntion, le loyer net-brut, le co\u00fbt par personne,
\nle co\u00fbt de l\u2019espace par personne et le co\u00fbt de
\nl\u2019espace par revenu \u2013 contre des \u00e9l\u00e9ments com-
\nmerciaux majeurs comme le recrutement et la
\nconservation du personnel, la marque, la con-
\nception des espaces \u00e0 bureaux, la durabilit\u00e9 et
\nl\u2019acc\u00e8s aux transports en commun. \u00ab Ce sont
\ntoutes des choses qui touchent la productivit\u00e9,
\npr\u00e9cise Sheila. \u00ab Comment estimez-vous les
\nco\u00fbts de vos bureaux par rapport \u00e0 vos gains
\nde productivit\u00e9 ? \u00bb<\/p>\n
\u00ab L\u2019un des grands enjeux, poursuit-elle,
\nc\u2019est que, lorsque vous examinerez la fa\u00e7on
\ndont on utilise l\u2019espace aujourd\u2019hui, vous
\nconstaterez peut-\u00eatre que les employ\u00e9s ne
\ns\u2019assoient \u00e0 leur bureau que 30 \u00e0 40 % du
\ntemps. Ce n\u2019est pas que l\u2019espace \u00e0 bureaux est
\ninutile, mais plut\u00f4t que la conception change
\ncompl\u00e8tement. Vous pouvez en r\u00e9alit\u00e9 com-
\npresser vos exigences spatiales avec un concept
\nplus effi cace. En bout de ligne, comme pour le
\ncommerce de d\u00e9tail, tout se r\u00e9sume \u00e0 la fa\u00e7on
\ndont la technologie permet \u00e0 l\u2019employ\u00e9 de
\ntravailler n\u2019importe o\u00f9, dans n\u2019importe quel
\nendroit et \u00e0 toute heure. \u00bb<\/p>\n
Selon Sheila : \u00ab Les \u00e9tudes sur l\u2019utilisation
\ndu lieu de travail dans les grandes zones
\nd\u2019aff aires centrales en Am\u00e9rique du Nord
\nr\u00e9v\u00e8lent que les employ\u00e9s sont assis \u00e0 leur place
\nen moyenne 9 % du temps. Des compagnies
\nindividuelles rapportent qu\u2019une chaise est
\noccup\u00e9e de 30 \u00e0 40 % du temps. Cela veut
\ndire que nos taux d\u2019inoccupation des bureaux,
\nlorsque mesur\u00e9s par les locataires, sont
\nbeaucoup plus \u00e9lev\u00e9s que les taux rapport\u00e9s
\npar les propri\u00e9taires d\u2019immeubles. Les \u00e9valu-
\nateurs doivent conna\u00eetre la v\u00e9ritable utilisation
\ndes espaces \u00e0 bureaux par les locataires d\u2019un
\nimmeuble pour comprendre vraiment les
\nimplications de l\u2019\u00e9valuation. Pour les loca-
\ntaires, la relocalisation dans un nouvel espace
\nles aide \u00e0 transformer les lieux de travail et \u00e0
\naugmenter la productivit\u00e9, de m\u00eame que la
\nsatisfaction des employ\u00e9s. \u00bb<\/p>\n
Les employ\u00e9s ont maintenant des choix.
\nQuel que soit le jour, ils peuvent travailler \u00e0
\ndistance ou dans une salle de r\u00e9union, col-
\nlaborer avec des coll\u00e8gues, dans leurs bureaux,
\ndes environnements d\u2019\u00e9quipe, etc. \u00ab Puis, vous
\nstratifi ez ces possibilit\u00e9s parmi les diff \u00e9rentes <\/p>\n
g\u00e9n\u00e9rations \u00bb, analyse Sheila. Les baby-boom-
\ners, les v\u00e9t\u00e9rans, la g\u00e9n\u00e9ration X et la g\u00e9n\u00e9ra-
\ntion du mill\u00e9naire ont tous des styles de travail
\ndiff \u00e9rents. Cela signifi e que le milieu de travail
\nau bureau change radicalement d\u2019allure. Dans
\ntous nos immeubles, nous devons examiner
\ncomment nous pouvons accommoder les nou-
\nvelles fa\u00e7ons de travailler. \u00bb<\/p>\n
Pour ce qui est du secteur immobilier, cela
\nveut dire que les immeubles doivent \u00eatre pr\u00e9par\u00e9s
\npour le futur afi n que des processus fl exibles per-
\nmettent aux entreprises d\u2019\u00eatre plus comp\u00e9titives,
\ntant \u00e0 l\u2019\u00e9chelle nationale qu\u2019internationale. \u00ab
\nCela implique que nous devons devenir bien plus
\ncr\u00e9atifs et novateurs, utiliser nos relocalisations
\nimmobili\u00e8res pour investir et r\u00e9investir dans nos
\nentreprises \u00bb, continue Sheila.<\/p>\n
conclusion : les \u00e9valuateurs
\ndoivent comprendre davantage les
\nbesoins des locataires pour estimer
\ncorrectement la valeur des biens
\nimmobiliers qu\u2019ils occupent
\nPour les \u00e9valuateurs, cela \u00e9quivaut \u00e0 beaucoup
\nmieux appr\u00e9cier le fait que tous les immeubles
\nne sont pas cr\u00e9\u00e9s \u00e9gaux, avec des diff \u00e9rentiels
\nde prix qui s\u2019\u00e9largissent alors que les entre-
\nprises changeront consid\u00e9rablement la mani\u00e8re
\ndont elles utiliseront leurs espaces dans les
\ndix prochaines ann\u00e9es. Cette tendance a des
\nimplications pour l\u2019ensemble du march\u00e9. \u00ab Les
\nactifs de bureaux, de commerces au d\u00e9tail et
\nd\u2019institutions continuent d\u2019\u00eatre hautement pri-
\noritaires pour les investisseurs institutionnels \u00bb,
\nnote Sheila. Ils repr\u00e9sentent une excellente
\nopportunit\u00e9 de fl ux d\u2019encaisse pour vos pensi-
\nonn\u00e9s, qu\u2019ils d\u00e9tiennent des soci\u00e9t\u00e9s de place-
\nment immobilier ou des fonds de pension \u00bb.<\/p>\n
Les \u00e9valuateurs doivent comprendre l\u2019actif
\nimmobilier particulier et, encore plus, la
\ndemande et la perspective du locataire devant
\ncet actif. Il ne suffi t pas de pr\u00e9sumer qu\u2019un bail
\nsera renouvel\u00e9, alors que plusieurs locataires
\npeuvent diminuer leur empreinte ou se relocal-
\niser pour r\u00e9duire leurs co\u00fbts et augmenter leur
\nproductivit\u00e9 en transformant le lieu de travail
\ndans leurs mod\u00e8les d\u2019op\u00e9rations commerciales.
\nCela rend le travail de l\u2019\u00e9valuateur beaucoup
\nplus exigeant et met en relief la n\u00e9cessit\u00e9 de
\nse sp\u00e9cialiser dans une cat\u00e9gorie d\u2019actifs et un
\nmarch\u00e9 dans la mesure du possible. <\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 33click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
marketing & CommuniCationS<\/p>\n
An OUTlOOK REpORT:
\nhUmAn RESOURcE TREndS <\/p>\n
wiThin ThE AppRAiSAl indUSTRy<\/p>\n
t he Appraisal Institute of Canada (AIC) embarked on a national study of organizations that employ appraisers to identify the Human
\nResource (HR) trends within the appraisal
\nindustry. <\/p>\n
RETiREmEnT iS
\nincREASing ThE dEmAnd FOR
\nExpERiEncEd AppRAiSERS
\nThere is a demographic imperative facing
\nthe Canadian appraisal profession over the
\nnext 10 years that will require a renewal of
\nour workforce. Over one-third (38%) of
\ndesignated appraisers are already over the
\nage of 55. While some, especially in the
\nprivate sector, continue working after the
\nage of 65 (most do not); currently only 6%
\nof the active membership is over 65.<\/p>\n
With retirement opportunities within the
\npublic sector as well as an increase in market
\ndemand for appraisal services, it is estimated
\nthat over 1,100 designated appraisers will be
\nrequired over the next five years.<\/p>\n
dESignATEd
\nAppRAiSERS in dEmAnd
\nWithin large employers such as appraisal
\nconsulting firms, large real estate
\ncompanies and public utilities, 76% of
\nparticipants indicated that they will need
\nto hire designated appraisers within the
\nnext year. Among smaller employers,
\nsuch as small appraisal firms, 97% of
\nparticipants indicated that they will
\nneed appraisers within the next year. <\/p>\n
Perhaps recognizing the need to replace
\nsenior personnel who may retire, more than <\/p>\n
What impact will
\nthe exodus of the <\/p>\n
baby-boomers have on
\nthe appraisal industry? <\/p>\n
What skills and
\ncompetencies are needed <\/p>\n
by the new generation of
\nappraisers? <\/p>\n
How can employers be
\nsure to attract the best <\/p>\n
and the brightest talent
\nwhile also ensuring a <\/p>\n
smooth transition?<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201334<\/p>\n
marketing & CoMMuNICAtIoNsmarketing & CoMMuNICAtIoNs<\/p>\n
EighT OUT OF EvERy
\nTEn lARgE EmplOyERS <\/p>\n
(81%) indicATEd ThAT
\nThEy will bE SEEKing
\nnEw EmplOyEES wiTh
\nAppRAiSAl ExpERTiSE <\/p>\n
OvER ThE nExT 1-5 yEARS.<\/p>\n
three-quarters of large employers (81%)
\nare keen to hire AACI designated
\nprofessionals. Small employers, many
\nof whom are designated members
\nthemselves are somewhat more
\nlikely to hire AIC Candidates. <\/p>\n
Six out of 10 of all employers (61%)
\nindicated that when they hire students,
\nit is very important that they are
\nalready pursuing an AIC designation;
\n47% indicated that it was important
\nto be a student member of the AIC,
\nand 44% indicated it was important to
\nbe in university studies in appraisal.<\/p>\n
KEy cOmpETEnciES
\nnEEdEd by AppRAiSERS
\nWith the growing complexity
\nof the real property industry, in
\naddition to an evolving knowl-
\nedge of appraisal methods, large
\nemployers are looking for:
\n\u2022 critical thinking, research and <\/p>\n
report writing;
\n\u2022 analytical skills using statistical <\/p>\n
techniques;
\n\u2022 development of property assessments <\/p>\n
skills;
\n\u2022 ability to understand and interpret <\/p>\n
legislation; and
\n\u2022 additional database analytics and <\/p>\n
other IT skills.<\/p>\n
REcRUiTmEnT TEchniqUES
\nFOR nEw TAlEnT
\nTh ree-quarters (79%) of large
\nemployers are likely to recruit <\/p>\n
internally. Over half (51%) will
\nuse on-line sites. Meanwhile, the
\nmajority of smaller employers (57%)
\nwill use their AIC membership
\nbenefi t to post job opportunities
\non the AICanada.ca site. One-third
\n(36%) will use other on-line sites. <\/p>\n
EmplOyERS willing TO
\nSUppORT ThEiR STAFF TO
\nAchiEvE dESignATiOn
\nMost large employers provide support
\nto ensure their staff obtain an AIC
\ndesignation, including paying for
\nmembership fees, insurance premium,
\nand continuing education requirements.
\nHowever, one area for improvement is
\nsupporting mentorship programs. Th is
\nis problematic given that those who are
\ncurrently mentoring may be retiring soon.<\/p>\n
EmplOyERS hiRing
\nSTUdEnTS inTERESTEd in
\nbEcOming dESignATEd
\nOver 60% of employers, both large and
\nsmall, indicate that they will hire students
\nwith the intention of having them desig-
\nnated. Furthermore, one-third of employ-
\ners indicate that they would have openings
\nfor co-op students over the next fi ve years.<\/p>\n
Employers identifi ed a range of posi-
\ntions for new AIC candidates, includ-
\ning: appraiser trainee; research and data
\nmining; data analysis and appraisal meth-
\nodology; clerical, data entry; cost analysis;
\nproject coordination\/management; or,
\nbusiness development<\/p>\n
ThE KEy \u2018TAKE-AwAyS\u2019
\nAlthough many employers may not be
\nfacing shortages of professional staff
\nright now, this reality will be changing
\nas baby-boomers consider retirement.
\nEmployers need to proactively plan their
\nhuman resources to ensure they can
\nreplace the appraisal expertise of the AIC
\ndesignated members that are leaving. <\/p>\n
Mentorship and co-op programs
\nwill help to transfer valuable appraisal
\nknowledge. In addition, supporting
\nexisting staff interested in obtaining their
\ndesignation is a way to add more depth
\nto the current appraisal staff contingent.
\nFurthermore, ensuring new hires have a
\ndesignation should become an important
\nprerequisite in the recruiting process.<\/p>\n
AbOUT ThE SURvEy
\nTh e employer survey was based on a multiple
\nlines of evidence approach. Th is included
\nin-depth interviews and an online survey
\nof the 35 of the largest employers of AIC
\nmembers. Th is was augmented by results from
\nthe membership survey including from those
\nwho self-identifi ed as having employment
\nresponsibility. Th e membership study results
\nare based on an on-line survey of active
\nmembers conducted from June 20- 29, 2012.
\nA total of 1,054 completed responses were
\nobtained. Th is represents a 26% response
\nrate and results are considered accurate to
\nwithin +\/- 3%, 19 times out of 20. Th e study
\nwas conducted by Douglas Meredith and
\nAssociates, consultants specializing in business
\nresearch and strategy. <\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 35click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
www.AICanada.ca<\/p>\n
marketing et CommuniCationS<\/p>\n
Un RAppORT SUR lES pERSpEcTivES :
\nTEndAncES dES RESSOURcES hUmAinES <\/p>\n
AU SEin dU SEcTEUR dE l\u2019\u00e9vAlUATiOn<\/p>\n
Quel impact l\u2019exode de la
\ng\u00e9n\u00e9ration du baby-boom
\naura-t-il sur le secteur de <\/p>\n
l\u2019\u00e9valuation ? <\/p>\n
De quelles aptitudes et
\ncomp\u00e9tences la nouvelle
\ng\u00e9n\u00e9ration d\u2019\u00e9valuateurs <\/p>\n
a-t-elle besoin ? <\/p>\n
Comment les employeurs
\npeuvent-ils attirer avec <\/p>\n
succ\u00e8s les meilleurs talents
\ntout en assurant une <\/p>\n
transition en douceur ?<\/p>\n
hUiT gRAndS
\nEmplOyEURS SUR dix <\/p>\n
(81 %) OnT indiqU\u00e9
\nqU\u2019ilS chERchEROnT <\/p>\n
dE nOUvEAUx EmplOy\u00e9S
\nSp\u00e9ciAliS\u00e9S En <\/p>\n
\u00e9vAlUATiOn d\u2019ici
\nUn \u00e0 cinq AnS.<\/p>\n
l \u2019Institut canadien des \u00e9valuateurs (ICE) a entrepris une \u00e9tude nationale des organisations qui emploient des \u00e9valuateurs dans le but de d\u00e9gager
\nles tendances des ressources humaines
\n(RH) dans le secteur de l\u2019\u00e9valuation.<\/p>\n
lES RETRAiTES AUgmEnTEnT
\nlA dEmAndE pOUR dES
\n\u00e9vAlUATEURS d\u2019Exp\u00e9RiEncE
\nLa profession d\u2019\u00e9valuateur au Canada fera
\nface \u00e0 un imp\u00e9ratif d\u00e9mographique au cours
\ndes 10 prochaines ann\u00e9es, ce qui n\u00e9cessitera le
\nrenouvellement de notre main-d\u2019\u0153uvre. Plus
\ndu tiers (38 %) des \u00e9valuateurs accr\u00e9dit\u00e9s ont
\nd\u00e9j\u00e0 plus de 55 ans. Alors que certains, en
\nparticulier dans le secteur priv\u00e9, continuent
\nde travailler apr\u00e8s l\u2019\u00e2ge de 65 ans (la plupart
\nne le font pas), pr\u00e9sentement seulement 6 %
\ndes membres actifs ont plus de 65 ans.<\/p>\n
Avec les opportunit\u00e9s de retraite dans le
\nsecteur public ainsi que la demande croissante
\nsur le march\u00e9 pour des services d\u2019\u00e9valuation,
\non estime qu\u2019il faudra plus de 1 100 nouveaux
\n\u00e9valuateurs accr\u00e9dit\u00e9s au cours des cinq
\nprochaines ann\u00e9es.<\/p>\n
\u00e9vAlUATEURS
\nAccR\u00e9diT\u00e9S En dEmAndE
\nChez les employeurs importants comme les
\nsoci\u00e9t\u00e9s de consultants en \u00e9valuation, les
\ngrandes soci\u00e9t\u00e9s immobili\u00e8res et les services
\nd\u2019utilit\u00e9 publique, 76 % des participants
\nont indiqu\u00e9 qu\u2019ils devront embaucher
\ndes \u00e9valuateurs accr\u00e9dit\u00e9s l\u2019an prochain.
\nParmi les employeurs moins importants
\ncomme les petites soci\u00e9t\u00e9s d\u2019\u00e9valuation,
\n97 % des participants ont indiqu\u00e9 qu\u2019ils
\nauront besoin d\u2019\u00e9valuateurs au cours de la
\nprochaine ann\u00e9e.<\/p>\n
Bachelier \u00e8s arts
\nou sciences<\/p>\n
Bachelier en
\ncommerce<\/p>\n
exp\u00e9rience
\npratique<\/p>\n
\u00c9tudes
\nuniversitaires en <\/p>\n
\u00e9valuation<\/p>\n
Poursuivant d\u00e9j\u00e0
\nl\u2019accr\u00e9ditation <\/p>\n
ICe<\/p>\n
Membre
\n\u00e9tudiant
\nde l\u2019ICe<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201336<\/p>\n
marketing et CoMMuNICAtIoNsmarketing et CoMMuNICAtIoNs<\/p>\n
Peut-\u00eatre parce qu\u2019ils reconnaissent le
\nbesoin de remplacer le personnel sup\u00e9rieur
\nsusceptible de prendre sa retraite, plus
\nde trois quarts des grands employeurs
\n(81 %) sont d\u00e9sireux d\u2019embaucher des
\nprofessionnels accr\u00e9dit\u00e9s AACI. Les petits
\nemployeurs, dont plusieurs sont eux-
\nm\u00eames des membres accr\u00e9dit\u00e9s, seront
\nprobablement plus enclins \u00e0 embaucher
\ndes membres stagiaires de l\u2019ICE.<\/p>\n
Six employeurs sur dix (61 %) ont
\nindiqu\u00e9 que lorsqu\u2019ils embauchent des
\n\u00e9tudiants, il est tr\u00e8s important que ceux-ci
\npoursuivent d\u00e9j\u00e0 leur accr\u00e9ditation
\nde l\u2019ICE; 47 % ont indiqu\u00e9 qu\u2019il \u00e9tait
\nimportant d\u2019\u00eatre membre \u00e9tudiant
\nde l\u2019ICE, alors que 44 % ont indiqu\u00e9
\nqu\u2019il \u00e9tait important de faire des \u00e9tudes
\nuniversitaires en \u00e9valuation.<\/p>\n
cOmp\u00e9TEncES n\u00e9cESSAiRES
\nAUx \u00e9vAlUATEURS
\nLe secteur de l\u2019immobilier de plus en plus
\ncomplexe et les connaissances en \u00e9volution
\nsur les m\u00e9thodes d\u2019\u00e9valuation font en sorte
\nque les grands employeurs cherchent ce
\nqui suit :
\n\u2022 pens\u00e9e critique, recherche et r\u00e9daction <\/p>\n
de rapports;
\n\u2022 comp\u00e9tences d\u2019analyse reposant sur des <\/p>\n
techniques statistiques;
\n\u2022 perfectionnement des comp\u00e9tences en <\/p>\n
mati\u00e8re d\u2019\u00e9valuation des propri\u00e9t\u00e9s;
\n\u2022 capacit\u00e9 de comprendre et interpr\u00e9ter la <\/p>\n
loi; et
\n\u2022 comp\u00e9tences d\u2019analyse des bases de <\/p>\n
donn\u00e9es et autres comp\u00e9tences de TI.<\/p>\n
TEchniqUES dE REcRUTEmEnT
\ndES nOUvEAUx TAlEnTS
\nTrois quarts (79 %) des grands employeurs
\nsont susceptibles de recruter \u00e0 l\u2019interne.
\nPlus de la moiti\u00e9 (51 %) utiliseront des sites
\nen ligne. Pendant ce temps, la majorit\u00e9
\ndes employeurs plus petits (57 %) prof-
\niteront de leur appartenance \u00e0 l\u2019ICE
\npour affi cher les possibilit\u00e9s d\u2019emploi
\nsur le site AICanada.ca. Un tiers (36
\n%) utiliseront d\u2019autres sites en ligne.<\/p>\n
EmplOyEURS diSpOS\u00e9S \u00e0
\nAidER lEUR pERSOnnEl \u00e0
\nObTEniR l\u2019AccR\u00e9diTATiOn
\nLa plupart des grands employeurs fournis-
\nsent un soutien pour assurer que leur per-
\nsonnel obtienne l\u2019accr\u00e9ditation de l\u2019ICE, y
\ncompris en payant les droits d\u2019adh\u00e9sion, les
\nprimes d\u2019assurance et les exigences de forma-
\ntion continue. Mais un domaine qui reste \u00e0
\nam\u00e9liorer est le soutien aux programmes de
\nmentorat. C\u2019est un probl\u00e8me, car les per-
\nsonnes qui assurent pr\u00e9sentement le mentorat
\nprendront peut-\u00eatre bient\u00f4t leur retraite.<\/p>\n
EmplOyEURS EmbAUchAnT
\ndES \u00e9TUdiAnTS inT\u00e9RESS\u00e9S \u00e0
\ndEvEniR AccR\u00e9diT\u00e9S
\nPlus de 60 % des employeurs, grands et
\npetits, indiquent qu\u2019ils embaucheront des
\n\u00e9tudiants qu\u2019ils ont l\u2019intention de faire
\naccr\u00e9diter. De plus, un tiers des employeurs
\nindiquent qu\u2019ils auraient des possibilit\u00e9s
\nd\u2019emploi pour les \u00e9tudiants participant
\nau Programme d\u2019enseignement coop\u00e9ra-
\ntif cours des cinq prochaines ann\u00e9es.<\/p>\n
Les employeurs ont d\u00e9gag\u00e9 une gamme de
\npostes pour les nouveaux membres stagiaires
\nde l\u2019ICE, incluant : \u00e9valuateur stagiaire;
\nrecherche et forage de donn\u00e9es; analyse
\nde donn\u00e9es et m\u00e9thodologie d\u2019\u00e9valuation;
\ntravail de bureau, saisie de donn\u00e9es; analyse
\ndes co\u00fbts; coordination\/gestion de projet; ou
\nprospection de client\u00e8le.<\/p>\n
cE qU\u2019il FAUT SURTOUT RETEniR
\nM\u00eame si beaucoup d\u2019employeurs ne con-
\nnaissent peut-\u00eatre pas encore de p\u00e9nuries
\nd\u2019employ\u00e9s professionnels, cette r\u00e9alit\u00e9
\nchangera alors que les membres de la g\u00e9n\u00e9ra-
\ntion du baby-boom songent \u00e0 prendre leur
\nretraite. Les employeurs se doivent de plani-
\nfi er proactivement leurs ressources humaines
\npour assurer le remplacement de l\u2019expertise en
\n\u00e9valuation des membres accr\u00e9dit\u00e9s de l\u2019ICE
\nqui partiront.<\/p>\n
Les programmes de mentorat et de coo-
\np\u00e9ration favoriseront le transfert des pr\u00e9cieuses
\nconnaissances en mati\u00e8re d\u2019\u00e9valuation. En
\noutre, soutenir les gens \u00e0 son emploi souhai-
\ntant obtenir leur accr\u00e9ditation est une fa\u00e7on
\nd\u2019ajouter de la profondeur au contingent
\nactuel du personnel d\u2019\u00e9valuation. Qui plus est,
\nassurer que les nouveaux employ\u00e9s d\u00e9tiennent
\nune accr\u00e9ditation devrait devenir un pr\u00e9requis
\nimportant dans le processus de recrutement.<\/p>\n
\u00e0 pROpOS dE l\u2019EnqU\u00eaTE
\nL\u2019enqu\u00eate r\u00e9alis\u00e9e aupr\u00e8s des employeurs
\nreposait sur une m\u00e9thode des recoupements,
\nincluant des entrevues en profondeur et une
\nenqu\u00eate en ligne questionnant 35 des plus
\ngrands employeurs des membres de l\u2019ICE. \u00c0
\ncela s\u2019ajoutait les r\u00e9ponses de l\u2019enqu\u00eate aupr\u00e8s
\ndes membres, y compris ceux qui ont d\u00e9clar\u00e9
\nvolontairement avoir des responsabilit\u00e9s
\nd\u2019emploi. Les r\u00e9sultats de l\u2019\u00e9tude sur les
\nmembres reposent sur une enqu\u00eate en ligne
\naupr\u00e8s des membres actifs r\u00e9alis\u00e9e entre le
\n20 et le 29 juin 2012. On a obtenu un total
\nde 1 054 r\u00e9ponses. Cela repr\u00e9sente un taux
\nde r\u00e9ponse de 26 %, alors que les r\u00e9sultats
\nsont jug\u00e9s exacts dans une marge de plus
\nou moins 3 %, 19 fois sur 20. L\u2019\u00e9tude a \u00e9t\u00e9
\nr\u00e9alis\u00e9e par Douglas Meredith and Associates,
\nconsultants sp\u00e9cialis\u00e9s en recherche et strat\u00e9gie
\ncommerciales. <\/p>\n
Paiement des droits d\u2019adh\u00e9sion \u00e0 l\u2019ICe<\/p>\n
Paiement des primes d\u2019assurance de l\u2019ICe<\/p>\n
Cours aux membres stagiaires de l\u2019ICe<\/p>\n
Autres types de formation continue<\/p>\n
Programmes de mentorat <\/p>\n
Mentorat par des membres accr\u00e9dit\u00e9s de l\u2019ICe<\/p>\n
Cours de perfectionnement professionnel continu<\/p>\n
Autres<\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 37click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
www.aicanada.ca<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
FOR TRibUnAl AppRAiSERS,
\nTEchnicAl KnOwlEdgE iS <\/p>\n
ThE KEy TO SUccESS
\nw i T h l A R R y d y b v i g , A A c i , p . A p p<\/p>\n
v olun t eer, peer re v ie w sub-commi t t ee
\nins t ructor, prof e s sion a l pr act ice semin a r <\/p>\n
l arry Dybvig, AACI, P. App. is the owner and president of Grover, Elliott & Co. Ltd., a commercial real estate firm
\nin Vancouver. He has been a member
\nof the Appraisal Institute of Canada
\n(AIC) since 1977 and earned his AACI
\ndesignation in 1984. He has served on
\nthe AIC\u2019s National Governing Council
\nas well as on numerous national and
\nprovincial committees. He is a certified
\ninstructor with AIC and is an instructor
\nin real estate and course consultant with
\nthe University of British Columbia.
\nLarry is also a designated member of the
\nAppraisal Institute (US) and the Royal
\nInstitute of Chartered Surveyors. <\/p>\n
1. what does the term \u2018tribunal\u2019
\nmean relative to the appraisal
\nprofession?
\nld: \u2018Tribunal\u2019 is a generic term
\nmeaning something that has the power
\nto determine or judge. There are many
\nkinds of tribunals. It can be a provincial,
\nterritorial, or federal court; or a private
\n\u2018court\u2019 such as arbitration. Within the
\nappraisal profession, it can involve a
\nquasi-judicial entity such as a court of
\nrevision, assessment appeal board, or a
\nutilities review commission. Tribunal
\nwork can extend to alternate dispute
\nmechanisms such as mediation.<\/p>\n
2. what is your involvement in
\ntribunal appraisal work?
\nld: Several of our company\u2019s appraisers <\/p>\n
regularly work on various tribunal
\nmatters, typically having perhaps 20
\nor 30 files on the go at a time (these
\nfiles tend to have a long life, sometimes
\nextending over four or five years.). The
\nBC government recently appointed me to
\nour provincial Assessment Appeal Board,
\nand I find it very interesting to see things
\nfrom the other side of the fence.<\/p>\n
3. what types of property
\nor real estate situations\/
\ntransactions typically involve
\ntribunal work?
\nld: A tribunal can involve a wide variety
\nof property types, and they do not
\nalways involve transactions \u2018gone wrong.\u2019
\nHowever, the most common tribunal
\nwork involves house appraisals for
\nmortgage defaults and divorces, where the
\njudge needs advice as to property value.<\/p>\n
Often, the file involves a property
\nimpairment such as contamination
\nor defect \u2013 either undisclosed when
\na property transacted or developing
\nbecause of the actions of a third party.
\nSometimes, the assignment involves
\na straightforward valuation with no
\nimpairment issues, e.g., tribunal work is
\ncommon for expropriations and as part of
\nassessment appeals. I have handled several
\nassignments for provincial utility review
\ncommissions to answer questions about
\nthe valuation effects of construction
\nprojects proposed by regulated utilities,
\nusually involving high voltage electrical
\nfacilities. <\/p>\n
ThE cliEnT nEEdS TO
\nUndERSTAnd whAT ThE
\nAppRAiSER cAn dO FOR <\/p>\n
iT in ThE cApAciTy OF An
\nExpERT, And AdvOcAcy iS <\/p>\n
nOT pART OF ThAT ROlE.<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 | 201338<\/p>\n
a PRoFessIoNAl APPRAIseR\u2019s perspectivePRoFessIoNAl APPRAIseR\u2019s perspective<\/p>\n
By their nature, tribunals involve the
\nresolution of disputes, and the advocacy
\nof each party\u2019s interest is inherent to the
\nprocess. Both sides try to represent their
\nviews to the fi nder of fact (the judge).
\nTh e judge might retain and instruct the
\nappraiser (with the costs paid by the
\nparties), however, it is far more common
\nthat each party hires, instructs, and pays
\nits own appraiser. Th e intended user of
\nthe report is the judge, who is looking for
\ncredible, independent, unbiased advice
\nfrom the experts. Th is creates a confl ict
\nthat the appraiser must carefully manage.
\nTh e client needs to understand what the
\nappraiser can do for it in the capacity of
\nan expert, and advocacy is not part of
\nthat role. <\/p>\n
4. can you give examples of
\nprojects you have worked on
\nwhere a tribunal setting was
\ninvolved?
\nld: When the Vancouver condominium
\nmarket was at its peak, the assessment
\nrose on our downtown department stores
\nbecause the land was more valuable for
\ncondominium development than for
\ndepartment stores. Th e owner of an
\nhistoric store property hired us to look
\nat its value for assessment purposes. We
\nfound that heritage preservation controls
\nmade it diffi cult to convert the property
\nfor condominium development, such that
\nhighest and best use was for continuation
\nof the commercial department store use.
\nWe presented our fi ndings at a mediation
\nordered by the Assessment Appeal Board,
\nand the assessor agreed to reduce the
\nassessment.<\/p>\n
Another time, a litigation matter
\nrequired that I review the work of an
\nappraiser where the value loss to a
\nresidential property arising from a burst
\nwater main was at issue. I prepared a <\/p>\n
report on the suitability of the analysis in
\nthat report, pointing out shortcomings
\nin the value loss methodology employed
\nsupported by citations from recognized
\nappraisal texts and peer reviewed journal
\narticles. Th e matter proceeded to trial,
\nand I testifi ed.<\/p>\n
A third example involved a site
\ncontaminated by sodium chloride
\n\u2013 simple road salt, which, in high
\nconcentrations, can cause soil and
\ngroundwater problems. My role was that
\nof a third appraiser. I reviewed the draft
\nreports of our client\u2019s appraiser, who
\nwas local and familiar with the subject
\nmarketplace, but who had no tribunal
\nexperience. <\/p>\n
I provided him with feedback in the
\nform of a peer review. I prepared a report
\nthat described the peer review, and set
\nout my comments on the fi nal reports. At
\nthe trial, I helped counsel understand the
\nqualifi cations of an expert for the other
\nside, and provided background on the
\nway development profi t is determined. To
\npreserve my ability to testify in rebuttal
\n(which I ultimately never did), I did not
\nenter the courtroom, but spent two days
\nin a witness room, meeting with counsel
\nat breaks and in the evening to do my
\nwork.<\/p>\n
5. what role does an appraiser
\ntypically play in a real estate
\nsituation where a tribunal is
\ninvolved?
\nld: A common service before a tribunal
\nis that of an expert witness, i.e., a witness
\naccepted by the court as an expert, who
\nby virtue of education, training, skill, or
\nexperience, is believed to have expertise
\nand specialized knowledge in a particular
\nsubject beyond that of the average person,
\nsuffi cient that others may offi cially and
\nlegally rely upon the witness\u2019s specialized <\/p>\n
(scientifi c, technical or other) opinion
\nabout an evidence or fact issue within the
\nscope of his or her expertise, referred to as
\nthe expert opinion, as an assistance to the
\nfact-fi nder.<\/p>\n
Tribunal work can entail an expert
\nreport, involving a point-in-time
\nvaluation, or a variety of non-valuation
\nconsulting assignments. For example,
\nwhen a plaintiff complains about losing
\nmoney when a vendor refuses to close an
\nagreed sale, the law can require that the
\nplaintiff demonstrate that a reasonable
\neff ort was made to mitigate the losses by
\ntrying to fi nd a replacement property.
\nAn appraiser might complete a search for
\nsubstitutes and provide an expert report
\nas to what was available as a mitigation
\npurchase. <\/p>\n
Other expert report types might
\ninclude a feasibility study, highest and
\nbest use study (such as required to
\nevaluate the eligibility of a CRA for
\ninsurance coverage on a property that
\nmay or may not be a one-to-four unit
\nresidence) and a technical review of the
\nwork of another appraiser to evaluate
\nits suitability for the matter before the
\ntribunal. Th e most common expert report
\nprepared after a valuation is a technical
\nreview.<\/p>\n
Appraisers prepare many expert
\nreports but testify on few. Th at is good.
\nOften, the root of a dispute before a
\ntribunal is the failure of one or both
\nparties to communicate. Consequently,
\neach has no objective understanding of
\nthe rationale underlying the other party\u2019s
\nposition. Th e legal system has many
\nrules intended to ensure the exchange
\nof information by both sides in aid of
\nsettlement. Th e fi rst objective of an
\nappraiser producing an expert report
\nis to provide a report that deals clearly
\nand credibly with the issues at hand and <\/p>\n
A cOmmOn SERvicE bEFORE A TRibUnAl iS ThAT OF An ExpERT wiTnESS…
\nbEliEvEd TO hAvE ExpERTiSE And SpEciAliZEd KnOwlEdgE <\/p>\n
in A pARTicUlAR SUbjEcT bEyOnd ThAT OF ThE AvERAgE pERSOn.<\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 39click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
a PRoFessIoNAl APPRAIseR\u2019s perspectivePRoFessIoNAl APPRAIseR<\/p>\n
lays out logical analyses, opinions, and
\nconclusions. <\/p>\n
Tribunal work involves many
\nactivities other than expert witness
\nservices. In complex matters, parties
\nmight retain a \u2018third appraiser,\u2019
\nindependent of their expert. Th is third
\nappraiser assists the client and its counsel
\nin understanding valuation issues and
\nin couching their arguments. Common
\nthird appraiser functions would be to
\nreview the work of the fi rst appraiser,
\nproviding commentary to the client or
\nperhaps even peer-review guidance to
\nthat appraiser. Th e third appraiser might
\ncompare and contrast the various expert
\nvaluation reports to be submitted to the
\ntribunal in order to clarify key elements
\nof agreement and disagreement. <\/p>\n
Another role involves providing
\nassistance in presenting the appraisal
\nevidence of the client, and in testing the
\nappraisal evidence of the other side. Th is
\nrequires advanced knowledge of appraisal
\nstandards, the peer-reviewed body
\nof professional appraisal knowledge,
\nand in generally accepted appraisal
\npractice. In this capacity, an appraiser
\nwould help develop questions, assist
\nwith research, and so forth. Th is might
\nentail attendance at trial and meeting
\nwith counsel at breaks to review matters
\narising from testimony presented. Th e
\nthird appraiser might not enter the
\ncourtroom, but simply be available to
\nassist in presenting appraisal related
\narguments and exhibits.<\/p>\n
6. what unique challenges does
\nworking in a tribunal setting
\npresent to an appraiser?
\nld: I can think of three: the confl icts
\ninherent in the advocacy situation,
\nthe expectation that your work will be
\nrigorously challenged in rebuttal and <\/p>\n
cross examination, and the consequence
\nthat the work requires a higher level of
\nknowledge, experience, and diligence. As
\nan example of the latter, while an appraiser
\nmight make his or her own investigations
\ninto land use planning for a fi rst mortgage
\nappraisal, a planner might be retained
\nto deal with the same question when a
\ntribunal appearance is contemplated.<\/p>\n
7. what are the rewards and\/
\nor drawbacks to working in a
\ntribunal setting?
\nld: Perhaps the biggest reward is that
\nthe work makes you \u201clearn your stuff .\u201d
\nTh e fi les can be interesting, as can be
\nthe people for whom you work. As for
\ndrawbacks, the cross-examination exercise
\nis stressful, because the objective of the
\nadvocate for the other side is to discredit
\nyou and your evidence. Th at is why many
\nappraisers will not do this type of work.<\/p>\n
8. what skill set does an
\nappraiser require in situations
\ninvolving a tribunal?
\nld: As a foundation, a good tribunal
\nappraiser needs an above average level
\nof knowledge in valuation theory and
\npractice, good research skills, and strong
\nreport writing capability. At the end of
\nthe day, your success is judged on the
\ncredibility you have with the judge, so
\nequally important are the \u2018soft\u2019 skills
\nneeded to present your opinion in your
\nreport and support it in testimony.<\/p>\n
9. is there signifi cant demand
\nfor appraisal services where a
\ntribunal setting is involved?
\nld: Except for the larger communities,
\nI would say no, at least not for the
\nconventional, point-in-time expert reports
\non value. In most marketplaces, tribunal
\nwork tends to be done mostly by a handful <\/p>\n
of appraisers, and, for those people, it can
\nbe a material part of their practice. Some
\npeople in public practice, such as senior
\nassessors with the provincial agencies,
\nspend much of their time in tribunal
\nwork. <\/p>\n
10. what can appraisers do to
\nexpand their involvement in
\ntribunal work?
\nld: Th e fi rst thing would be to develop
\nthe necessary skill set \u2013 advanced
\nknowledge and experience, and good
\nresearch and report writing skills. You
\nbecome known by your work, and that
\nleads to word of mouth promotion, the
\nbest kind. It is also a good idea to belong
\nto the organizations involved in tribunal
\nwork such as provincial expropriation
\nassociations, the International Right of
\nWay Association, and so forth. Becoming
\ninvolved in appraisal education helps \u2013 I
\nget many referrals from appraisers who
\nattend the courses I teach.<\/p>\n
11. what advice would you give
\nan appraiser thinking of getting
\ninto appraisal work involving
\ntribunals?
\nld: It is a valuable component of your
\npractice \u2013 it sharpens your skills, expands
\nyour expertise, and can help raise your
\nprofi le. It also expands your pool of
\nclientele \u2013 there are law fi rms for whom I
\nstarted out doing tribunal work, and from
\nwhich I now receive a host of non-tribunal
\nwork.<\/p>\n
It is important for an appraiser to
\nunderstand the setting of a tribunal,
\nthe functions of the judge, and the legal
\nframework under which he or she works.
\nI found the courses of our provincial
\nArbitration and Mediation Institute to be
\nmost helpful and highly recommend them
\nto valuers interested in tribunal work. <\/p>\n
ThE FiRST ObjEcTivE OF An AppRAiSER pROdUcing An ExpERT REpORT iS TO
\npROvidE A REpORT ThAT dEAlS clEARly And cREdibly wiTh ThE iSSUES AT <\/p>\n
hAnd And lAyS OUT lOgicAl AnAlySES, OpiniOnS, And cOnclUSiOnS.<\/p>\n
click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 | 201340<\/p>\n
POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n
pOUR lES \u00e9vAlUATEURS
\nd\u00e9ciSiOnnElS, lES cOnnAiSSAncES
\nTEchniqUES SOnT lA cl\u00e9 dU SUcc\u00e8S<\/p>\n
A v E c l A R R y d y b v i g , A A c i , p . A p p
\n b\u00c9n\u00c9 v ol e , s ous -comi t \u00c9 de l\u2019e x a men pa r l e s pa ir s <\/p>\n
ins t ruct eur, s\u00c9min a ire sur l a pr at ique prof e s sionnel l e<\/p>\n
l arry Dybvig, AACI, P. App., est propri\u00e9taire et pr\u00e9sident de Grover, Elliott & Co. Ltd., une soci\u00e9t\u00e9 immobili\u00e8re commerciale \u00e0
\nVancouver. Membre de l\u2019Institut canadien
\ndes \u00e9valuateurs depuis 1977, il a obtenu son
\ntitre AACI en 1984. Il a servi au Conseil
\nd\u2019administration national de l\u2019ICE, de
\nm\u00eame qu\u2019\u00e0 plusieurs comit\u00e9s nationaux
\net provinciaux. Il est moniteur accr\u00e9dit\u00e9
\nde l\u2019ICE et instructeur en immobilier et
\nconsultant de cours \u00e0 l\u2019Universit\u00e9 de la
\nColombie-Britannique. Larry est aussi
\nmembre d\u00e9sign\u00e9 de l\u2019Appraisal Institute et
\ndu Royal Institute of Chartered Surveyors. <\/p>\n
1. que signifie le terme
\n\u2039 d\u00e9cisionnel \u203a par rapport \u00e0 la
\nprofession d\u2019\u00e9valuateur ?
\nld: \u2039 D\u00e9cisionnel \u203a est un terme g\u00e9n\u00e9rique
\n\u00e9voquant l\u2019autorit\u00e9 d\u2019un tribunal capable
\nde d\u00e9terminer ou trancher une question. Il
\nexiste plusieurs sortes de tribunaux. Il peut
\ns\u2019agir d\u2019un tribunal provincial, territorial
\nou f\u00e9d\u00e9ral; ou encore d\u2019un \u2039 tribunal \u203a priv\u00e9
\ncomme l\u2019arbitrage. Dans la profession
\nd\u2019\u00e9valuateur, cela peut \u00eatre une entit\u00e9 quasi-
\njudiciaire telle une cour de r\u00e9formation,
\nune commission d\u2019appel des \u00e9valuations
\nou une commission d\u2019examen des services
\npublics. Le travail d\u00e9cisionnel peut aussi
\ns\u2019\u00e9tendre \u00e0 d\u2019autres m\u00e9canismes de r\u00e8glement
\ndes diff\u00e9rends tels que la m\u00e9diation.<\/p>\n
2. quelle est votre implication dans
\nle travail d\u2019\u00e9valuateur d\u00e9cisionnel ?
\nld: Plusieurs \u00e9valuateurs de notre compag-<\/p>\n
nie travaillent r\u00e9guli\u00e8rement sur diverses
\nquestions d\u00e9cisionnelles, ayant habituelle-
\nment peut-\u00eatre 20 ou 30 dossiers actifs \u00e0 la
\nfois (ces dossiers tendent \u00e0 vivre longtemps,
\nparfois jusqu\u2019\u00e0 plus de cinq ou six ans). Le
\ngouvernement de la Colombie-Britannique
\nm\u2019a r\u00e9cemment nomm\u00e9 \u00e0 notre Commis-
\nsion provinciale d\u2019appel des \u00e9valuations, et
\nje trouve tr\u00e8s int\u00e9ressant de voir l\u2019autre c\u00f4t\u00e9. <\/p>\n
3. quels types de propri\u00e9t\u00e9s
\nou de situations\/transactions
\nimmobili\u00e8res int\u00e9ressent
\ng\u00e9n\u00e9ralement le travail
\nd\u00e9cisionnel ?
\nld: Un tribunal peut viser des types de
\npropri\u00e9t\u00e9s tr\u00e8s vari\u00e9s, qui ne supposent pas
\ntoujours des transactions qui ont \u2039 mal tourn\u00e9 \u203a.
\nCependant, le travail d\u00e9cisionnel touche le plus
\nsouvent l\u2019\u00e9valuation de maisons dans les cas de
\nd\u00e9faut de paiement d\u2019hypoth\u00e8que et de divorce
\no\u00f9 le juge a besoin de recevoir des avis sur la
\nvaleur des propri\u00e9t\u00e9s.<\/p>\n
Fr\u00e9quemment, le dossier concerne
\nl\u2019affectation d\u2019une propri\u00e9t\u00e9, comme une
\ncontamination ou une imperfection, qu\u2019elle
\nait \u00e9t\u00e9 cach\u00e9e lors de la transaction de la
\npropri\u00e9t\u00e9 ou qu\u2019elle se d\u00e9veloppe suite aux
\nactions d\u2019une tierce partie. Il arrive parfois
\nque l\u2019affectation concerne une \u00e9valuation
\nr\u00e9guli\u00e8re, sans aucun probl\u00e8me de
\nd\u00e9gradation, p. ex. le travail d\u00e9cisionnel est
\ncourant pour les expropriations et dans le
\ncadre des appels d\u2019\u00e9valuations. J\u2019ai compl\u00e9t\u00e9
\nplusieurs mandats pour des commissions
\nprovinciales d\u2019examen des services publics
\nafin de r\u00e9pondre \u00e0 des questions sur <\/p>\n
lE cliEnT dOiT
\ncOmpREndRE cE qUE <\/p>\n
l\u2019\u00e9vAlUATEUR pEUT
\nFAiRE pOUR lUi En SA
\nqUAliT\u00e9 d\u2019ExpERT ET <\/p>\n
qUE SOn R\u00f4lE n\u2019EST
\npAS dE lE d\u00e9FEndRE.<\/p>\n
Volume 57 | Book 1 \/ Tome 1 | 2013 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 41Click here to return to
\nTable of ConTenTs<\/p>\n
point de vue d\u2019un \u00c9VAluAteuR PRoFessIoNNelpoint de vue d\u2019un <\/p>\n
les eff ets d\u2019une \u00e9valuation de projets de
\nconstruction propos\u00e9s par des services
\npublics r\u00e9glement\u00e9s comportant souvent des
\ninstallations \u00e9lectriques haute tension.<\/p>\n
De par leur nature, les tribunaux
\ns\u2019occupent de r\u00e9gler des diff \u00e9rends, et la
\nd\u00e9fense des int\u00e9r\u00eats de chaque partie est
\ninh\u00e9rente au processus. Les deux c\u00f4t\u00e9s
\ntentent de repr\u00e9senter leurs points de vue
\naupr\u00e8s de l\u2019arbitre des faits en litige (le
\njuge). Le juge pourrait mandater et instruire
\nl\u2019\u00e9valuateur (les co\u00fbts \u00e9tant d\u00e9fray\u00e9s par
\nles parties), mais il arrive beaucoup plus
\nsouvent que chaque partie embauche,
\ndonne direction \u00e0 et paye son propre
\n\u00e9valuateur. L\u2019utilisateur pr\u00e9vu du rapport
\nest le juge, qui cherche des avis dignes
\nde foi, ind\u00e9pendants et impartiaux de la
\npart des experts. Cela cr\u00e9e un confl it que
\nl\u2019\u00e9valuateur doit g\u00e9rer soigneusement. Le
\nclient doit comprendre ce que l\u2019\u00e9valuateur
\npeut faire pour lui en sa qualit\u00e9 d\u2019expert
\net que son r\u00f4le n\u2019est pas de le d\u00e9fendre.<\/p>\n
4. pouvez-vous donner des
\nexemples de projets auxquels
\nvous avez travaill\u00e9 o\u00f9 il existait
\nun contexte d\u00e9cisionnel ?
\nld: Lorsque le march\u00e9 des condominiums
\n\u00e9tait le plus actif \u00e0 Vancouver, l\u2019\u00e9valuation
\nfonci\u00e8re de nos grands magasins du centre-ville
\na augment\u00e9, parce que les terrains \u00e9taient plus
\nint\u00e9ressants pour le d\u00e9veloppement de con-
\ndominiums que pour les grands magasins. Le
\npropri\u00e9taire d\u2019un magasin historique a retenu
\nnos services pour en estimer la valeur mar-
\nchande \u00e0 des fi n d\u2019\u00e9valuation fonci\u00e8re. Nous
\navons constat\u00e9 que les mesures de pr\u00e9servation
\ndu patrimoine rendaient diffi cile de convertir
\nla propri\u00e9t\u00e9 au d\u00e9veloppement de condomi-
\nniums, \u00e0 tel point que nous avons d\u00e9termin\u00e9
\nqu\u2019il valait mieux conserver la vocation com-
\nmerciale d\u2019un grand magasin pour l\u2019utilisation
\noptimale. Nous avons pr\u00e9sent\u00e9 nos conclusions
\nlors d\u2019une m\u00e9diation ordonn\u00e9e par la Com-
\nmission d\u2019appel des \u00e9valuations et l\u2019\u00e9valuateur
\nfoncier a accept\u00e9 d\u2019abaisser la valeur.<\/p>\n
Une autre fois, un litige n\u00e9cessitait que
\nj\u2019examine le travail d\u2019un \u00e9valuateur o\u00f9 la
\nperte de valeur d\u2019un immeuble r\u00e9sidentiel
\ncaus\u00e9e par le bris d\u2019une conduite principale <\/p>\n
d\u2019eau \u00e9tait en question. J\u2019ai r\u00e9dig\u00e9 un rapport
\nsur la pertinence de l\u2019analyse de son rap-
\nport, en indiquant les lacunes de la m\u00e9thode
\nemploy\u00e9e pour estimer la perte de valeur et
\nen m\u2019appuyant sur des citations de textes
\nd\u2019\u00e9valuation reconnus et d\u2019articles de revues \u00e0
\ncomit\u00e9 de lecture. L\u2019aff aire a donn\u00e9 lieu \u00e0 un
\nproc\u00e8s, o\u00f9 j\u2019ai livr\u00e9 mon t\u00e9moignage.<\/p>\n
Dans un troisi\u00e8me exemple, un site \u00e9tait
\ncontamin\u00e9 par du chlorure de sodium \u2013 du
\nsimple sel de voirie \u2013 qui, \u00e0 fortes concentra-
\ntions, peut causer des probl\u00e8mes au sol et
\n\u00e0 l\u2019eau souterraine. Mon r\u00f4le \u00e9tait celui de
\ntroisi\u00e8me \u00e9valuateur. J\u2019ai examin\u00e9 les rap-
\nports pr\u00e9liminaires de l\u2019\u00e9valuateur de notre
\nclient, qui \u00e9tait de la localit\u00e9 et familier
\navec le march\u00e9 en question, mais qui n\u2019avait
\naucune exp\u00e9rience avec les tribunaux. Je lui ai
\nfourni une r\u00e9troaction sous forme d\u2019examen
\npar un pair. J\u2019ai r\u00e9dig\u00e9 un rapport d\u00e9crivant
\ncet examen, avant d\u2019\u00e9noncer mes remarques
\nsur les rapports fi nals. Lors du proc\u00e8s, j\u2019ai
\naid\u00e9 l\u2019avocat \u00e0 comprendre les qualifi cations
\nd\u2019un expert pour la partie adverse, puis lui ai
\nexpliqu\u00e9 comment l\u2019on d\u00e9termine le profi t du
\nd\u00e9veloppement. Pour pr\u00e9server mon habilet\u00e9
\n\u00e0 t\u00e9moigner en contre-preuve (ce que je n\u2019ai
\npas eu \u00e0 faire), je ne suis pas all\u00e9 dans la salle
\nd\u2019audience, mais j\u2019ai pass\u00e9 deux jours dans
\nune salle des t\u00e9moins o\u00f9 j\u2019ai rencontr\u00e9 l\u2019avocat
\ndurant les pauses et le soir pour travailler.<\/p>\n
5. quel r\u00f4le un \u00e9valuateur joue-t-il
\ndans une situation immobili\u00e8re o\u00f9
\nun tribunal doit intervenir ?
\nld: Un service souvent rendu devant un tri-
\nbunal est celui du t\u00e9moin expert, c\u2019est-\u00e0-dire
\nun t\u00e9moin accept\u00e9 par la cour \u00e0 titre d\u2019expert
\nqui, en vertu de ses \u00e9tudes, sa formation, ses
\ncomp\u00e9tences ou son exp\u00e9rience, est r\u00e9put\u00e9
\nd\u00e9tenir une expertise et des connaissances
\nsp\u00e9cialis\u00e9es sur un sujet donn\u00e9 d\u00e9passant
\ncelles de la personne moyenne, suffi samment <\/p>\n
pour que les gens puissent se fi er offi cielle-
\nment et l\u00e9galement \u00e0 l\u2019opinion sp\u00e9cialis\u00e9e
\n(scientifi que, technique ou autre) du t\u00e9moin
\n\u00e0 propos d\u2019une preuve ou d\u2019un fait qui tombe
\ndans son champ d\u2019expertise, \u00e9voqu\u00e9e comme
\nl\u2019opinion experte qui aide l\u2019arbitre \u00e0 juger les
\nfaits en litige.<\/p>\n
Le travail d\u00e9cisionnel peut demander la
\nr\u00e9daction d\u2019un rapport d\u2019expert, comprenant
\nune \u00e9valuation ponctuelle, ou une vari\u00e9t\u00e9
\nde mandats de consultation non li\u00e9es \u00e0
\nl\u2019\u00e9valuation. Par exemple, si un demandeur
\npr\u00e9tend avoir perdu de l\u2019argent parce que le
\nvendeur a refus\u00e9 de conclure une vente con-
\nvenue, la loi peut exiger que le demandeur
\nd\u00e9montre qu\u2019un eff ort raisonnable a \u00e9t\u00e9 fait
\npour att\u00e9nuer les pertes en essayant de trou-
\nver une propri\u00e9t\u00e9 de remplacement. Un \u00e9val-
\nuateur pourrait compl\u00e9ter une recherche de
\nsubstituts et fournir un rapport d\u2019expert sur
\nles propri\u00e9t\u00e9s qui \u00e9taient disponibles pour
\nl\u2019achat. D\u2019autres types de rapport d\u2019expert
\npeuvent inclure une \u00e9tude de faisabilit\u00e9,
\nune \u00e9tude d\u2019utilisation optimale (comme
\ncelle requise pour \u00e9valuer l\u2019admissibilit\u00e9
\nd\u2019un CRA \u00e0 la protection sur une propri\u00e9t\u00e9
\nqui peut \u00eatre ou non un immeuble d\u2019un \u00e0
\nquatre logements) et un examen technique
\ndu travail d\u2019un autre \u00e9valuateur pour \u00e9valuer
\nsa pertinence quant \u00e0 la question soumise au
\ntribunal. Le rapport d\u2019expert que l\u2019on r\u00e9dige
\nle plus fr\u00e9quemment apr\u00e8s une \u00e9valuation est
\nun examen technique.<\/p>\n
Les \u00e9valuateurs pr\u00e9parent beaucoup de
\nrapports d\u2019experts, mais t\u00e9moignent rare-
\nment \u00e0 leur sujet, ce qui est bon signe.
\nSouvent, la cause d\u2019un diff \u00e9rend devant un
\ntribunal est le d\u00e9faut de communiquer de
\nl\u2019une ou des deux parties. Par cons\u00e9quent,
\nchacune ne comprend pas objectivement
\nles raisons qui sous-tendent la position de
\nl\u2019adversaire. L\u2019appareil judiciaire poss\u00e8de de
\nnombreuses r\u00e8gles con\u00e7ues pour assurer le <\/p>\n
Un SERvicE SOUvEnT REndU dEvAnT Un
\nTRibUnAl EST cElUi dU T\u00e9mOin ExpERT… <\/p>\n
EST R\u00e9pUT\u00e9 d\u00e9TEniR UnE ExpERTiSE ET dES
\ncOnnAiSSAncES Sp\u00e9ciAliS\u00e9ES SUR Un SUjET dOnn\u00e9 <\/p>\n
d\u00e9pASSAnT cEllES dE lA pERSOnnE mOyEnnE.<\/p>\n
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\nTAblE OF cOnTEnTS<\/p>\n
canadian property valuation | \u00c9valuation immobili\u00e8re au canada | volume 57 | book 1 | 201342<\/p>\n
point de vue d\u2019un \u00c9VAluAteuR PRoFessIoNNel\u00c9VAluAteuR PRoFessIoNNel<\/p>\n
partage de l\u2019information entre les deux par-
\nties pour favoriser le r\u00e8glement. Le premier
\nobjectif d\u2019un \u00e9valuateur r\u00e9digeant un rap-
\nport d\u2019expert est de fournir un rapport qui
\ntraite de mani\u00e8re claire et cr\u00e9dible des ques-
\ntions soulev\u00e9es et qui pr\u00e9sente des analyses,
\ndes opinions et des conclusions logiques.<\/p>\n
Le travail d\u00e9cisionnel engendre beau-
\ncoup d\u2019activit\u00e9s autres que les services
\nde t\u00e9moin expert. Dans les aff aires com-
\nplexes, les parties pourraient embaucher
\nun \u2039 troisi\u00e8me \u00e9valuateur \u203a, ind\u00e9pendant
\nde leur expert. Ce troisi\u00e8me \u00e9valuateur
\naide le client et son avocat \u00e0 comprendre
\nles probl\u00e8mes d\u2019\u00e9valuation et \u00e0 \u00e9toff er leur
\nargumentation. Des fonctions courantes du
\ntroisi\u00e8me \u00e9valuateur seraient d\u2019examiner le
\ntravail du premier \u00e9valuateur, fournir des
\ncommentaires au client ou peut-\u00eatre m\u00eame
\nles conseils d\u2019un pair au premier \u00e9valuateur.
\nLe troisi\u00e8me \u00e9valuateur pourrait com-
\nparer et contraster les diff \u00e9rents rapports
\nd\u2019\u00e9valuation sp\u00e9cialis\u00e9e qui seront soumis
\nau tribunal afi n de bien clarifi er les princi-
\npaux points d\u2019entente et de d\u00e9saccord.<\/p>\n
Un autre r\u00f4le consiste \u00e0 fournir
\nune assistance pour pr\u00e9senter la preuve
\nd\u2019\u00e9valuation du client et tester la preuve
\nd\u2019\u00e9valuation de la partie adverse. Cela
\nrequiert des connaissances avanc\u00e9es sur les
\nnormes d\u2019\u00e9valuation, soit le bloc de con-
\nnaissances en mati\u00e8re d\u2019\u00e9valuation profes-
\nsionnelle jug\u00e9es par les pairs et la pratique
\nde l\u2019\u00e9valuation g\u00e9n\u00e9ralement reconnue.
\nEn cette qualit\u00e9, un \u00e9valuateur aiderait
\n\u00e0 \u00e9laborer les questions, appuierait les
\nrecherches, et ainsi de suite. Cela pourrait
\nl\u2019amener \u00e0 assister \u00e0 un proc\u00e8s et rencontrer
\nl\u2019avocat durant les pauses pour examiner
\nles questions soulev\u00e9es par les t\u00e9moignages.
\nLe troisi\u00e8me \u00e9valuateur pourrait s\u2019abstenir
\nd\u2019aller en salle d\u2019audience, se tenant simple-
\nment disponible pour aider \u00e0 pr\u00e9senter les
\narguments et les preuves mat\u00e9rielles li\u00e9s \u00e0
\nl\u2019\u00e9valuation.<\/p>\n
6. quels d\u00e9fi s particuliers
\nle travail en contexte d\u00e9cisionnel
\npose-t-il \u00e0 un \u00e9valuateur ?
\nld: J\u2019en vois trois : les confl its inh\u00e9rents \u00e0 la
\nsituation de d\u00e9fense, la certitude que votre <\/p>\n
travail sera rigoureusement remis en question
\nen contre-preuve et contre-interrogatoire, de
\nm\u00eame que la cons\u00e9quence que votre travail
\nexige un haut niveau de connaissances,
\nd\u2019exp\u00e9rience et de diligence. Pour illustrer ce
\ndernier point, alors qu\u2019un \u00e9valuateur pour-
\nrait mener sa ou ses propres enqu\u00eates sur la
\nplanifi cation de l\u2019utilisation d\u2019un terrain pour
\nl\u2019\u00e9valuation d\u2019une hypoth\u00e8que de premier
\nrang, on pourrait embaucher un planifi ca-
\nteur pour traiter de la m\u00eame question si l\u2019on
\nenvisage de compara\u00eetre devant le tribunal.<\/p>\n
7. quels sont les b\u00e9n\u00e9fi ces et\/ou
\nles d\u00e9savantages du travail
\nen contexte d\u00e9cisionnel ?
\nld: Le plus grand b\u00e9n\u00e9fi ce est probablement
\nque ce travail vous \u00ab apprend votre mati\u00e8re \u00bb.
\nLes dossiers peuvent \u00eatre int\u00e9ressants, tout
\ncomme les gens pour qui vous travaillez.
\nPour ce qui est des d\u00e9savantages, un
\ncontre-interrogatoire est stressant, car le
\nbut de l\u2019avocat de la partie adverse est de
\nvous discr\u00e9diter, en m\u00eame temps que vos
\n\u00e9l\u00e9ments de preuve. C\u2019est pourquoi beaucoup
\nd\u2019\u00e9valuateurs ne font pas ce genre de travail.<\/p>\n
8. de quelles comp\u00e9tences un
\n\u00e9valuateur a-t-il besoin dans les
\nsituations impliquant un tribunal ?
\nld: Comme fondation, un bon \u00e9valuateur
\nd\u00e9cisionnel a besoin d\u2019un niveau de
\nconnaissances th\u00e9oriques et pratiques plus
\n\u00e9lev\u00e9 que la moyenne en mati\u00e8re d\u2019\u00e9valuation
\nainsi que de bonnes comp\u00e9tences en
\nrecherche et en r\u00e9daction de rapport. Quand
\ntout a \u00e9t\u00e9 dit, votre succ\u00e8s d\u00e9pend de votre
\ncr\u00e9dibilit\u00e9 aupr\u00e8s du juge : il est donc aussi
\nimportant d\u2019avoir les comp\u00e9tences g\u00e9n\u00e9rales
\nrequises pour exprimer votre opinion dans
\nvotre rapport et pour l\u2019appuyer dans votre
\nt\u00e9moignage.<\/p>\n
9. Existe-t-il une grande demande
\npour des services d\u2019\u00e9valuation
\nen contexte d\u00e9cisionnel ?
\nld: Sauf pour les plus grandes
\ncommunaut\u00e9s, je dirais que non, du moins
\npas pour les rapports d\u2019expert ponctuels
\nconventionnels sur la valeur. Dans la
\nplupart des march\u00e9s, le travail d\u00e9cisionnel <\/p>\n
tend \u00e0 \u00eatre eff ectu\u00e9 le plus souvent par une
\npoign\u00e9e d\u2019\u00e9valuateurs, pour qui ce travail
\npeut repr\u00e9senter une partie importante
\nde leur pratique. Certaines personnes en
\npratique publique, comme les \u00e9valuateurs
\nprincipaux d\u2019organismes provinciaux,
\nconsacrent la majorit\u00e9 de leur temps au
\nfonciers travail d\u00e9cisionnel.<\/p>\n
10. que peuvent faire les
\n\u00e9valuateurs pour s\u2019engager
\ndans le travail d\u00e9cisionnel ?
\nld: La premi\u00e8re chose serait d\u2019acqu\u00e9rir
\nl\u2019ensemble de comp\u00e9tences n\u00e9cessaires
\n\u2013 connaissances avanc\u00e9es et exp\u00e9rience,
\nde m\u00eame que de bonnes comp\u00e9tences
\nen recherche et en r\u00e9daction de rapport.
\nVous devenez connu pour votre travail, ce
\nqui vous fait profi ter d\u2019une promotion de
\nbouche \u00e0 oreille, la meilleure qui soit. C\u2019est
\n\u00e9galement une bonne id\u00e9e d\u2019appartenir \u00e0
\ndes organisations engag\u00e9es dans le travail
\nd\u00e9cisionnel, comme les associations
\nprovinciales d\u2019expropriation, l\u2019International
\nRight of Way Association, et ainsi de
\nsuite. L\u2019implication dans l\u2019\u00e9ducation
\nsur l\u2019\u00e9valuation est utile \u2013 j\u2019obtiens de
\nr\u00e9f\u00e9rences des \u00e9valuateurs qui assistent \u00e0
\nmes cours.<\/p>\n
11. que conseilleriez-vous \u00e0 un
\n\u00e9valuateur qui songe \u00e0 se lancer
\ndans le travail d\u2019\u00e9valuation
\nimpliquant les tribunaux ?
\nld: C\u2019est une composante pr\u00e9cieuse de
\nvotre pratique, aiguisant vos comp\u00e9tences,
\n\u00e9largissant votre expertise et pouvant
\ncontribuer \u00e0 rehausser votre image. Elle
\nagrandit en outre votre bassin de clients
\n\u2013 des cabinets d\u2019avocats pour qui j\u2019ai
\ncommenc\u00e9 par faire du travail d\u00e9cisionnel
\nme confi ent maintenant beaucoup de
\ntravail non li\u00e9 aux tribunaux.<\/p>\n
Il est important pour un \u00e9valuateur
\nde comprendre le contexte d\u2019un tribunal,
\nles fonctions du juge et le cadre l\u00e9gal dans
\nlequel il travaille. J\u2019ai trouv\u00e9 les cours
\nde notre Institut provincial d\u2019arbitrage
\net de m\u00e9diation des plus utiles et je les
\nrecommande fortement aux \u00e9valuateurs qui
\ns\u2019int\u00e9ressent au travail d\u00e9cisionnel. <\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 43click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
around the globe<\/p>\n
REAl ESTATE AppRAiSAl in
\nThE UniTEd ARAb EmiRATES<\/p>\n
w i T h p A U l m A c p h E R S O n , A A c i , p . A p p<\/p>\n
A conversation with Paul Macpherson, AACI, P. App., President & Managing Director, Whitbread Hotels
\n& Restaurants International, Dubai,
\nUnited Arab Emirates (UAE). Paul has
\nbeen an active member of the Appraisal
\nInstitute of Canada (AIC) since 1989
\nand earned his designation in 2000. <\/p>\n
cpv: what is the status of the
\nappraisal profession in your
\nparticular country\/marketplace?
\npm: Increasingly within the UAE,
\nvaluation firms are setting up in Dubai
\nand Abu Dhabi. Over the last decade,
\nmany appraisal firms have come to realize
\nthat they cannot effectively service clients
\nin the UAE from offices in markets like
\nLondon and Singapore that are a seven-hour
\nflight away. Given the huge real estate
\ninitiatives being undertaken in Abu Dhabi,
\nDubai, Doha, and Saudi Arabia, as well
\nas other markets in the Gulf Corporate
\nCouncil (GCC) countries, there are great
\nopportunities for AACIs to be engaged in
\nexciting and challenging real estate projects. <\/p>\n
Within the hotel sector, the fact that
\nthe number of qualified valuation firms
\nand experts has been limited is surprising
\nfor two reasons. First, the burgeoning
\nhotel sector requires increasingly more
\nhotel experts for feasibility and valuation.
\nSecond, hotels are a hugely exciting
\nsegment of the real estate industry. The
\ntravel industry is booming in the UAE,
\nwith some of the world\u2019s top airlines <\/p>\n
(e.g., Emirates Airlines, Etihad Airways,
\nQatar Airways) continually entering into
\nnew markets with great load factors.
\nIn fact, by 2020, the World Tourism
\n& Travel Council anticipates that
\nDubai will surpass Heathrow Airport
\n(London) in passenger movements. <\/p>\n
Thanks to sunshine most of the year,
\ninteresting history, culture, food and
\nentertainment, and some of the best
\nhotels in the world (e.g., Jumeirah Burj
\nAl Arab), visitor arrivals continue to
\ngrow rapidly. The corporate market keeps
\nexpanding as well, with new businesses
\nfrom around the globe securing a
\npresence in the Middle East (e.g., Tim
\nHortons). With the excitement and
\nchallenges of the hotel industry, I remain
\nsurprised there are not more qualified
\nAACI professionals internationally, in
\ngeneral, and in the UAE, in particular.<\/p>\n
cpv: what are the
\nappraisal-related trends
\nin your country\/marketplace?
\npm: The similarities to those in Canada
\nare the principles. Whether it is a small
\nmarina on Vancouver Island or a luxury
\nresort in the Maldives, the principles of
\nproperty evaluation, historical and projected
\nincome stream analysis, the importance
\nand integrity of valuation technique, and
\nthe reliability of financial measures remain
\ncritical. At the same time, the differences
\nin the approach to zoning, land use,
\nlicensing, employee compensation, buyer
\nand seller mentalities, emerging market <\/p>\n
ThE AAci hAS ASSiSTEd
\nmE in pERFORming <\/p>\n
FEASibiliTy AnAlySES,
\ninvESTmEnT pROpOSAlS, <\/p>\n
OpERATiOnAl REviEwS,
\nAnd vAlUATiOnS <\/p>\n
ThROUghOUT my cAREER.<\/p>\n
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\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201344<\/p>\n
marketing et CoMMuNICAtIoNsaround the gloBearound the gloBe<\/p>\n
economics, corruption and business risk
\nassessment make for a hugely exciting,
\nand often challenging, process. <\/p>\n
cpv: what was your career path
\nto becoming an Aic member?
\npm: After completing my Bachelor of Com-
\nmerce (Finance) at the University of British
\nColumbia, I contemplated completing a
\nsecond degree. Th e idea of doing an MBA
\nwas not appealing, as it, like Commerce,
\nwas somewhat generalist in nature. I had <\/p>\n
long been interested in real estate \u2013 hotels
\nin particular \u2013 and had a keen interest in
\nfi nance, so an AACI designation with the
\nAppraisal Institute of Canada proved to
\nbe an attractive option. Th e designation
\nhas come in very useful over the years. <\/p>\n
cpv: how has the AAci designation
\nassisted you during your career?
\npm: Having been involved in the hotel
\nindustry for 25 years, it is clear that under-
\nstanding the development, operations and <\/p>\n
dubai burj Al Arab hotel<\/p>\n
valuation, and real estate aspects of hotels
\nis critical to making informed decisions.
\nTh e AACI has assisted me in performing
\nfeasibility analyses, investment propos-
\nals, operational reviews, and valuations
\nthroughout my career. In 1993, my wife and
\nI moved to Hong Kong where a friend and
\nI ran what was the largest hotel consulting
\nfi rm at the time. With a host of nationalities
\nworking for us, we conducted a full range
\nof hotel projects from Japan to New
\nZealand. Elements of what I had learned in
\ncompleting my AACI came into play in all
\nof the projects we conducted because, at the
\nend of the process, the principle initiative
\nwas always to maximize real estate value. <\/p>\n
One interesting project involved assess-
\ning the feasibility of including a luxury
\nhotel at the top of Taipei 101. To review
\nthe space, we had to take the construction
\nelevator \u2013 which was hanging on the side
\nof the half-completed building \u2013 to the
\n87th fl oor on an extremely windy day.
\nTwo other interesting projects included
\nassessing a resort site in the Philippines,
\nwhile being protected by machine gun-
\nwielding security due to a dispute with a
\nprevious owner regarding the status of the
\nsite\u2019s sale, and having to save our architect
\nfrom a river in Indonesia after he fell in
\nduring a site review. Th en there was the
\ntime when I hid under a mattress in the
\nbathtub as a hurricane came through the
\nVirgin Islands while I was conducting a
\ndevelopment proposal for a resort. <\/p>\n
wiTh ThE ExciTEmEnT And
\nchAllEngES OF ThE hOTEl indUSTRy, <\/p>\n
i REmAin SURpRiSEd ThERE ARE nOT
\nmORE qUAliFiEd AAci pROFESSiOnAlS <\/p>\n
inTERnATiOnAlly, in gEnERAl,
\nAnd in ThE UAE, in pARTicUlAR.<\/p>\n
AT NOTARIUS, WE\u2019VE HEARD YOUR
\nSTORIES ABOUT REPORT TAMPERING.
\nPut a stop to it. Call us!
\nTo schedule a live or webcast presentation of
\nour Digital Signature Kit, contact us at 1-888-588-0011.<\/p>\n
www.notarius.com\/AIC<\/p>\n
SIGNATURE
\nThe Evolution of Your <\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 45click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
http:\/\/www.notarius.com\/AIC<\/p>\n
AUTOUR DU MONDE <\/p>\n
l\u2019\u00e9vAlUATiOn immObili\u00e8RE
\nAUx \u00e9miRATS ARAbES UniS<\/p>\n
A v E c p A U l m A c p h E R S O n , A A c i , p . A p p<\/p>\n
u n entretien avec Paul Macpherson, AACI, P. App., pr\u00e9sident et directeur g\u00e9n\u00e9ral, Whitbread Hotels
\n& Restaurants International, Duba\u00ef,
\n\u00c9mirats arabes unis (\u00c9AU). Paul est
\nmembre actif de l\u2019Institut canadien des
\n\u00e9valuateurs (ICE) depuis 1989 et il a
\nobtenu sa d\u00e9signation en 2000.<\/p>\n
cpv : quel est le statut de la
\nprofession d\u2019\u00e9valuateur dans
\nvotre pays\/march\u00e9 particulier ?
\npm : De plus en plus aux \u00c9mirats arabes
\nunis (\u00c9AU), les firmes d\u2019\u00e9valuation
\nouvrent des bureaux \u00e0 Duba\u00ef and Abu
\nDhabi. Durant la derni\u00e8re d\u00e9cennie,
\nplusieurs firmes d\u2019\u00e9valuation ont compris
\nqu\u2019elles ne peuvent pas servir efficacement
\nles clients des \u00c9AU \u00e0 partir de bureaux
\nsitu\u00e9s dans des march\u00e9s comme Londres
\net Singapour, \u00e0 sept heures de vol. \u00c9tant
\ndonn\u00e9 les gigantesques projets immo-
\nbiliers entrepris \u00e0 Abu Dhabi, Duba\u00ef,
\nDoha et en Arabie Saoudite, de m\u00eame
\nque d\u2019autres march\u00e9s dans les pays du
\nConseil de coop\u00e9ration du Golfe (GCG),
\nbeaucoup d\u2019excellents d\u00e9bouch\u00e9s s\u2019offrent
\naux AACIs qui souhaitent travailler \u00e0
\ndes projets immobiliers stimulants et
\nambitieux. Dans l\u2019industrie h\u00f4teli\u00e8re, le
\nfait que le nombre de firmes et d\u2019experts
\nqualifi\u00e9s en \u00e9valuation ait \u00e9t\u00e9 limit\u00e9
\nest surprenant, pour deux raisons.<\/p>\n
D\u2019abord, l\u2019industrie h\u00f4teli\u00e8re bour-
\ngeonnante requiert plus d\u2019experts en h\u00f4tels
\nque jamais auparavant pour la faisabilit\u00e9 <\/p>\n
et l\u2019\u00e9valuation. Ensuite, les h\u00f4tels sont
\nun segment extr\u00eamement excitant du
\nsecteur immobilier. L\u2019industrie du voyage
\nest florissante aux \u00c9AU, o\u00f9 l\u2019on trouve
\nquelques-uns des plus gros transporteurs
\na\u00e9riens au monde (p. ex. Emirates Airlines,
\nEtihad Airways, Qatar Airways) per\u00e7ant
\ncontinuellement de nouveaux march\u00e9s
\navec d\u2019excellents coefficients de remplis-
\nsage. En fait, d\u2019ici 2020, le World Tour-
\nism & Travel Council pr\u00e9voit que Duba\u00ef
\nd\u00e9passera l\u2019a\u00e9roport d\u2019Heathrow (Londres)
\ndans les mouvements de passagers.<\/p>\n
Le soleil brillant presque toute
\nl\u2019ann\u00e9e, l\u2019histoire fascinante, la culture,
\nla nourriture et le divertissement, de
\nm\u00eame que certains des meilleurs h\u00f4tels
\nde la plan\u00e8te (p. ex. le Jumeirah Burj Al
\nArab) attirent de plus en plus de visiteurs.
\nLe march\u00e9 des entreprises cro\u00eet aussi
\nrapidement, avec de nouvelles compagnies
\n\u00e0 l\u2019\u00e9chelle du monde qui viennent assurer
\nleur pr\u00e9sence au Moyen-Orient (p. ex.
\nTim Hortons). Avec l\u2019effervescence
\net les d\u00e9fis de l\u2019industrie h\u00f4teli\u00e8re, je
\nsuis \u00e9tonn\u00e9 qu\u2019il n\u2019y ait pas plus de
\nprofessionnels AACI qualifi\u00e9s \u00e0 l\u2019\u00e9chelle
\ninternationale, de mani\u00e8re g\u00e9n\u00e9rale
\net plus particuli\u00e8rement aux \u00c9AU.<\/p>\n
cpv : quelles sont les
\ntendances de l\u2019\u00e9valuation
\ndans votre pays\/march\u00e9 ?
\npm : Les similitudes avec celles du
\nCanada sont les principes. Que l\u2019on parle
\nd\u2019une petite marina \u00e0 l\u2019\u00eele de Vancouver
\nou d\u2019un luxueux centre de vill\u00e9giature <\/p>\n
lA d\u00e9SignATiOn AAci
\nm\u2019A Aid\u00e9 \u00e0 FAiRE dES <\/p>\n
AnAlySES dE FAiSAbiliT\u00e9,
\ndES pROpOSiTiOnS <\/p>\n
d\u2019invESTiSSEmEnT, dES
\nExAmEnS Op\u00e9RATiOnnElS
\nET dES \u00e9vAlUATiOnS TOUT
\nAU lOng dE mA cARRi\u00e8RE. <\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201346<\/p>\n
autour du MoNDe autour du MoNDe <\/p>\n
dans les Maldives, les principes de
\nl\u2019\u00e9valuation immobili\u00e8re, l\u2019analyse des
\nfl ux de rentr\u00e9es historiques et projet\u00e9s,
\nl\u2019importance et l\u2019int\u00e9grit\u00e9 de la technique
\nd\u2019\u00e9valuation et la fi abilit\u00e9 des mesures
\nfi nanci\u00e8res demeurent critiques. Dans le
\nm\u00eame temps, les diff \u00e9rences d\u2019approche
\ndans le zonage, l\u2019utilisation du terrain,
\nl\u2019octroi de permis, la r\u00e9mun\u00e9ration du
\npersonnel, les mentalit\u00e9s d\u2019acheteur\/
\nvendeur, l\u2019\u00e9conomie des march\u00e9s
\n\u00e9mergents, la corruption ainsi que
\nl\u2019\u00e9valuation du risque commercial ouvrent
\nplusieurs avenues des plus excitantes
\net off rent souvent des d\u00e9fi s \u00e0 relever. <\/p>\n
cpv : comment votre
\ncarri\u00e8re vous a-t-elle amen\u00e9
\n\u00e0 devenir membre de l\u2019icE ?
\npm : Apr\u00e8s avoir compl\u00e9t\u00e9 mon Baccalaur\u00e9at
\nen commerce (Finances) \u00e0 l\u2019Universit\u00e9 de
\nla Colombie-Britannique, j\u2019ai contempl\u00e9
\nl\u2019obtention d\u2019un second dipl\u00f4me. L\u2019id\u00e9e de
\nfaire une MBA ne m\u2019attirait pas, car \u00e0 l\u2019instar
\ndu commerce, elle \u00e9tait de nature plut\u00f4t
\ng\u00e9n\u00e9raliste. Je m\u2019int\u00e9ressais depuis longtemps
\n\u00e0 l\u2019immobilier \u2013 les h\u00f4tels en particulier \u2013 et
\nbeaucoup aux fi nances, alors la d\u00e9signation
\nAACI de l\u2019Institut canadien des \u00e9valuateurs
\ns\u2019est r\u00e9v\u00e9l\u00e9e une option attrayante et me fut
\ntr\u00e8s utile au fi l des ans.<\/p>\n
dubai burj Al Arab h\u00f4tel<\/p>\n
cpv : comment la
\nd\u00e9signation AAci vous a-t-elle
\naid\u00e9 dans votre carri\u00e8re ?
\npm : \u00c9voluant dans le monde de
\nl\u2019h\u00f4tellerie depuis 25 ans, je peux
\ndire qu\u2019il est essentiel de comprendre
\nle d\u00e9veloppement, les op\u00e9rations et
\nl\u2019\u00e9valuation, ainsi que les aspects
\nimmobiliers touchant les h\u00f4tels, pour
\nprendre des d\u00e9cisions \u00e9clair\u00e9es. La
\nd\u00e9signation AACI m\u2019a aid\u00e9 \u00e0 faire des
\nanalyses de faisabilit\u00e9, des propositions
\nd\u2019investissement, des examens
\nop\u00e9rationnels et des \u00e9valuations tout au
\nlong de ma carri\u00e8re. En 1993, mon \u00e9pouse
\net moi sommes all\u00e9s vivre \u00e0 Hong Kong
\no\u00f9, avec un de mes amis, j\u2019ai exploit\u00e9 ce
\nqui \u00e9tait alors le plus important cabinet-
\nconseil en h\u00f4tellerie. Avec des employ\u00e9s
\nde nombreuses nationalit\u00e9s, nous avons
\nmen\u00e9 une gamme compl\u00e8te de projets
\nh\u00f4teliers, du Japon \u00e0 la Nouvelle-Z\u00e9lande.
\nDes notions que j\u2019avais acquises dans
\nl\u2019obtention de ma d\u00e9signation AACI
\nsont entr\u00e9es en jeu dans tous les projets
\nque nous avons men\u00e9s parce qu\u2019en bout
\nde ligne, l\u2019objectif premier \u00e9tait toujours
\nd\u2019optimiser la valeur immobili\u00e8re.<\/p>\n
Un projet int\u00e9ressant consistait \u00e0
\n\u00e9valuer la faisabilit\u00e9 de construire un
\nh\u00f4tel de luxe en haut de la tour Taipei
\n101. Pour inspecter l\u2019espace, nous avons
\nd\u00fb prendre l\u2019ascenseur de chantier
\n\u2013 accroch\u00e9 sur le c\u00f4t\u00e9 de l\u2019\u00e9difi ce \u00e0
\ndemi-achev\u00e9 \u2013 jusqu\u2019au 87e \u00e9tage
\npar une journ\u00e9e tr\u00e8s venteuse. Deux
\nautres projets int\u00e9ressants incluaient
\nl\u2019\u00e9valuation d\u2019un site de vill\u00e9giature
\naux Philippines, sous la protection de
\ngardes de s\u00e9curit\u00e9 arm\u00e9s de mitraillettes
\nsuite \u00e0 un diff \u00e9rend avec un propri\u00e9taire
\npr\u00e9c\u00e9dent concernant le statut de vente
\ndu site, et quand nous avons tir\u00e9 notre
\narchitecte de la rivi\u00e8re o\u00f9 il \u00e9tait tomb\u00e9
\nlorsque nous inspections un site en
\nIndon\u00e9sie. Puis, il y a eu la fois o\u00f9 je
\nme suis cach\u00e9 sous un matelas dans la
\nbaignoire lorsqu\u2019un ouragan a balay\u00e9 les
\n\u00eeles Vierges alors que je pr\u00e9parais une
\nproposition pour d\u00e9velopper un centre
\nde vill\u00e9giature. <\/p>\n
AvEc l\u2019EFFERvEScEncE ET lES d\u00e9FiS
\ndE l\u2019indUSTRiE h\u00f4TEli\u00e8RE, jE SUiS
\n\u00e9TOnn\u00e9 qU\u2019il n\u2019y AiT pAS plUS dE <\/p>\n
pROFESSiOnnElS AAci qUAliFi\u00e9S \u00e0
\nl\u2019\u00e9chEllE inTERnATiOnAlE, <\/p>\n
dE mAni\u00e8RE g\u00e9n\u00e9RAlE ET plUS
\npARTicUli\u00e8REmEnT AUx \u00e9AU.<\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 47click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
the future is bright<\/p>\n
cpv: what is your educational and
\nwork experience background?
\ndd: I wanted to be an archeologist. At 19,
\nI enrolled at Carleton University to study
\nunder the late Dr. Mary Louise Mussell
\nin the Classics Department. Under her
\nguidance, I went to Jordan to work as a
\ntrench supervisor on the Roman Aqaba
\nProject, NC State University. This was
\nfollowed by employment at the Museum of
\nCivilizations in Ottawa where I helped Dr.
\nBrian Gordon with his efforts analyzing
\npre-historic rice patties of the Yangtze
\nBasin, China before the Three Gorges
\nDam was built. I graduated with a BA
\n(Honours) in 2000 and moved to Halifax
\nto pursue a masters of history (MA). It
\nsoon became evident that history and
\narcheology was not as profitable as I had
\nimagined when I was 19. Having worked as
\na flight attendant in university, I accepted a
\npermanent position in 2000. In 2003, my
\nwife and I started a property investment
\ncompany. We buy low- to medium-density
\nresidential buildings that produce average
\nincome, refurbish them, raise the rents,
\nand increase their value.<\/p>\n
cpv: what motivated you to
\nchoose the appraisal profession?
\ndd: I always loved real estate. In 2008, the
\nHalifax flight attendant base closed, so I
\nwent looking for new opportunities within
\nthe real estate field. Years before, a friend
\nin England told me the story of a young
\nboy who had found an antique cup and a
\nfew dirty coins. When he went to sell the <\/p>\n
cup, the pawnbroker would only give him
\na good price if he threw in the coins. The
\nnext day, when the youngster passed the
\npawnshop, he saw the pawnbroker drinking
\ntea out of the antique cup. He walked
\ninto the store and saw the coins inside
\nthe display case, each of them on sale for
\n20 times the price of the cup. This story
\nalways impressed upon me the importance
\nof accurate valuations. One of the roles
\nof the appraiser is to safeguard not only
\nlending institutions, but also any property
\nowner from unscrupulous people like
\nthe pawnbroker in the story. I knew the
\nowner of Kempton Appraisals Ltd. (KAL)
\nfrom church and had used their services
\nin the past. I approached the owner about
\nbecoming an appraiser and eventually I was
\nhired by the firm. <\/p>\n
cpv: you achieved your
\ncRA designation fairly quickly.
\nhow did you go about pursuing
\nyour designation?
\ndd: It is such a well mapped out program
\nthat if you follow the steps, have good
\nmentors and a good administrator, it is
\nfairly straightforward. It is hard work, but
\nstraightforward. <\/p>\n
cpv: who has helped or is
\nstill helping you in your career
\njourney? has there been a mentor
\nor mentors? what has been the
\nimpact of having a mentor?
\ndd: Davida Mackay CPS, the Executive
\nDirector and Registrar of the Nova Scotia <\/p>\n
lOvE FOR REAl ESTATE
\nKEEpS dAvid dAwOOd<\/p>\n
FOcUSEd On hiS gOAl
\nw i T h d A v i d d A w O O d , c R A<\/p>\n
ThE gOOd Thing AbOUT
\nbEing An AppRAiSER iS <\/p>\n
ThAT ThERE REAlly iS nO
\nExpiRATiOn dATE. i hAvE <\/p>\n
TOld my cOllEAgUES
\nThAT i hOpE TO bE dOing <\/p>\n
ThiS inTO my 80s.<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201348<\/p>\n
ThE FUTURE is bright<\/p>\n
Real Estate Appraisers Association
\n(NSREAA), saved me quite a bit of
\ntime. She always kept me informed of
\nany deadlines and AIC developments.
\nTh e most diffi cult parts of the
\nprogram, besides the CRA Demo, are
\nthe AIC Applied Experience Written
\nExamination and the Professional
\nCompetency Interview. Both took
\nmonths of preparation, and both were
\ngrueling. Th e good thing about my
\nmentors was that they never pulled any
\npunches when it came to work product
\nand made every day of the Applied
\nExperience Program grueling as well.
\nPhil Kempton AACI, P. App., Fellow,
\nFRI and Paul Young B. Com, AACI,
\nP. App. used an adversarial method and
\nchallenged me on absolutely everything
\nfor 18 months. It was like defending
\nyourself in front of a litigator every
\ntime you handed in an assignment. To
\ntheir credit, the process worked, and
\nit prepared me for the realities of the
\nindustry. <\/p>\n
cpv: what are your
\ncareer aspirations?
\ndd: I would like to become an AACI,
\nP. App. I am currently enrolled in the
\nApplied Experience Program. Th e
\ngoal is to be designated in four years.
\nTh ere is so much liability to being a
\ncommercial appraiser that I will take
\nmy time. Valuing a $20 million mixed
\ncommercial\/residential building in
\ndowntown Halifax is a lot more involved
\nthan working on a semi-detached house
\nin the suburbs. I plan to complete one or
\ntwo courses a year. Th e good thing about
\nbeing an appraiser is that there really
\nis no expiration date. I have told my
\ncolleagues that I hope to be doing this
\ninto my 80s.<\/p>\n
cpv: do you see any barriers or
\nroadblocks to your career path?
\ndd: I usually see roadblocks as a
\nchallenge to uncover opportunities.
\nAlthough I am very new, it seems to
\nme that opportunities abound in our <\/p>\n
industry. An October 11, 2012 article in
\nthe Globe and Mail indicated there might
\nbe a worry over the use of databases by
\nthe Canadian Mortgage and Housing
\nCorporation (CMHC) that may be a cause
\nof rising home prices. Th is worry may drive
\nup demand for the traditional appraisal.
\nCoupled with obvious strides in technology
\nand potential increases in productivity, the
\nfuture seems bright and encouraging. <\/p>\n
cpv: while still a candidate,
\nyou chose to attend the nSREA
\nAgm. why did you feel
\nthat was important?
\ndd: You have to get involved because, if
\nyou do not, you are letting other people <\/p>\n
make decisions for you. While a
\nCandidate, my mentors may have been
\nsurprised at how often I spoke up. <\/p>\n
cpv: do you see being
\ninvolved with the Aic as an
\nimportant part of your career?
\ndd: I have four wonderful children
\nages 10 months to seven years and plan
\nto spend as much time with them as
\npossible when not at work or studying.
\nChildren spell the word love as T.I.M.E.
\nI plan to give most of it to them in the
\nnear future. As for the AIC, yes I believe
\nit is important and hope very much to
\nbe involved in various roles once my kids
\nare a little bit older. <\/p>\n
whilE A cAndidATE,
\nmy mEnTORS mAy hAvE bEEn<\/p>\n
SURpRiSEd AT hOw OFTEn i SpOKE Up. <\/p>\n
Suite 101, 24 Inglewood Drive, St. Albert, AB T8N 6K4<\/p>\n
(587) 290-2267<\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 49click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
www.crvg.com
\nmailto:jwasmuth@crvg.com<\/p>\n
L\u2019AVENIR S\u2019ANNONCE BIEN<\/p>\n
Eic : quelles sont vos
\nant\u00e9c\u00e9dents scolaires et vos
\nexp\u00e9riences de travail ?
\ndd : Je r\u00eavais d\u2019\u00eatre un arch\u00e9ologue. \u00c0
\n19 ans, je me suis inscrit \u00e0 l\u2019Universit\u00e9
\nCarleton pour suivre les cours de feue la
\nDre Mary Louise Mussell \u00e0 la facult\u00e9 de
\nlettres classiques. Sur ses conseils, je suis all\u00e9
\ntravailler en Jordanie comme superviseur de
\ntranch\u00e9es dans le projet Aqaba romaine de
\nl\u2019Universit\u00e9 d\u2019\u00c9tat de la Caroline du Nord.
\nPar la suite, j\u2019ai travaill\u00e9 au Mus\u00e9e canadien
\ndes civilisations \u00e0 Ottawa, o\u00f9 j\u2019aidais le
\nDr Brian Gordon \u00e0 analyser de galettes de
\nriz pr\u00e9historiques trouv\u00e9es dans le bassin
\nYangtze, en Chine, avant la construction
\ndu barrage des Trois Gorges. J\u2019ai obtenu
\nun B.A. avec sp\u00e9cialisation en 2000 et suis
\nall\u00e9 vivre \u00e0 Halifax afin de poursuivre une
\nma\u00eetrise en histoire (M.A.). J\u2019ai vite compris
\nque l\u2019histoire et l\u2019arch\u00e9ologie ne m\u2019avaient
\npas \u00e9t\u00e9 aussi profitables que je l\u2019imaginais \u00e0
\n19 ans. Ayant travaill\u00e9 comme agent de bord
\nalors que j\u2019\u00e9tais \u00e0 l\u2019universit\u00e9, j\u2019ai accept\u00e9
\nun poste permanent en 2000. Trois ans
\nplus tard, mon \u00e9pouse et moi avons ouvert
\nune soci\u00e9t\u00e9 d\u2019investissement immobilier.
\nNous achetons des immeubles r\u00e9sidentiels
\nde faible \u00e0 moyenne densit\u00e9 produisant un
\nrevenu moyen, nous les remettons \u00e0 neuf
\net haussons les loyers afin d\u2019augmenter leur
\nvaleur.<\/p>\n
Eic : qu\u2019est-ce qui vous a motiv\u00e9 \u00e0
\nchoisir la profession d\u2019\u00e9valuateur ?
\ndd : J\u2019ai toujours aim\u00e9 l\u2019immobilier. En
\n2008, la base des agents de bord d\u2019Halifax <\/p>\n
ayant ferm\u00e9 ses portes, j\u2019ai cherch\u00e9 des
\nd\u00e9bouch\u00e9s dans le secteur immobilier. Des
\nann\u00e9es auparavant, un ami d\u2019Angleterre
\nm\u2019avait racont\u00e9 l\u2019histoire d\u2019un jeune
\ngar\u00e7on qui avait trouv\u00e9 une tasse antique et
\nquelques pi\u00e8ces de monnaie sales. Quand il
\nest all\u00e9 vendre la tasse, le pr\u00eateur sur gages
\nne voulait lui donner un bon prix que s\u2019il
\njoignait les pi\u00e8ces de monnaie \u00e0 son offre. Le
\nlendemain, lorsque le jeune est pass\u00e9 devant
\nle bureau de pr\u00eats sur gages, il a vu le pr\u00eateur
\nboire du th\u00e9 dans la tasse antique. Il est entr\u00e9
\ndans l\u2019\u00e9tablissement et a regard\u00e9 les pi\u00e8ces de
\nmonnaie dans le cabinet d\u2019\u00e9talage, chacune
\nen vente dix fois plus cher que le prix de la
\ntasse ! Cette histoire m\u2019a toujours rappel\u00e9
\nl\u2019importance d\u2019une \u00e9valuation exacte. L\u2019un
\ndes r\u00f4les de l\u2019\u00e9valuateur est de prot\u00e9ger
\nnon seulement les institutions pr\u00eateuses,
\nmais aussi les propri\u00e9taires des gens sans
\nscrupules comme le pr\u00eateur sur gages de
\nl\u2019histoire. Je connaissais le propri\u00e9taire de
\nla soci\u00e9t\u00e9 Kempton Appraisals lt\u00e9e (KAL),
\nqui fr\u00e9quentait mon \u00e9glise et dont j\u2019avais
\nd\u00e9j\u00e0 utilis\u00e9 les services. Je lui ai dit que je
\nsongeais \u00e0 devenir \u00e9valuateur et sa soci\u00e9t\u00e9
\nm\u2019a plus tard embauch\u00e9.<\/p>\n
Eic : vous avez obtenu votre
\nd\u00e9signation cRA assez
\nrapidement. comment vous
\ny \u00eates-vous pris ?
\ndd : C\u2019est un programme tellement bien
\ncon\u00e7u que si vous suivez les \u00e9tapes, avec de
\nbons mentors et un bon administrateur, c\u2019est
\nassez simple. Il faut travailler fort, mais \u00e7a
\nreste simple.<\/p>\n
l\u2019AmOUR dE l\u2019immObiliER
\nmOTivE dAvid dAwOOd \u00e0 <\/p>\n
pOURSUivRE SES ObjEcTiFS!
\nA v E c d A v i d d A w O O d , c R A<\/p>\n
lE bOn c\u00f4T\u00e9 d\u2019\u00eaTRE Un
\n\u00e9vAlUATEUR EST qU\u2019il <\/p>\n
n\u2019y A vRAimEnT AUcUnE
\ndATE d\u2019ExpiRATiOn. j\u2019Ai <\/p>\n
diT \u00e0 mES cOll\u00e8gUES
\nqUE j\u2019ESp\u00e8RE ExERcER <\/p>\n
lA pROFESSiOn m\u00eamE
\nOcTOg\u00e9nAiRE.<\/p>\n
Click here to return to
\nTable of ConTenTs<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 57 | Book 1 \/ Tome 1 | 201350<\/p>\n
l\u2019AvEniR s\u2019annonce bien<\/p>\n
Eic : qui vous a aid\u00e9 ou vous aide
\nencore dans votre cheminement
\nde carri\u00e8re ? y a-t-il eu un ou
\nplusieurs mentors ? quel fut
\nl\u2019impact d\u2019un mentor ?
\ndd : Davida Mackay CPS, directrice
\nex\u00e9cutive et registraire de la Nova Scotia
\nReal Estate Appraisers Association
\n(NSREAA), m\u2019a fait \u00e9pargner beaucoup de
\ntemps. Elle m\u2019a tenu au courant de toutes
\nles \u00e9ch\u00e9ances et de tous les d\u00e9veloppements
\n\u00e0 l\u2019ICE. Les parties les plus diffi ciles du
\nprogramme, \u00e0 part la d\u00e9monstration CRA,
\nsont l\u2019examen \u00e9crit d\u2019exp\u00e9rience pratique
\nde l\u2019ICE et l\u2019entrevue de comp\u00e9tence
\nprofessionnelle. Les deux ont pris des
\nmois de pr\u00e9paration et les deux \u00e9taient
\n\u00e9prouvants. Une bonne chose : mes mentors
\nne m\u2019ont permis aucun passe-droit en ce
\nqui concerne les produits du travail et
\nont fait de chaque jour du programme
\nd\u2019exp\u00e9rience appliqu\u00e9e un vrai d\u00e9fi \u00e0 relever.
\nPhil Kempton AACI, P. App., Fellow, FRI
\net Paul Young B. Com, AACI, P. App.
\nont employ\u00e9 la m\u00e9thode de l\u2019adversaire et
\nont mis \u00e0 l\u2019\u00e9preuve sur absolument tout
\npendant 18 mois. C\u2019\u00e9tait comme si vous
\ndeviez vous d\u00e9fendre devant un avocat
\nplaidant chaque fois que vous remettiez une
\naff ectation. Je dois leur rendre cr\u00e9dit, car
\nle processus a fonctionn\u00e9 et m\u2019a pr\u00e9par\u00e9 \u00e0
\naff ronter les r\u00e9alit\u00e9s du secteur immobilier.<\/p>\n
Eic : \u00e0 quoi aspirez-vous
\ndurant votre carri\u00e8re ?
\ndd : J\u2019aimerais devenir un AACI, P. App.
\nJe suis pr\u00e9sentement inscrit au programme
\nd\u2019exp\u00e9rience appliqu\u00e9e. Mon but est d\u2019\u00eatre
\nd\u00e9sign\u00e9 dans quatre ans. Il y a tellement
\nde responsabilit\u00e9s dans l\u2019\u00e9valuation
\ncommerciale que je vais prendre mon
\ntemps. \u00c9valuer un immeuble commercial\/
\nr\u00e9sidentiel mixte de 20 millions $ au
\ncentre-ville d\u2019Halifax est beaucoup plus
\nexigeant qu\u2019estimer la valeur d\u2019une maison
\njumel\u00e9e en banlieue. J\u2019esp\u00e8re compl\u00e9ter
\nun ou deux cours par ann\u00e9e. Le bon c\u00f4t\u00e9
\nd\u2019\u00eatre un \u00e9valuateur est qu\u2019il n\u2019y a vraiment
\naucune date d\u2019expiration. J\u2019ai dit \u00e0 mes
\ncoll\u00e8gues que j\u2019esp\u00e8re exercer la profession
\nm\u00eame octog\u00e9naire.<\/p>\n
Eic : voyez-vous des obstacles
\nou diffi cult\u00e9s dans votre
\navancement professionnel ?
\ndd : Je vois habituellement un obstacle
\ncomme l\u2019occasion de d\u00e9couvrir une
\npossibilit\u00e9. M\u00eame si je suis tout nouveau,
\nil me semble que les opportunit\u00e9s
\nabondent dans notre secteur. Le 11
\noctobre 2012, un article du Globe and
\nMail indiquait que certains craignent
\nde voir le prix des maisons augmenter si
\nla Soci\u00e9t\u00e9 canadienne d\u2019hypoth\u00e8ques et
\nde logement (SCHL) utilise des bases de
\ndonn\u00e9es. Cette crainte pourrait favoriser
\nla demande pour des \u00e9valuations
\ntraditionnelles. Avec les progr\u00e8s \u00e9vidents
\nde la technologie et les augmentations
\npotentielles de productivit\u00e9, l\u2019avenir
\nsemble prometteur et encourageant.<\/p>\n
Eic : m\u00eame encore stagiaire,
\nvous avez d\u00e9cid\u00e9 d\u2019assister \u00e0
\nl\u2019assembl\u00e9e g\u00e9n\u00e9rale annuelle
\nde la nSREA. pourquoi \u00e9tait-ce <\/p>\n
qUAnd j\u2019\u00e9TAiS STAgiAiRE, mES mEnTORS
\nOnT pEUT-\u00eaTRE \u00e9T\u00e9 SURpRiS dE vOiR \u00e0 qUEllE <\/p>\n
FR\u00e9qUEncE j\u2019ExpRimAiS mOn OpiniOn.<\/p>\n
important pour vous ?
\ndd : Vous devez vous impliquer, parce
\nque si vous ne le faites pas, vous laissez
\nles autres d\u00e9cider \u00e0 votre place. Quand
\nj\u2019\u00e9tais stagiaire, mes mentors ont peut-
\n\u00eatre \u00e9t\u00e9 surpris de voir \u00e0 quelle fr\u00e9quence
\nj\u2019exprimais mon opinion.<\/p>\n
Eic : voyez-vous votre
\nengagement avec l\u2019icE comme
\nune partie importante de votre
\ncarri\u00e8re ?
\ndd : J\u2019ai quatre merveilleux enfants,
\n\u00e2g\u00e9s de dix mois \u00e0 sept ans, et je veux
\npasser le plus de temps possible avec eux
\nlorsque je ne travaille ou n\u2019\u00e9tudie pas.
\nC\u2019est avec les lettres T.E.M.P.S. que les
\nenfants \u00e9pellent le mot amour. Je compte
\nleur en donner la plus grande partie dans
\nun avenir rapproch\u00e9. Pour ce qui est de
\nl\u2019ICE, oui je crois que c\u2019est important et
\nj\u2019esp\u00e8re m\u2019engager dans une vari\u00e9t\u00e9 de
\nr\u00f4les quand mes enfants auront un peu
\ngrandi. <\/p>\n
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VOL 56 | BOOK 1 | 2013<\/p>\n
mOrtgage fraud
\nfraud <\/p>\n
hypoth\u00c9caire<\/p>\n
trends in cOmmerciaL reaL estate
\nLes tendancies de <\/p>\n
L\u2019immobiLier commerciaL<\/p>\n
are yOu a reasOnaBLe appraiser?
\n\u00cates-vous un \u00c9vaLuateur <\/p>\n
raisonnabLe?<\/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 \u00e9 V a L u a t e u r s<\/p>\n
In 1956, the AIC rented its first permanent office space
\nin the Childs Building, Portage & Main, Winnipeg.<\/p>\n
volume 57 | book 1 \/ tome 1 | 2013 | \u00c9valuation immobili\u00e8re au canada | canadian property valuation 51click HERE to return to
\nTAblE OF cOnTEnTS<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@aicanada.ca<\/p>\n