LEGAL PRIVILEGE
\nAND ITS APPLICATION
\nTO APPRAISERS
\nLe privil\u00e8ge juridique
\net son application aux
\n\u00e9valuateurs<\/p>\n
CRA DIVERSIFICATION
\nLa diversification
\nd\u2019une CRA<\/p>\n
PROPERTY RIGHTS:
\nWHERE DO THEY
\nCOME FROM AND
\nWHAT DO THEY MEAN?
\nLes droits de propri\u00e9t\u00e9 :
\nd’o\u00f9 viennent-ils et que
\nsignifient-ils?<\/p>\n
P
\nM<\/p>\n
#
\n40<\/p>\n
00
\n82<\/p>\n
49
\n R<\/p>\n
et
\nur<\/p>\n
n
\nun<\/p>\n
de
\nli<\/p>\n
ve
\nra<\/p>\n
bl
\ne <\/p>\n
C
\nan<\/p>\n
ad
\nia<\/p>\n
n
\nA<\/p>\n
dd
\nre<\/p>\n
ss
\nes<\/p>\n
t
\no:<\/p>\n
A
\npp<\/p>\n
ra
\nis<\/p>\n
al
\n In<\/p>\n
st
\nit<\/p>\n
ut
\ne <\/p>\n
of
\n C<\/p>\n
an
\nad<\/p>\n
a,
\n 4<\/p>\n
03
\n-2<\/p>\n
00
\n C<\/p>\n
at
\nhe<\/p>\n
ri
\nne<\/p>\n
S
\nt.<\/p>\n
, O
\ntt<\/p>\n
aw
\na,<\/p>\n
O
\nN<\/p>\n
K
\n2P<\/p>\n
2
\nK<\/p>\n
9.
\n E<\/p>\n
m
\nai<\/p>\n
l:
\n in<\/p>\n
fo
\n@<\/p>\n
ai
\nca<\/p>\n
na
\nda<\/p>\n
.c
\na<\/p>\n
The Official Publication of the
\nAppraisal Institute of Canada \/
\nPublication officielle de l\u2019Institut
\nCanadien des \u00c9valuateurs<\/p>\n
Immobili\u00e8re au Canada<\/p>\n
Canadian Property
\nVol 62 | Book 3 \/ Tome 3 2018<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@aicanada.ca
\nmailto:info@aicanada.ca<\/p>\n
http:\/\/www.aecvaluation.com<\/p>\n
CDC Inc is a national full service
\nappraisal firm that innovatively delivers
\nappraisals; leveraging a virtual structure
\nto reduce costs, access the best people, <\/p>\n
and minimize our environmental
\nimpact. If you are looking to work with
\na positive professional team, CDC Inc.
\nmay be the place for you!<\/p>\n
ESTABLISHED MARKET SHARE<\/p>\n
\u2022 An established reputation and eminence across <\/p>\n
Canada<\/p>\n
\u2022\uf0b7 Large and long-standing client base with <\/p>\n
some of North America\u2019s most recognizable <\/p>\n
companies in:<\/p>\n
\u2022 Real Estate Finance Services<\/p>\n
\u2022 Appraisal Management Companies<\/p>\n
\u2022 Relocation Companies<\/p>\n
\u2022 Litigation Specialists<\/p>\n
\uf0b7 \u2022 Consistent assignment volume<\/p>\n
TECHNOLOGY<\/p>\n
\u2022 Software and Analytics tools to support <\/p>\n
practitioners<\/p>\n
\u2022 Access to national sales, assessment and real <\/p>\n
property data<\/p>\n
\u2022 Online management systems<\/p>\n
\u2022 Online and email ordering systems<\/p>\n
OPPORTUNITY<\/p>\n
\u2022 Best-in-class performance based compensation<\/p>\n
\u2022 Access to additional revenue channels<\/p>\n
\u2022 Option to cross-train in commercial appraisals<\/p>\n
TRAINING<\/p>\n
\u2022 In depth appraiser training program<\/p>\n
\u2022 Comprehensive Appraiser manual<\/p>\n
\u2022 Inspection shadowing<\/p>\n
INTERNAL PROCESSES<\/p>\n
\u2022 In-house quality assurance, training and peer <\/p>\n
review<\/p>\n
\u2022 Designated support staff, including IT support,<\/p>\n
\uf0b7 Accounting and a centralized customer call <\/p>\n
centre for incoming orders and inquiries<\/p>\n
\u2022 Supportive work environment with the flexibility <\/p>\n
of an independent appraiser<\/p>\n
JOIN OUR
\nAPPRAISAL
\nTEAM
\nCDC INC.<\/p>\n
CDC INC. is a national full service appraisal firm
\nT : 1.800.582.2315 <\/p>\n
F : 1.866.348.6826 <\/p>\n
E h: info@cdcinc.ca<\/p>\n
W : www.cdcinc.ca<\/p>\n
@cdcincproperty<\/p>\n
facebook.com\/cdcconsulting<\/p>\n
REAL PROPERTY APPRAISALS<\/p>\n
http:\/\/www.cdcinc.ca
\nmailto:info@cdcinc.ca
\nhttp:\/\/facebook.com\/cdcconsulting<\/p>\n
www<\/p>\n
Ready? <\/p>\n
Contact Brandi Heidler at:
\ncanada.careers@colliers.com
\nfor a confidential chat to learn <\/p>\n
more about our competitive
\ncompensation packages and <\/p>\n
the benefits of joining the
\nColliers Team. <\/p>\n
14 Offices
\n90 Professionals
\n4,500 Appraisals Each Year
\n1,250 Tax Appeals<\/p>\n
Interested in
\nbuilding value?
\nWe are actively seeking experienced
\ncommercial appraisers ready to take their
\ncareers to the next level.<\/p>\n
Accelerating success.<\/p>\n
Be inspired.
\nAt Colliers, we provide you with the tools to grow your business,
\nwhether you want to build a team and\/or become an asset type expert.
\nOur renowned educational platform, Colliers University, mentorship
\nstructure and innovative business model are just a few ways we can
\nhelp you build your career. <\/p>\n
Be collaborative.
\nWork with a fun and supportive team of professionals across North
\nAmerica who are ready to lend a hand and share their expertise.
\nThis gives you the opportunity to work on a variety of asset classes
\nwith the support of our specialty asset type leaders. <\/p>\n
Be entrepreneurial.
\nWe give you the freedom and flexibility to build and manage your
\ncareer. Our role is to give you every advantage necessary to
\naccomplish your work efficiently so you can take that next step. <\/p>\n
Colliers International Canada
\nValuation & Advisory Services<\/p>\n
collierscanada.com\/vas<\/p>\n
http:\/\/collierscanada.com\/vas
\nmailto:canada.careers@colliers.com<\/p>\n
The articles printed in
\nthis issue represent
\nauthors\u2019 opinions only
\nand are not necessarily
\nendorsed by the
\nAppraisal Institute
\nof Canada. Copyright
\n2018 by the Appraisal
\nInstitute of Canada.
\nAll rights reserved.
\nReproduction in whole
\nor in part without
\nwritten permission
\nis strictly prohibited.
\nSubscription, $40.00 per
\nyear. Printed in Canada. <\/p>\n
Les articles imprim\u00e9s dans
\nce num\u00e9ro ne rep\u00e9sentent
\nque l\u2019opinion de leur auteur
\nrespectif, mais ne sont pas
\nn\u00e9ces\u2013sairement endoss\u00e9s
\npar l\u2019Institut Canadien des
\n\u00c9valuateurs. Tous droits
\nreserv\u00e9s 2018 par l\u2019Institut
\nCanadien des \u00c9valuateurs.
\nLa reproduction totale ou
\npartielle sous quelque
\nform que se soit sans
\nauthorisation \u00e9crite est
\nabsolument interdite.
\nAbonnement $40.00 par
\nann\u00e9e. Imprim\u00e9 au Canada.<\/p>\n
* The Appraisal Institute of
\nCanada reserves the right
\nto reject advertising that it
\ndeems to be inappropriate.<\/p>\n
** The publisher and the
\nAppraisal Institute of Canada
\ncannot be held liable for
\nany material used or claims
\nmade in advertising included
\nin this publication.Indexed
\nin the Canadian Business
\nIndex and available on-line
\nin the Canadian Business &
\nCurrent Affairs database.
\nISSN 0827-2697<\/p>\n
Publication Mails Agreement
\n#40008249<\/p>\n
Return undeliverable
\nCanadian addresses to:
\nAppraisal Institute of Canada
\n403-200 Catherine St.,
\nOttawa, ON K2P 2K9.
\nEmail: info@aicanada.ca<\/p>\n
Director – Strategic Marketing
\nand Communications:
\nPaul H\u00e9bert, Ottawa<\/p>\n
Communications Officer:
\nChelsea Connolly, Ottawa<\/p>\n
Publication management,
\ndesign and production by:
\nDirection, conception et
\nproduction par :<\/p>\n
3rd Floor \u2013 2020 Portage
\nAvenue, Winnipeg,
\nMB R3J 0K4
\nPhone: 866-985-9780
\nFax: 866-985-9799
\nE-mail: info@kelman.ca
\nWeb: www.kelman.ca<\/p>\n
Managing Editor:
\nCraig Kelman<\/p>\n
Design\/Layout:
\nTabitha Robin<\/p>\n
Marketing Manager:
\nKris Fillion<\/p>\n
Advertising Co-ordinator:
\nStefanie Hagidiakow<\/p>\n
07 Executive Corner
\nA conversation with
\ningoing AIC President
\nPeter McLean<\/p>\n
32 Professional
\nPractice Matters
\nGetting to know AIC\u2019s
\n0518 forms<\/p>\n
37 Legal Matters
\nRent review: does the
\nexisting lease matter?<\/p>\n
42 Advocacy
\nAdvocacy In Action<\/p>\n
46 A Professional
\nAppraiser\u2019s Perspective
\nRebecca McLure, CRA, P.App
\non diversifying your practice<\/p>\n
52\t Designations,
\nCandidates, Students<\/p>\n
55 News
\n\u2022 2018 AIC Conference \u2013
\n Unity & Diversity
\n Memories from an event
\n in the heart of Quebec City
\n\u2022 Paul H\u00e9bert:
\n AIC\u2019s new Director,
\n Strategic Marketing
\n and Communications
\n\u2022 In Memoriam<\/p>\n
09 Le coin de l\u2019ex\u00e9cutif
\nUne conversation avec le
\nnouveau pr\u00e9sident de l\u2019ICE <\/p>\n
34 Parlons pratique
\nprofessionnelle
\nApprendre \u00e0 conna\u00eetre les
\nformulaires 0518 de l\u2019ICE<\/p>\n
39 Questions jurdiques
\nExamen du loyer :
\n\u00e0 quoi sert le bail?<\/p>\n
44 D\u00e9fense
\nD\u00e9fense des int\u00e9r\u00eats \u00e0 l\u2019\u0153uvre<\/p>\n
49 La perspective d\u2019une
\n\u00e9valuatrice professionnelle
\nRebecca McClure, CRA, P.App
\nparle de la diversification
\nd\u2019une CR<\/p>\n
52 D\u00e9signations,
\nstagiaires, \u00e9tudiants<\/p>\n
59 Nouvelles
\n\u2022 Congr\u00e8s 2018 de l\u2019ICE
\n \u2013 Unit\u00e9 et diversit\u00e9
\n Souvenirs d\u2019un \u00e9v\u00e9nement au
\n c\u0153ur de la Ville de Qu\u00e9bec
\n\u2022 Paul H\u00e9bert:
\n Le nouveau Directeur,
\n marketing strat\u00e9gique et
\n communications de l’ICE
\n\u2022 En m\u00e9moire<\/p>\n
Green home appraising: a
\ndeveloping market segment<\/p>\n
L\u2019\u00e9valuation de maisons \u00e9cologiques :
\nun segment du march\u00e9 en expansion<\/p>\n
Legal privilege and its
\napplication to appraisers<\/p>\n
Le privil\u00e8ge juridique et son
\napplication aux \u00e9valuateurs<\/p>\n
12<\/p>\n
26<\/p>\n
18<\/p>\n
COLUMNS CHRONIQUES<\/p>\n
Property rights: where do they
\ncome from and what do they mean?<\/p>\n
Les droits de propri\u00e9t\u00e9 : d’o\u00f9
\nviennent-ils et que signifient-ils?<\/p>\n
www<\/p>\n
Ready? <\/p>\n
Contact Brandi Heidler at:
\ncanada.careers@colliers.com
\nfor a confidential chat to learn <\/p>\n
more about our competitive
\ncompensation packages and <\/p>\n
the benefits of joining the
\nColliers Team. <\/p>\n
14 Offices
\n90 Professionals
\n4,500 Appraisals Each Year
\n1,250 Tax Appeals<\/p>\n
Interested in
\nbuilding value?
\nWe are actively seeking experienced
\ncommercial appraisers ready to take their
\ncareers to the next level.<\/p>\n
Accelerating success.<\/p>\n
Be inspired.
\nAt Colliers, we provide you with the tools to grow your business,
\nwhether you want to build a team and\/or become an asset type expert.
\nOur renowned educational platform, Colliers University, mentorship
\nstructure and innovative business model are just a few ways we can
\nhelp you build your career. <\/p>\n
Be collaborative.
\nWork with a fun and supportive team of professionals across North
\nAmerica who are ready to lend a hand and share their expertise.
\nThis gives you the opportunity to work on a variety of asset classes
\nwith the support of our specialty asset type leaders. <\/p>\n
Be entrepreneurial.
\nWe give you the freedom and flexibility to build and manage your
\ncareer. Our role is to give you every advantage necessary to
\naccomplish your work efficiently so you can take that next step. <\/p>\n
Colliers International Canada
\nValuation & Advisory Services<\/p>\n
collierscanada.com\/vas<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@kelman.ca
\nhttp:\/\/www.kelman.ca<\/p>\n
Tired of the daily
\ncopy and paste?<\/p>\n
1-800-475-2785
\nRealWired.com<\/p>\n
realwired!<\/p>\n
GET BACK TO
\nAPPRAISING
\nPROPERTIES
\nDid you know that on average commercial
\nappraisers spend 35% of their day doing
\nadministrative work?<\/p>\n
DataComp and Edge, in-house comp
\ndatabase and report writing software,
\ncan get you back to what you get
\npaid for. The analysis.<\/p>\n
http:\/\/realwired.com<\/p>\n
Return to CONTENTS<\/p>\n
A conversation with
\nthe AIC\u2019s new President
\nPeter McLean, AACI, P.App<\/p>\n
Peter McLean, AACI, P.App is a partner with McLean,
\nSimon & Associates
\nInc. in Peterborough,
\nOntario. He first joined
\nthe Appraisal Institute
\nof Canada (AIC) in
\n1990 and received
\nhis AACI in 2001. His
\ninvolvement with the <\/p>\n
Institute began when,
\nas a Candidate Member, <\/p>\n
he served as secretary on
\nthe Peterborough Lindsay
\nChapter. Peter was later
\nelected as the Regional
\nDirector for the Ontario
\nAssociation, after serving
\nas Chair for three terms.
\nWhile serving on the Ontario <\/p>\n
Association Board, he
\nwas President for two
\nyears. Governance has <\/p>\n
been important to Peter as
\nhe was appointed by the Lieutenant Governor
\nof Ontario to the Peterborough-Lakefield
\nPolice Services Board and served as Chair
\nfor two years. After his term on the Ontario
\nAssociation, Peter served as a governor for
\nFleming College for a six-year term <\/p>\n
and was Board Chair for three years. He
\ncontinued to be involved with the national
\nbody of AIC as a Board Examiner and on
\nvarious other committees prior to becoming
\nPresident in 2018. Peter has practiced
\nas a fee appraiser and mentored several
\nCandidate Members who have successfully
\nbeen granted their designations. <\/p>\n
You earned your AACI designation in <\/p>\n
2001. Can you elaborate on the career <\/p>\n
path that led you to this point in time?<\/p>\n
PM: After university, I initially began pursuing
\na career in banking. In carrying out my
\nduties with the bank, I frequently interacted
\nwith real estate appraisers and became
\nquite interested in the profession and in the
\nwork involved. I became a Candidate for
\ndesignation with the AIC, and attended the
\nUniversity of Western Ontario for a series of
\nweeklong courses presented by appraisers
\nsuch as Lorne Usher, George Maurice and
\nRay Bower. In those days, the education
\nprogram was administered by the Province
\nof Ontario. While it took some time to work
\nthrough the courses one by one, I eventually
\nearned my AACI designation in 2001. My first
\nposition in the appraisal field was with W.J.
\nDietrich. When Bill passed away, I started
\nMcLean & Associates, which eventually
\nbecame McLean, Simon & Associates Inc.
\nwhen I partnered with Mike Simon in Ottawa.<\/p>\n
Can you tell us more about <\/p>\n
McLean, Simon & Associates? <\/p>\n
PM: McLean, Simon & Associates offers
\nadvisory services in Peterborough
\nCounty, Northumberland and Haliburton
\nCounty, as well as the City of Kawartha
\nLakes. While based in Peterborough,
\nwe also have an affiliate office in Ottawa
\nthat is managed by my partner Mike
\nSimon, AACI, P. App. In total we have six
\nappraisers and one office administrator.
\nOur company predominantly works on
\ncommercial assignments from single
\ntenant downtown buildings to trailer
\nparks and everything in between. We
\nare also active in condominium reserve
\nfund studies. Overall, I like to say that
\nwe specialize in not being specialized,
\nchoosing instead to offer a wide and
\ndiverse range of valuation services to
\nour clients.<\/p>\n
You obviously made a decision <\/p>\n
at some point in your career <\/p>\n
to become very engaged in <\/p>\n
volunteer activities. Why did <\/p>\n
you make that choice and how <\/p>\n
do you feel it has impacted you <\/p>\n
personally and professionally?<\/p>\n
PM: Whether coaching kids, or
\nserving in a place of worship or with a
\nprofessional organization, I have always <\/p>\n
Tired of the daily
\ncopy and paste?<\/p>\n
1-800-475-2785
\nRealWired.com<\/p>\n
realwired!<\/p>\n
GET BACK TO
\nAPPRAISING
\nPROPERTIES
\nDid you know that on average commercial
\nappraisers spend 35% of their day doing
\nadministrative work?<\/p>\n
DataComp and Edge, in-house comp
\ndatabase and report writing software,
\ncan get you back to what you get
\npaid for. The analysis.<\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 7<\/p>\n
Return to CONTENTS<\/p>\n
I have always believed that volunteering is a great way
\nto help others improve their knowledge and skills while at
\nthe same time enhancing one\u2019s own personal development.<\/p>\n
believed that volunteering is a great way to
\nhelp others improve their knowledge and
\nskills, while at the same time enhancing
\none\u2019s own personal development. It has
\nbeen a great way to meet people and
\nbuild relationships. In fact, I still maintain
\ncontact and have repeat business with
\nindividuals who I met over 20 years ago.<\/p>\n
You are now the AIC President <\/p>\n
and serve on the Executive <\/p>\n
Committee. What do you see as <\/p>\n
your primary responsibilities?<\/p>\n
PM: As President, I am an ex-officio on
\nevery AIC committee. These committees
\nare directed by the Board, which is, in
\nturn, guided by our Strategic Plan. My
\nmandate is to keep our committees
\nengaged and productive. Our membership
\nexpects and deserves results from
\nvolunteers, Board members and staff. <\/p>\n
As President of the AIC, what do <\/p>\n
you see as the biggest challenges <\/p>\n
in the year ahead for you as an <\/p>\n
individual, the AIC as an organization, <\/p>\n
appraisers in general, and the real <\/p>\n
property industry as a whole?<\/p>\n
PM: The biggest challenge for me as
\nPresident will be to effectively balance
\nmy commitments at work and with the
\nAIC. Operating our company, servicing
\nour clients, and fulfilling my duties as
\nAIC President will all require significant
\namounts of time and effort to successfully
\nachieve the desired results.<\/p>\n
Where the AIC is concerned, our
\norganization has made great strides in
\nspecific areas such as advocacy, updating the
\nCanadian Uniform Standards of Professional
\nAppraisal Practice (CUSPAP), and
\nimplementing new reporting forms that will
\nhelp our Members improve their service to
\nclients. With our professional standards and
\nour education program offered in Canada\u2019s
\ntwo official languages at UBC and Laval,
\nthe AIC here at home and internationally is
\nrecognized as the pre-eminent appraisal
\norganization. As I see it, the absolute key to
\nour success going forward will be to ensure
\nthat our Members continue to be seen as
\nthe professionals of choice for all matters
\nrelated to the valuation of real estate.<\/p>\n
For appraisers in general, I believe one
\nof our greatest challenges is to maintain the
\nhighest level of professionalism in everything
\nwe do and to not undermine our qualifications
\nand expertise by cutting corners in the
\nservices we provide or by reducing the fees
\nwe charge in the provision of those services.
\nOur Members are highly trained and have the
\ntools to be the very best at what they do.<\/p>\n
As for the real property industry, there
\nis no doubt that it is constantly changing,
\nand at a very rapid pace. Whether it is in
\nareas such as mortgage financing or in
\nadapting to the latest developments in
\ntechnology, we have to be ready for the
\nchanges and be prepared to adapt as quickly
\nas those changes are taking place. <\/p>\n
The AIC has been implementing its ever-<\/p>\n
evolving Strategic Plan for several years. <\/p>\n
What are the Institute\u2019s priorities in the <\/p>\n
year ahead relative to the Strategic Plan <\/p>\n
that has been mapped out? <\/p>\n
PM: Our Members have told us that
\nadvocacy on their behalf needs to be a <\/p>\n
priority going forward. With that as a
\nmajor focus of our Strategic Plan, we have
\nmade great strides in this area. From
\nproviding meaningful input to government
\nfinance committees and on pre-budget
\ndiscussions, to meeting with organizations
\nsuch as CREA, OREA, TREB, OFSI and
\nmany others, including banks, insurance
\nproviders, and AMCs, our voice is being
\nheard in Canada and around the globe.
\nWe have even developed and implemented
\na mandatory reporting form designed to
\nexpress our teachings, while providing
\nguidance to keep our Members compliant
\nwith our standards.<\/p>\n
A year from now, when you reflect <\/p>\n
back on your term as President, <\/p>\n
what do you hope will have been <\/p>\n
the Institute\u2019s most significant <\/p>\n
accomplishment(s) in that time period?<\/p>\n
PM: I would like to look back and know that
\nwe have grown in membership numbers,
\nthat we have further refined and enhanced
\nour reporting forms and our standards of
\npractice, and that we have continued to be a
\nproud and respected contributing member
\nof an increasingly significant Canadian and
\ninternational real estate industry.<\/p>\n
What advice would you give to new <\/p>\n
Members entering the profession and <\/p>\n
to existing Members going forward?<\/p>\n
PM: To both new and existing Members,
\nmy advice would be to get involved in
\nthe profession locally, provincially and
\nnationally. The personal growth and
\nexperience is exceptional and you will
\nalways receive much more than you give.
\nFrom a personal standpoint as well as in
\nthe interests of career development, it is a
\ndecision you will not regret. <\/p>\n
EXECUTIVE CORNER<\/p>\n
My mandate is to
\nkeep our committees
\nengaged and productive.
\nOur membership expects <\/p>\n
and deserves results <\/p>\n
from volunteers, Board <\/p>\n
members and staff.<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 8<\/p>\n
Return to CONTENTS<\/p>\n
Une conversation avec
\nle nouveau pr\u00e9sident de l\u2019ICE
\nPeter McLean, AACI, P.App<\/p>\n
P eter McLean, AACI, P.App est un associ\u00e9
\nde McLean, Simon
\n& Associates Inc.
\n\u00e0 Peterborough,
\nen Ontario. Il s\u2019est
\nd\u2019abord joint \u00e0
\nl\u2019Institut canadien
\ndes \u00e9valuateurs
\n(ICE) en 1990 et a <\/p>\n
re\u00e7u sa d\u00e9signation
\nAACI en 2001. Sa <\/p>\n
participation \u00e0 l\u2019Institut
\na d\u00e9but\u00e9 lorsque, \u00e0 titre
\nde membre stagiaire, il a
\n\u00e9t\u00e9 secr\u00e9taire du chapitre
\nde Peterborough Lindsay.
\nPeter a ensuite \u00e9t\u00e9 \u00e9lu
\ndirecteur r\u00e9gional de
\nl\u2019Association de l\u2019Ontario <\/p>\n
apr\u00e8s avoir \u00e9t\u00e9
\npr\u00e9sident pendant
\ntrois mandats. <\/p>\n
Lorsqu\u2019il a si\u00e9g\u00e9 au
\nConseil d\u2019administration de l\u2019Ontario, il <\/p>\n
en a \u00e9t\u00e9 le pr\u00e9sident pendant deux ans. La
\ngouvernance a \u00e9t\u00e9 importante pour Peter
\npuisqu\u2019il a \u00e9t\u00e9 nomm\u00e9 par le lieutenant-
\ngouverneur de l\u2019Ontario \u00e0 la Commission
\ndes services policiers de Peterborough-<\/p>\n
Lakefield et a occup\u00e9 le poste de pr\u00e9sident
\npendant deux ans. Apr\u00e8s son mandat \u00e0
\nl\u2019Association de l\u2019Ontario, Peter a \u00e9t\u00e9
\ngouverneur du Fleming College pour un
\nmandat de six ans et a \u00e9t\u00e9 pr\u00e9sident du
\nConseil pendant trois ans. Il a continu\u00e9 \u00e0
\ns\u2019engager aupr\u00e8s de l\u2019organisme national
\nde l\u2019ICE en qualit\u00e9 d\u2019examinateur en plus
\nde si\u00e9ger \u00e0 divers autres comit\u00e9s avant de
\ndevenir pr\u00e9sident en 2018. Peter a exerc\u00e9
\nla profession d\u2019\u00e9valuateur \u00e0 honoraires
\net a encadr\u00e9 plusieurs stagiaires qui ont
\nobtenu leurs d\u00e9signations. <\/p>\n
Vous avez obtenu votre d\u00e9signation <\/p>\n
AACI en 2001. Pouvez-vous \u00e9laborer <\/p>\n
sur le cheminement de carri\u00e8re qui <\/p>\n
vous a amen\u00e9 jusqu\u2019\u00e0 aujourd\u2019hui? <\/p>\n
PM : Apr\u00e8s l\u2019universit\u00e9, j\u2019ai d\u2019abord
\ncommenc\u00e9 \u00e0 faire carri\u00e8re dans le
\nsecteur bancaire. Dans l\u2019exercice de mes
\nfonctions aupr\u00e8s de la banque, j\u2019ai souvent
\ninteragi avec des \u00e9valuateurs immobiliers
\net je me suis int\u00e9ress\u00e9 au m\u00e9tier et au
\ntravail. Je suis devenu stagiaire \u00e0 la
\nd\u00e9signation aupr\u00e8s de l\u2019ICE et j\u2019ai suivi
\nune s\u00e9rie de cours d\u2019une semaine donn\u00e9e
\npar des \u00e9valuateurs tels que Lorne
\nUsher, George Maurice et Ray Bower
\n\u00e0 l\u2019Universit\u00e9 Western Ontario. \u00c0 cette
\n\u00e9poque, le programme d\u2019\u00e9ducation \u00e9tait
\nadministr\u00e9 par la province de l\u2019Ontario. <\/p>\n
Bien qu\u2019il m\u2019ait fallu un certain temps
\npour suivre les cours un par un, j\u2019ai
\nfinalement obtenu ma d\u00e9signation AACI
\nen 2001. Mon premier poste dans le
\ndomaine de l\u2019\u00e9valuation \u00e9tait avec W.J.
\nDietrich. Lorsque Bill est d\u00e9c\u00e9d\u00e9, j\u2019ai
\nfond\u00e9 McLean & Associates, qui a fini par
\ndevenir McLean, Simon & Associates Inc.
\nlorsque j\u2019ai form\u00e9 un partenariat avec
\nMike Simon \u00e0 Ottawa. <\/p>\n
Pouvez-vous nous en dire plus sur <\/p>\n
McLean, Simon & Associates? <\/p>\n
PM : McLean, Simon & Associates offre
\ndes services consultatifs dans les comt\u00e9s
\nde Peterborough, de Northumberland
\net de Haliburton, ainsi que dans la ville
\nde Kawartha Lakes. Bien que nous
\nsoyons bas\u00e9s \u00e0 Peterborough, nous
\navons aussi un bureau affili\u00e9 \u00e0 Ottawa
\nqui est g\u00e9r\u00e9 par mon associ\u00e9 Mike
\nSimon, AACI, P. App. Au total, nous avons
\nsix \u00e9valuateurs et un administrateur
\nde bureau. Notre entreprise travaille
\nprincipalement sur des contrats de
\nservice commerciaux, depuis les
\nb\u00e2timents du centre-ville \u00e0 locataires
\nuniques jusqu\u2019aux parcs de roulottes
\net tout ce qui se trouve entre ces deux
\nextr\u00eames. Nous participons \u00e9galement
\n\u00e0 des \u00e9tudes de fonds de r\u00e9serve de
\ncondominiums. Dans l\u2019ensemble, j\u2019aime <\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 9<\/p>\n
Return to CONTENTS<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
J\u2019ai toujours pens\u00e9 que le b\u00e9n\u00e9volat est une
\nexcellente fa\u00e7on d’aider les autres \u00e0 am\u00e9liorer leurs
\nconnaissances et comp\u00e9tences tout en am\u00e9liorant
\nleur d\u00e9veloppement personnel<\/p>\n
dire que nous nous sp\u00e9cialisons dans
\nla non-sp\u00e9cialisation, pr\u00e9f\u00e9rant plut\u00f4t
\noffrir une gamme \u00e9tendue et diversifi\u00e9e
\nde services d\u2019\u00e9valuation \u00e0 nos clients. <\/p>\n
Vous avez \u00e9videmment pris une <\/p>\n
d\u00e9cision \u00e0 un moment de votre <\/p>\n
carri\u00e8re pour devenir tr\u00e8s engag\u00e9 <\/p>\n
dans des activit\u00e9s de b\u00e9n\u00e9volat. <\/p>\n
Pourquoi avez-vous fait ce choix <\/p>\n
et comment pensez-vous que cela <\/p>\n
vous a affect\u00e9 personnellement et <\/p>\n
professionnellement? <\/p>\n
PM : Que ce soit comme entra\u00eeneur d\u2019une
\n\u00e9quipe de jeunes ou comme assistant
\ndans un lieu de culte ou encore comme
\nparticipant au sein d\u2019une organisation
\nprofessionnelle, j\u2019ai toujours pens\u00e9
\nque le b\u00e9n\u00e9volat est une excellente
\nfa\u00e7on d\u2019aider les autres \u00e0 am\u00e9liorer
\nleurs connaissances et comp\u00e9tences
\ntout en am\u00e9liorant leur d\u00e9veloppement
\npersonnel. Cela a \u00e9t\u00e9 pour moi un
\nexcellent moyen de rencontrer des gens
\net d\u2019\u00e9tablir des relations. En fait, je
\nmaintiens toujours le contact et j\u2019ai des
\ncontacts r\u00e9guliers avec des personnes
\nque j\u2019ai rencontr\u00e9es il y a plus de 20 ans. <\/p>\n
Vous \u00eates maintenant <\/p>\n
pr\u00e9sident de l\u2019ICE et vous si\u00e9gez <\/p>\n
au Comit\u00e9 ex\u00e9cutif. Que <\/p>\n
consid\u00e9rez-vous comme vos <\/p>\n
principales responsabilit\u00e9s? <\/p>\n
PM : En tant que pr\u00e9sident, je suis membre
\nd\u2019office de tous les comit\u00e9s de l\u2019ICE.
\nCes comit\u00e9s sont dirig\u00e9s par le Conseil
\nd\u2019administration, qui est lui-m\u00eame guid\u00e9
\npar notre plan strat\u00e9gique. Mon mandat
\nest de garder nos comit\u00e9s engag\u00e9s et
\nproductifs. Nos membres attendent et <\/p>\n
m\u00e9ritent des r\u00e9sultats de la part des b\u00e9n\u00e9voles,
\ndes membres du Conseil d\u2019administration
\net du personnel. <\/p>\n
En tant que pr\u00e9sident de l\u2019ICE, quels <\/p>\n
sont, selon vous, les plus grands <\/p>\n
d\u00e9fis de l\u2019ann\u00e9e \u00e0 venir pour vous en <\/p>\n
tant qu\u2019individu, pour l\u2019ICE en tant <\/p>\n
qu\u2019organisation, pour les \u00e9valuateurs <\/p>\n
en g\u00e9n\u00e9ral et pour l\u2019industrie <\/p>\n
immobili\u00e8re dans son ensemble? <\/p>\n
PM : Le plus grand d\u00e9fi pour moi en tant que
\npr\u00e9sident sera d\u2019\u00e9quilibrer efficacement mes
\nengagements envers mon travail et envers
\nl\u2019ICE. L\u2019exploitation de notre entreprise, le
\nservice \u00e0 nos clients et l\u2019accomplissement
\nde mes t\u00e2ches en tant que pr\u00e9sident de l\u2019ICE
\nexigeront tous de moi beaucoup de temps
\net d\u2019efforts pour atteindre avec succ\u00e8s les
\nr\u00e9sultats souhait\u00e9s. <\/p>\n
En ce qui concerne l\u2019ICE, notre
\norganisation a fait de grands progr\u00e8s
\ndans des domaines pr\u00e9cis tels que la
\nd\u00e9fense des int\u00e9r\u00eats de nos membres,
\nla mise \u00e0 jour des Normes uniformes
\nde pratique professionnelle en mati\u00e8re
\nd\u2019\u00e9valuation au Canada (NUPPEC) et la
\nmise en place de nouveaux formulaires
\nde rapport qui aideront nos membres \u00e0
\nam\u00e9liorer leurs services. Gr\u00e2ce \u00e0 nos
\nnormes professionnelles et au programme <\/p>\n
de formation que nous offrons dans les
\ndeux langues officielles du Canada \u00e0
\nl\u2019Universit\u00e9 de la Colombie-Britannique
\net \u00e0 l\u2019Universit\u00e9 Laval, l\u2019ICE, est reconnu,
\ntant au pays qu\u2019\u00e0 l\u2019\u00e9tranger, comme
\norganisation d\u2019\u00e9valuation de premier plan.
\n\u00c0 mon avis, la cl\u00e9 absolue de notre succ\u00e8s
\n\u00e0 l\u2019avenir sera de veiller \u00e0 ce que nos
\nmembres continuent d\u2019\u00eatre consid\u00e9r\u00e9s
\ncomme des professionnels de choix pour
\ntoutes les questions li\u00e9es \u00e0 l\u2019\u00e9valuation
\ndes biens immobiliers.<\/p>\n
Pour les \u00e9valuateurs en g\u00e9n\u00e9ral, je
\ncrois que l\u2019un de nos plus grands d\u00e9fis
\nest de maintenir le plus haut niveau
\nde professionnalisme dans tout ce que
\nnous faisons et de ne pas compromettre
\nnos qualifications et notre expertise en
\nr\u00e9duisant les services que nous offrons
\nou en r\u00e9duisant les frais per\u00e7us pour ces
\nservices. Nos membres sont hautement
\nqualifi\u00e9s et ont les outils pour \u00eatre les
\nmeilleurs dans ce qu\u2019ils font. <\/p>\n
En ce qui concerne l\u2019industrie
\nimmobili\u00e8re, il ne fait aucun doute qu\u2019elle
\nchange constamment et \u00e0 un rythme tr\u00e8s
\nrapide. Que ce soit dans des domaines
\ncomme le financement hypoth\u00e9caire ou
\nl\u2019adaptation aux derniers d\u00e9veloppements
\ntechnologiques, nous devons \u00eatre pr\u00eats \u00e0
\nfaire face aux changements et \u00eatre pr\u00eats
\n\u00e0 nous adapter aussi rapidement que ces
\nchangements se produisent. <\/p>\n
L\u2019ICE a mis en \u0153uvre son plan <\/p>\n
strat\u00e9gique en constante \u00e9volution <\/p>\n
depuis plusieurs ann\u00e9es. Quelles <\/p>\n
sont les priorit\u00e9s de l\u2019Institut pour <\/p>\n
l\u2019ann\u00e9e \u00e0 venir par rapport au plan <\/p>\n
strat\u00e9gique qui a \u00e9t\u00e9 dress\u00e9? <\/p>\n
Mon mandat est de garder nos comit\u00e9s engag\u00e9s et
\nproductifs. Nos membres attendent et m\u00e9ritent des
\nr\u00e9sultats de la part des b\u00e9n\u00e9voles, des membres du
\nConseil d\u2019administration et du personnel.<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 10<\/p>\n
Return to CONTENTS<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
PM : Nos membres nous ont dit que la
\nd\u00e9fense de leurs int\u00e9r\u00eats doit \u00eatre une
\npriorit\u00e9 \u00e0 l\u2019avenir. Ceci \u00e9tant un vecteur
\nprioritaire de notre Plan strat\u00e9gique,
\nnous avons fait de grands progr\u00e8s dans
\nce domaine. Qu\u2019il s\u2019agisse d\u2019apporter
\nune contribution significative aux
\ncomit\u00e9s des finances gouvernementales
\net aux discussions pr\u00e9budg\u00e9taires,
\nde rencontrer des organismes tels
\nque l\u2019ACI, l\u2019OREA, le TREB, le BSIF et
\nbien d\u2019autres, y compris les banques,
\nles assureurs et les SGE, notre voix
\nse fait entendre au Canada et partout
\ndans le monde. Nous avons m\u00eame
\n\u00e9labor\u00e9 et mis en \u0153uvre un formulaire
\nde d\u00e9claration obligatoire con\u00e7u pour
\nexprimer nos enseignements, tout en
\nfournissant des conseils pour que nos
\nmembres respectent nos normes. <\/p>\n
Dans un an, lorsque vous r\u00e9fl\u00e9chirez <\/p>\n
\u00e0 votre mandat de pr\u00e9sident, <\/p>\n
qu\u2019esp\u00e9rez-vous que seront les <\/p>\n
r\u00e9alisations les plus importantes de <\/p>\n
l\u2019Institut au cours de cette p\u00e9riode? <\/p>\n
PM : Je voudrais regarder en arri\u00e8re
\net savoir que nos effectifs de membres
\nont augment\u00e9, que nous avons affin\u00e9 et
\nam\u00e9lior\u00e9 nos formulaires de d\u00e9claration
\net nos normes de pratique et que nous
\navons continu\u00e9 \u00e0 \u00eatre un membre fier
\net respect\u00e9 d\u2019une industrie immobili\u00e8re
\ncanadienne et internationale de plus en
\nplus importante. <\/p>\n
Quels conseils donneriez-vous aux <\/p>\n
nouveaux membres entrant dans la <\/p>\n
profession et aux membres actuels? <\/p>\n
PM : Pour les membres nouveaux
\net actuels, mon conseil serait de
\ns\u2019impliquer dans la profession aux
\nniveaux local, provincial et national. La
\ncroissance personnelle et l\u2019exp\u00e9rience
\nsont exceptionnelles et vous recevrez
\ntoujours beaucoup plus que ce que vous
\ndonnerez. D\u2019un point de vue personnel et
\ndans l\u2019int\u00e9r\u00eat du d\u00e9veloppement de votre
\ncarri\u00e8re, c\u2019est une d\u00e9cision que vous ne
\nregretterez pas. <\/p>\n
WHAT? ME\u2026
\nA BLOGGER?
\nYes you! Any Member of AIC or member of
\nthe real estate community is encouraged
\nto contribute to our AIC Exchange Blog.
\nWe invite you to share your industry
\nexperience with others.<\/p>\n
What is the Purpose of the Blog?
\nThe AIC blog serves as a vehicle to enhance
\nunderstanding among the valuation
\ncommunity and the larger real estate
\nindustry. It\u2019s a place to present new ideas,
\nchallenge status quo, and encourage readers
\nto think outside the box. It\u2019s a way to get
\ndiscussions going, advance the profession
\nand educate the public.<\/p>\n
What can I write about?
\nAny topic related to real estate, business
\nor market trends is welcome. All
\narticles are the writers\u2019 opinions; you
\nwill have editorial freedom to present
\nany ideas and views that may be contrary
\nto popular opinion but presented in a
\nrespectable way. An editorial board
\nreviews the content to ensure readability
\nand appropriateness of content. <\/p>\n
What is in it for me?
\nOnce published, you can share your
\narticle with your clients, colleagues and
\nfriends to enhance their understanding of
\nwhat an appraiser does. It\u2019s a completely
\nfree and it will help you stand out from
\nthe crowd, get published and build
\ncredibility. It will also help you increase
\nyour network, boost your business and
\nadvance your resume. <\/p>\n
How do I make a submission?
\nSimply send an email to aicexchange@
\naicanada.ca with your name, telephone
\nnumber, blog topic and a brief synopsis or
\nthe full articles. Feel free to send us any
\nquestions you might have.<\/p>\n
Oui, oui, vous! Tous les membres de l\u2019ICE ou
\nles intervenants du secteur de l\u2019immobilier
\npeuvent contribuer au blogue \u00c9change de l\u2019ICE.
\nNous vous invitons \u00e0 venir partager ici vos
\nexp\u00e9riences de l\u2019industrie.<\/p>\n
\u00c0 quoi sert ce blogue?
\nLe blogue de l\u2019ICE est une courroie de transmission
\nqui permet d\u2019am\u00e9liorer les connaissances de la
\ncommunaut\u00e9 des \u00e9valuateurs et de l\u2019industrie de
\nl\u2019immobilier. C\u2019est l\u2019endroit id\u00e9al pour pr\u00e9senter de
\nnouvelles id\u00e9es, de mettre au d\u00e9fi les id\u00e9es re\u00e7ues
\net inciter les lecteurs \u00e0 aller hors des sentiers
\nbattus. Ce m\u00e9dium permet \u00e0 la fois de lancer
\ndes discussions, faire avancer la profession et
\nrenseigner le public.<\/p>\n
Quels sujets puis-je aborder?
\nTout sujet qui touche l\u2019immobilier, les affaires
\nou les tendances du march\u00e9. Tous les articles
\nrepr\u00e9sentent l\u2019opinion de celui ou celle qui l\u2019\u00e9crit;
\nvous avez toute la libert\u00e9 \u00e9ditoriale n\u00e9cessaire pour
\npr\u00e9senter des id\u00e9es et points de vue qui confrontent
\nl\u2019opinion g\u00e9n\u00e9ralement accept\u00e9e, si bien s\u00fbr,
\nvous les pr\u00e9sentez de mani\u00e8re respectueuse. Un
\ncomit\u00e9 \u00e9ditorial r\u00e9vise les contenus pour s\u2019assurer
\nde leur clart\u00e9 et de leur pertinence.<\/p>\n
Qu\u2019est-ce que \u00e7a m\u2019apporte?
\nLorsque vous \u00eates publi\u00e9s, vous pouvez partager
\nvos articles avec vos clients, vos coll\u00e8gues et vos
\namis pour am\u00e9liorer leur compr\u00e9hension de la
\nprofession d\u2019\u00e9valuateur. C\u2019est totalement gratuit
\net c\u2019est une possibilit\u00e9 de vous d\u00e9marquer, d\u2019\u00eatre
\npubli\u00e9 et de b\u00e2tir votre cr\u00e9dibilit\u00e9. Vous avez aussi la
\npossibilit\u00e9 d\u2019\u00e9tendre votre r\u00e9seau, de faire avancer
\nvos affaires et de faire valoir votre exp\u00e9rience. <\/p>\n
Comment soumettre un article?
\nVous n\u2019avez qu\u2019\u00e0 envoyer un courriel \u00e0 aicexchange@
\naicanada.ca avec votre nom, votre num\u00e9ro de
\nt\u00e9l\u00e9phone, le sujet de votre article de blogue et un
\nr\u00e9sum\u00e9 de l\u2019article ou m\u00eame l\u2019article lui-m\u00eame.
\nN\u2019h\u00e9sitez pas \u00e0 nous adresser vos questions.<\/p>\n
MOI? UN BLOGUEUR?
\nS\u00c9RIEUX?<\/p>\n
Read the AIC Exchange at http:\/\/aicexchange.ca\/aic-blog\/
\nConsultez le blogue \u00c9change de l\u2019ICE sur http:\/\/\u00e9changeice.ca\/magazine-ice\/<\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 11<\/p>\n
http:\/\/aicexchange.ca\/aic-blog\/
\nhttp:\/\/\ufffdchangeice.ca\/magazine-ice\/<\/p>\n
Return to CONTENTS<\/p>\n
PROPERTY RIGHTS:
\nwhere do they come from
\nand what do they mean?<\/p>\n
S
\nince real estate valuation is
\npertinent to the future benefits
\nof property rights, it is important
\nfor appraisers to understand <\/p>\n
the source of those rights and their
\nimplications for the appraisal process. <\/p>\n
Our examination begins with the Magna
\nCarta, signed in England in 1215. Before
\nWilliam the Conqueror invaded in 1066,
\nEngland had Common Law in place that
\nrespected the private property rights of
\nlandowners. However, after William took
\ncontrol of England, he asked for a complete
\nlist of all the private property owners in the
\nland. This was completed in 1085.1 With this
\ninformation, William forced these landowners
\nto sign over the deeds to their property. <\/p>\n
BY GEORGE CANNING, AACI, P.APP<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 12<\/p>\n
Return to CONTENTS<\/p>\n
\u2022 A system for the transfer of property
\nrights from one person to another via
\na Land Transfer Office. The definition
\nof exchange was very simple:
\nconsideration paid for the privilege
\nof ownership or transfer of given
\nproperty rights onto a deed. <\/p>\n
The extension of private property rights is
\nthe Fee Simple Interest. The Fee Simple
\nInterest is one of absolute control and
\nduration regarding ownership. It does not
\nend because the Fee cannot be granted to
\nanother person into infinity. That was not
\nalways the case. Prior to the 1300s, the Fee
\nSimple Interest died with the property owner,
\nif there were no heirs to inherit the property. <\/p>\n
Under the Fee Simple Interest, any
\nowner has the right to do whatever they
\ndecide with the property (subject to the
\nrules above). They could sell it; mortgage
\nit, which means allow a party to place a
\nlien against the property until such time as
\nan amount of money has been paid in the
\nform of a loan; give it away; sell part of the
\nproperty as in a right of way; do nothing
\nwith the property in terms of ownership;
\nbuild upon it; rent the improvements on
\nthe property; or rent the vacant property.<\/p>\n
The Fee Simple Interest is often the
\nstarting point for describing the property
\nrights in an appraisal assignment. A property
\nheld in Fee Simple that is encumbered
\nneeds to be identified accurately in the
\nappraisal report. Some examples are:<\/p>\n
1. the subject property has been valued
\nin Fee Simple;<\/p>\n
2. the subject property has been valued
\nin Fee Simple together with a right of
\nway or together with or subject to;<\/p>\n
3. the subject property has been valued
\nin Fee Simple together with a right of
\nway together with or subject to and
\nthe riparian rights of the creek that
\nflow through the property;<\/p>\n
4. the subject property has been valued
\nin Fee Simple together with a Life
\nLease granted to; and<\/p>\n
5. the subject property has been valued
\nin Fee Simple together with the
\ntenants occupying the apartment
\nbuilding, campground or the adjacent <\/p>\n
farmer that has a yearly lease to
\ncultivate the land.<\/p>\n
In other words, any part of the Fee Simple
\nInterest that has been granted to another
\nperson or body in which he, she or they have
\nsome right to access the property for whatever
\npurpose must be disclosed in the appraisal. <\/p>\n
The question to be answered is: does
\nthe right of way, tenancy or life lease cause
\nan effect on the current valuation of the
\nproperty? How would anybody be able
\nto answer the question without knowing
\nexactly what property rights run with the
\nproperty being valued? <\/p>\n
By identifying all the interests in the
\nproperty, the appraiser can begin the
\nprocess of isolating how these other
\ninterests may affect Market Value. Not
\nidentifying any other interests shared
\nunder the Fee Simple Interest can call into
\nquestion the validity of the final estimate
\nof value. In many cases, these other rights
\ngranted from the Fee Simple Interest
\nare beneficial, for example, the rent paid
\nby tenants in an apartment building or
\nretail plaza. At other times, they may be
\ndetrimental, particularly if it is a life lease
\nsituation or perhaps the lease rate is BELOW
\nmarket rent.<\/p>\n
Because of its ability to be segregated
\ninto a whole host of other rights given
\nand granted, the Fee Simple Interest can
\ncause issues regarding environmental and
\nexpropriation valuations. This right to add to
\nthe Fee Simple Interest can trigger valuation
\nconcerns. <\/p>\n
A property cannot be divided in
\naccordance with the types of property rights
\nheld for the property, for example: <\/p>\n
75% Fee Simple <\/p>\n
10%
\nRight of Way regarding
\na utility easement <\/p>\n
15%
\nRights of the tenants occupying the
\nbuilding located on the property <\/p>\n
100%<\/p>\n
Land rights cannot be divided. The Fee Simple
\nInterest is always 100% of the property.
\nGranting an easement to a neighbour does not <\/p>\n
King John succeeded William the
\nConqueror in 1199. In 1215, the landowners
\nrevolted and forced him to sign the Magna
\nCarta, in which King John agreed to return
\nindividual property rights to the landowners. <\/p>\n
How did these private property rights
\nof the English people get to Canada? We
\ncan start with the Letters Patent issued by
\nKing Charles II in 1670 to the Hudson Bay
\nCompany, the Constitution of 1792 which
\ncreated Upper and Lower Canada, and the
\nBritish North America Act of 1867 (BNA
\nAct) that formed the Dominion of Canada.
\nAll of these documents protected the
\nproperty rights of individuals.2<\/p>\n
In Canada, the government protects
\nyour private property rights from the
\nCrown via the Constitution. Letters
\nPatent from the Governor General or the
\nLieutenant Governor protect you legally
\nfrom the Crown if it tries to take your
\nprivate property rights away. <\/p>\n
Recently, while appraising a campground,
\nthe owner showed me his Letters Patent. It
\nwas a parchment-like document that simply
\nstated \u201cany gold and silver found on the land
\nhad to be given to the government\u201d and that
\nwas it. The owner pointed this out to the
\nlocal Conservation Authority who thought
\nthat they had an exclusive right to enter his
\nproperty looking for evidence of the Red-
\nBreasted Thrush. They were told to \u201cleave,\u201d
\nsince the owner\u2019s obligation was to provide
\nonly \u2018gold\u2019 and \u2018silver\u2019 to the government, not
\nbirds. They have never been back.<\/p>\n
Private property ownership comes
\nwith a set of rules that govern the use of
\nprivately owned land: <\/p>\n
\u2022 A boundary system that clearly
\ndefines \u201cyour property\u201d and \u201cyour
\nneighbour\u2019s property.\u201d <\/p>\n
\u2022 Limits to the things you can do to
\nyour property to prevent harming a
\nneighbouring property. <\/p>\n
\u2022 Regulation of house building on
\nprivate property dating back to the
\ndays of the Anglo-Saxons and their
\nCommon Law. <\/p>\n
\u2022 Under the BNA Act you have to pay
\nyour property taxes and make sure
\nthat your property is not a fire hazard. <\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 13<\/p>\n
Return to CONTENTS<\/p>\n
negate the underlying Fee Simple Interest
\nto that easement. The owner granting the
\neasement does not lose the Fee Simple
\nInterest because it was not sold. It is simply
\nbeing used for a period of time until it is
\nabandoned or the right of way user does not
\nneed the right of access or use anymore. <\/p>\n
Therefore, the valuation of this Right
\nof Way or Easement is directly related to
\nits impact on the underlying Fee Simple
\nInterest. For example, a municipality wants
\nto put a large sewer main under a vacant
\nresidential lot on a diagonal basis. This will
\nprevent the construction of a house which
\ndisrupts the underlying Fee Simple Interest
\nto build a house on the property. Thus, the
\nvalue of this Right of Way becomes the
\nvalue of the entire Fee Simple Interest. If
\nthe sewer easement is off to one side of the
\nlot and the owner can still build a house on
\nthe property, the value of the easement is
\nless severe to the Fee Simple Interest and
\nwould represent a specific percentage value
\nof the Fee Simple Interest. But, once again,
\nthe underlying land right of this property
\nremains the Fee Simple Interest.<\/p>\n
Why does environmental contaminate
\non a property cause loss? The \u2018loss\u2019 is
\nthe disruption of the individual property
\nrights as a result of the underlying land
\ncontaminated. It is this \u2018loss\u2019 of the ability
\nto sell the property at a market value
\nwithout the contamination, the right to
\nobtain a mortgage, to obtain insurance on
\nthe house or building, the right to lease
\nit, the right to encumber the property in a
\nmanner that the owner sees fit. <\/p>\n
When property rights are changed in
\nCanada, compensation is due and payable
\nto the people in which the land rights
\nare changed. The Letters Patent have
\nremoved the Crown from the property
\nrights of individuals. The difficulty lies with
\nmunicipalities and provincial governments
\ncreating Conservation Authorities or
\nCommissions to protect some aspect of
\nlands. The Letters Patent left an empty space
\nin terms of private property rights. This
\nmeans that property rights are protected
\nby the federal government, not local
\nmunicipalities or a provincial government. <\/p>\n
We see many examples of Conservation
\nAuthorities wanting control of privately
\nheld lands including: <\/p>\n
a) Flood Plains
\nMany issues are arising over the issue
\nof building on so called designated
\nFlood Plain Land, when the Flood Plain
\nline is nothing more than a computer
\ngenerated line that has not been based
\non concrete evidence of flooding. <\/p>\n
b) Erosion
\nThe right to stop cliff erosion is a highly
\ncontested issue between the Lake Erie
\nNorth Shore Landowners Association
\nand three Conservations Authorities as
\ndescribed in a London Free Press article
\ndated September 2016. Here, $34 million
\ndollars\u2019 worth of real estate are at risk
\nbecause the Conservation Authorities
\ncan decline to take action to prevent
\nerosion. In this situation, what are the
\nland rights that could be affected?
\nCertainly, a loss of the physical land, but <\/p>\n
more importantly, the loss of enjoyment,
\nthe potential loss of mortgage financing
\nand the potential loss of physical
\nimprovements such as a house or barns.<\/p>\n
c) Pipeline Easements
\nProperty rights often affect farmland.
\nFarmers farming near the easement
\nfor high pressure oil and gas lines
\ncould face large fines. Often, the
\neasement is not even on their property.
\nThe easement may not be registered
\non title in any Land Registry Office.
\nThis was certainly the case with
\nLambton County landowners and
\nUnion Gas. Hydro lines crossing
\na farmer\u2019s property are also not
\nnecessarily registered on title.<\/p>\n
d) Contamination
\nThe imposition of fines on a property
\nowner by an Environmental Agency
\nfor a company with a right of way
\non private property that allows
\ncontaminates to leech out into
\nthe water is another example of
\nresponsibilities that come with the Fee
\nSimple Interest. The Environmental
\nAgency does fine the parties that
\ncaused the spill, it holds the property
\nowner responsible (Sickenger case).
\n Bylaws prohibit private property
\nowners from using weed control
\nsprays on their property, while golf
\ncourses are allowed to use harsh
\nweed spray chemicals on the course.<\/p>\n
Property rights are always going to be
\nchallenged at all levels of Courts. For the
\nappraiser, the process of identifying the
\nLand Rights that form the basis of valuation
\nshould be carefully considered. Read the
\nactual Right of Way agreement or any other
\ndocumentation that runs with the Fee Simple
\nInterest thoroughly. The present worth of the
\nfuture benefit of the real estate demands it. <\/p>\n
END NOTES
\n1 https:\/\/www.britannica.com\/biography\/<\/p>\n
William-I-king-of-England
\n2 Marshall, Elizabeth. Property Rights <\/p>\n
101: An Introduction. CreateSpace
\nIndependent Publishing Platform;
\n2nd edition (May 11, 2015). <\/p>\n
SENIOR APPRAISER\/COMMERCIAL REAL ESTATE APPRAISER \u2022 KELOWNA, BC
\nKent-Macpherson is seeking a full-time Senior Commercial Appraiser in Kelowna, BC. We have immediate openings for
\nappraisers servicing the Greater Okanagan area and extending across Western Canada. The ideal candidate will be an AACI with
\na minimum of five years direct related experience. <\/p>\n
Kent-Macpherson offers a wide range of services covering all disciplines of real estate appraisal and consultation. With a
\nreputation for professionalism and excellence in our industry, Kent-Macpherson has grown into one of Western Canada\u2019s leading
\nauthorities in real estate valuation and consultation. We offer stability, the opportunity to work with a diverse client base and
\nhigh-volume portfolio, training and career development. Remuneration comprises a base salary plus incentive.<\/p>\n
We are seeking a motivated and entrepreneurial AACI, P. App. to join
\nour dynamic and growing team. Experienced Candidates are also welcome.<\/p>\n
Please submit your resume to Shannan Schimmelmann at
\nsschimmelmann@kent-macpherson for immediate consideration
\nor call 250.763.2236 if you have any questions.<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 14<\/p>\n
https:\/\/www.britannica.com\/biography\/William-I-king-of-England
\nmailto:sschimmelmann@kent-macpherson<\/p>\n
Return to CONTENTS<\/p>\n
\u00c9
\ntant donn\u00e9 que l\u2019\u00e9valuation
\nimmobili\u00e8re est pertinente aux
\nfuturs avantages des droits de
\npropri\u00e9t\u00e9, il est important que les <\/p>\n
\u00e9valuateurs comprennent la source de
\nces droits et leurs r\u00e9percussions sur le
\nprocessus d\u2019\u00e9valuation. <\/p>\n
Notre examen commence avec la
\nGrande Charte, sign\u00e9e en Angleterre en
\n1215. Avant l\u2019invasion de Guillaume le
\nConqu\u00e9rant en 1066, l\u2019Angleterre avait en
\nplace le Common Law qui respectait les
\ndroits de propri\u00e9t\u00e9 priv\u00e9e des propri\u00e9taires
\nfonciers. Cependant, apr\u00e8s avoir pris <\/p>\n
contr\u00f4le de l\u2019Angleterre, Guillaume exigea
\nqu\u2019on lui fournisse la liste compl\u00e8te de tous
\nles propri\u00e9taires priv\u00e9s du pays. Cette liste
\nfut achev\u00e9e en 1085.1 Avec cette information,
\nGuillaume for\u00e7a ces propri\u00e9taires \u00e0 signer les
\nactes de propri\u00e9t\u00e9. <\/p>\n
Le roi Jean succ\u00e9da \u00e0 Guillaume le
\nConqu\u00e9rant en 1199. En 1215, les propri\u00e9taires
\nse sont r\u00e9volt\u00e9s et l\u2019ont forc\u00e9 \u00e0 signer la
\nGrande Charte, dans laquelle le roi Jean
\nacceptait de restituer les droits de propri\u00e9t\u00e9
\nindividuels aux propri\u00e9taires fonciers. <\/p>\n
Comment ces droits de propri\u00e9t\u00e9 priv\u00e9e
\ndes Anglais sont-ils arriv\u00e9s au Canada?
\nNous pouvons commencer par les Lettres
\npatentes d\u00e9livr\u00e9es par le roi Charles II en
\n1670 \u00e0 la Compagnie de la Baie d\u2019Hudson,
\nla Constitution de 1792 qui cr\u00e9a le Haut et
\nle Bas-Canada et l\u2019Acte de l\u2019Am\u00e9rique du
\nNord britannique de 1867 (AANB). Tous
\nces documents prot\u00e9geaient les droits de
\npropri\u00e9t\u00e9 des individus.2<\/p>\n
Au Canada, le gouvernement prot\u00e8ge vos
\ndroits de propri\u00e9t\u00e9 priv\u00e9e contre la Couronne
\npar l\u2019interm\u00e9diaire de la Constitution. Les
\nlettres patentes du gouverneur g\u00e9n\u00e9ral ou
\ndu lieutenant-gouverneur vous prot\u00e8gent
\nl\u00e9galement contre la Couronne si cette <\/p>\n
LES DROITS DE
\nPROPRI\u00c9T\u00c9 :
\nd\u2019o\u00f9 viennent-ils et
\nque signifient-ils?<\/p>\n
PAR GEORGE CANNING, AACI, P.APP<\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 15<\/p>\n
Return to CONTENTS<\/p>\n
derni\u00e8re tente de vous priver de vos droits
\nde propri\u00e9t\u00e9 priv\u00e9e. <\/p>\n
R\u00e9cemment, lors de l\u2019\u00e9valuation d\u2019un
\nterrain de camping, le propri\u00e9taire m\u2019a
\nmontr\u00e9 ses lettres patentes. C\u2019\u00e9tait un
\ndocument semblable \u00e0 un parchemin
\nqui disait simplement que \u00ab tout l\u2019or et
\nl\u2019argent trouv\u00e9s sur le terrain devaient
\n\u00eatre donn\u00e9s au gouvernement \u00bb et c’est
\ntout. Le propri\u00e9taire l\u2019a signal\u00e9 \u00e0 l\u2019office
\nde protection de la nature qui croyait avoir
\nle droit exclusif d\u2019entrer sur sa propri\u00e9t\u00e9 \u00e0
\nla recherche de preuves de la pr\u00e9sence de
\nla Grive \u00e0 poitrine rouge. Le propri\u00e9taire
\nleur a ordonn\u00e9 de \u00ab partir \u00bb, puisque
\nl\u2019obligation du propri\u00e9taire \u00e9tait de ne
\nfournir que de \u00ab l\u2019or \u00bb et de \u00ab l\u2019argent \u00bb au
\ngouvernement, et non des oiseaux. Ils ne
\nsont jamais revenus. <\/p>\n
La propri\u00e9t\u00e9 priv\u00e9e est assortie
\nd\u2019un ensemble de r\u00e8gles qui r\u00e9gissent
\nl\u2019utilisation des terres priv\u00e9es : <\/p>\n
\u2022 Un syst\u00e8me de limites qui d\u00e9finit
\nclairement \u00ab votre propri\u00e9t\u00e9 \u00bb et \u00ab la
\npropri\u00e9t\u00e9 de votre voisin \u00bb.<\/p>\n
\u2022 Limites aux choses que vous pouvez
\nfaire \u00e0 votre propri\u00e9t\u00e9 pour \u00e9viter de
\nnuire \u00e0 une propri\u00e9t\u00e9 voisine.<\/p>\n
\u2022 R\u00e9glementation de la construction de
\nmaisons sur des propri\u00e9t\u00e9s priv\u00e9es
\ndatant de l\u2019\u00e9poque des Anglo-Saxons
\net de leur Common Law.<\/p>\n
\u2022 En vertu de l\u2019AANB, vous devez payer
\nvos taxes fonci\u00e8res et vous assurer
\nque votre propri\u00e9t\u00e9 n\u2019est pas un
\nrisque d\u2019incendie.<\/p>\n
\u2022 Un syst\u00e8me de transfert des droits
\nde propri\u00e9t\u00e9 d\u2019une personne \u00e0 une
\nautre sous la supervision d\u2019un bureau
\nde transfert des terres. La d\u00e9finition
\nde l\u2019\u00e9change \u00e9tait tr\u00e8s simple : la
\ncontrepartie pay\u00e9e pour le privil\u00e8ge de
\nla propri\u00e9t\u00e9 ou le transfert de droits de
\npropri\u00e9t\u00e9 donn\u00e9s sur un acte. <\/p>\n
L\u2019extension des droits de propri\u00e9t\u00e9 priv\u00e9e
\nest l\u2019int\u00e9r\u00eat en fief simple. L\u2019int\u00e9r\u00eat en
\nfief simple conf\u00e8re le contr\u00f4le absolu sur
\ntoute la dur\u00e9e de la propri\u00e9t\u00e9. Il n\u2019expire
\npas parce que le fief ne peut pas \u00eatre c\u00e9d\u00e9
\n\u00e0 une autre personne \u00e0 l\u2019infini. Ce n\u2019\u00e9tait
\npas toujours le cas. Avant les ann\u00e9es 1300, <\/p>\n
l\u2019int\u00e9r\u00eat en fief simple expirait \u00e0 la mort
\ndu propri\u00e9taire, s\u2019il n\u2019avait pas d\u2019h\u00e9ritiers
\npour h\u00e9riter de son bien. <\/p>\n
En vertu de l\u2019int\u00e9r\u00eat en fief simple,
\ntout propri\u00e9taire a le droit de faire tout
\nce qu\u2019il d\u00e9cide de faire de sa propri\u00e9t\u00e9
\n(sous r\u00e9serve des r\u00e8gles ci-dessus). Il
\npeut la vendre, l\u2019hypoth\u00e9quer (ce qui
\nsignifie permettre \u00e0 une partie de placer
\nun privil\u00e8ge sur la propri\u00e9t\u00e9 jusqu\u2019\u00e0 ce
\nqu\u2019une somme d\u2019argent ait \u00e9t\u00e9 pay\u00e9e sous
\nforme de pr\u00eat), la donner, en vendre une
\npartie comme droit de passage, ne rien
\nfaire, y construire un b\u00e2timent, louer les
\nam\u00e9liorations qui y ont \u00e9t\u00e9 apport\u00e9es, ou
\nla louer comme propri\u00e9t\u00e9 vacante.<\/p>\n
L\u2019int\u00e9r\u00eat en fief simple est souvent le
\npoint de d\u00e9part pour d\u00e9crire les droits
\nde propri\u00e9t\u00e9 dans un contrat de service
\nd\u2019\u00e9valuation. Une propri\u00e9t\u00e9 d\u00e9tenue
\nen fief simple qui est grev\u00e9e doit \u00eatre
\nidentifi\u00e9e avec pr\u00e9cision dans le rapport
\nd\u2019\u00e9valuation. En voici quelques exemples : <\/p>\n
1. la propri\u00e9t\u00e9 en question a \u00e9t\u00e9 \u00e9valu\u00e9e
\nen fief simple;<\/p>\n
2. la propri\u00e9t\u00e9 en question a \u00e9t\u00e9 \u00e9valu\u00e9e
\nen fief simple avec un droit de
\npassage ou avec ou sous r\u00e9serve d\u2019un
\ndroit de passage;<\/p>\n
3. la propri\u00e9t\u00e9 en question a \u00e9t\u00e9 \u00e9valu\u00e9e
\nen fief simple avec un droit de
\npassage avec ou sous r\u00e9serve des
\ndroits riverains sur le ruisseau qui
\ntraverse la propri\u00e9t\u00e9;<\/p>\n
4. la propri\u00e9t\u00e9 en question a \u00e9t\u00e9
\n\u00e9valu\u00e9e en fief simple avec un bail
\nviager accord\u00e9; <\/p>\n
5. la propri\u00e9t\u00e9 en question a \u00e9t\u00e9 \u00e9valu\u00e9e
\nen fief simple avec les locataires qui
\noccupent l\u2019immeuble d\u2019appartements,
\nle terrain de camping ou l\u2019agriculteur
\nadjacent qui a un bail annuel pour
\ncultiver la terre. <\/p>\n
En d\u2019autres termes, toute partie de
\nl\u2019int\u00e9r\u00eat en fief simple qui a \u00e9t\u00e9 accord\u00e9e \u00e0
\nune autre personne ou un autre organisme
\ndans lequel il ou elle a un droit d\u2019acc\u00e8s \u00e0
\nla propri\u00e9t\u00e9 \u00e0 quelque fin que ce soit doit
\n\u00eatre divulgu\u00e9e dans l\u2019\u00e9valuation. <\/p>\n
La question \u00e0 trancher est la suivante :
\nest-ce que le droit de passage, la <\/p>\n
location ou le bail viager ont un effet sur
\nl\u2019\u00e9valuation actuelle de la propri\u00e9t\u00e9?
\nComment quelqu\u2019un serait-il capable
\nde r\u00e9pondre \u00e0 la question sans savoir
\nexactement quels droits de propri\u00e9t\u00e9
\nr\u00e9gissent la propri\u00e9t\u00e9 \u00e9valu\u00e9e? <\/p>\n
En identifiant tous les int\u00e9r\u00eats dans la
\npropri\u00e9t\u00e9, l\u2019\u00e9valuateur peut commencer
\n\u00e0 isoler comment ces autres int\u00e9r\u00eats
\npeuvent affecter la valeur marchande. Le
\nfait de ne pas identifier d\u2019autres int\u00e9r\u00eats
\npartag\u00e9s dans le cadre de l\u2019int\u00e9r\u00eat en
\nfief simple peut remettre en question la
\nvalidit\u00e9 de l\u2019estimation finale de la valeur.
\nDans de nombreux cas, ces autres droits
\naccord\u00e9s en raison de l\u2019int\u00e9r\u00eat en fief
\nsimple sont avantageux, par exemple,
\nle loyer pay\u00e9 par les locataires dans
\nun immeuble d\u2019appartements ou un
\ncentre commercial. \u00c0 d\u2019autres moments,
\nils peuvent \u00eatre pr\u00e9judiciables, en
\nparticulier s\u2019il s\u2019agit d\u2019un bail viager ou
\nsi le taux de location est INF\u00c9RIEUR au
\nloyer du march\u00e9. <\/p>\n
En raison de sa capacit\u00e9 \u00e0 \u00eatre s\u00e9par\u00e9
\nen une foule d\u2019autres droits donn\u00e9s et
\naccord\u00e9s, l\u2019int\u00e9r\u00eat en fief simple peut
\ncauser des probl\u00e8mes d\u2019\u00e9valuation
\nenvironnementale et d\u2019expropriation.
\nCe droit d\u2019ajouter \u00e0 l\u2019int\u00e9r\u00eat en fief
\nsimple peut entra\u00eener des probl\u00e8mes
\nd\u2019\u00e9valuation. <\/p>\n
Une propri\u00e9t\u00e9 ne peut pas \u00eatre
\ndivis\u00e9e en fonction des types de droits
\nde propri\u00e9t\u00e9 d\u00e9tenus pour la propri\u00e9t\u00e9,
\npar exemple:<\/p>\n
75 % fief Simple<\/p>\n
10 %
\nemprise concernant une
\nservitude pour service public<\/p>\n
15 %
\ndroits des locataires occupant
\nl\u2019immeuble situ\u00e9 sur la propri\u00e9t\u00e9<\/p>\n
100 % <\/p>\n
Les droits fonciers ne peuvent \u00eatre
\ndivis\u00e9s. L\u2019int\u00e9r\u00eat en fief simple est
\ntoujours 100 % de la propri\u00e9t\u00e9. L\u2019octroi
\nd\u2019une servitude \u00e0 un voisin n\u2019annule pas
\nl\u2019int\u00e9r\u00eat sous-jacent \u00e0 cette servitude.
\nLe propri\u00e9taire qui accorde la servitude <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 16<\/p>\n
Return to CONTENTS<\/p>\n
ne perd pas l\u2019int\u00e9r\u00eat en fief simple parce
\nque la propri\u00e9t\u00e9 n\u2019a pas \u00e9t\u00e9 vendue. La
\nservitude est simplement en vigueur
\npendant un certain temps jusqu\u2019\u00e0 ce
\nqu\u2019elle soit abandonn\u00e9e ou que son
\nutilisateur n\u2019en ait plus besoin. <\/p>\n
Par cons\u00e9quent, l\u2019\u00e9valuation de
\ncette emprise ou de cette servitude
\nest directement li\u00e9e \u00e0 son incidence
\nsur l\u2019int\u00e9r\u00eat \u00e0 l\u2019actif sous-jacent. Par
\nexemple, une municipalit\u00e9 veut installer
\nun grand \u00e9gout sous un terrain r\u00e9sidentiel
\nvacant sur une base diagonale. Cela
\nemp\u00eachera la construction d\u2019une maison
\net perturbera ainsi l\u2019int\u00e9r\u00eat fondamental
\nsous-jacent de construire une maison sur
\nla propri\u00e9t\u00e9. Ainsi, la valeur de ce droit de
\npassage devient la valeur de l\u2019int\u00e9r\u00eat en
\nfief simple entier. Si la servitude d\u2019\u00e9gout
\nest d\u2019un c\u00f4t\u00e9 du lot et que le propri\u00e9taire
\npeut toujours construire une maison sur
\nla propri\u00e9t\u00e9, la valeur de la servitude
\naurait moins d\u2019impact sur l\u2019int\u00e9r\u00eat en fief
\nsimple et repr\u00e9senterait un pourcentage
\nsp\u00e9cifique de l\u2019int\u00e9r\u00eat en fief simple. Mais,
\nencore une fois, le droit foncier sous-
\njacent de cette propri\u00e9t\u00e9 reste l\u2019int\u00e9r\u00eat en
\nfief simple. <\/p>\n
Pourquoi la contamination
\nenvironnementale cause-t-elle une
\nperte? La \u00ab perte \u00bb est le r\u00e9sultat de
\nla perturbation des droits de propri\u00e9t\u00e9
\nindividuelle en raison de la contamination
\nde la terre sous-jacente. C\u2019est cette
\n\u00ab perte \u00bb de la capacit\u00e9 de vendre la
\npropri\u00e9t\u00e9 \u00e0 sa valeur marchande sans
\ncontamination, d\u2019obtenir une hypoth\u00e8que,
\nd\u2019obtenir une assurance sur la maison ou
\nle b\u00e2timent, de la louer, de l\u2019hypoth\u00e9quer
\nde la mani\u00e8re que le propri\u00e9taire juge bon. <\/p>\n
Lorsque les droits de propri\u00e9t\u00e9 sont
\nmodifi\u00e9s au Canada, une compensation
\nest due et payable aux personnes dont
\nles droits fonciers sont modifi\u00e9s. Les
\nlettres patentes ont retir\u00e9 \u00e0 la Couronne
\nles droits de propri\u00e9t\u00e9 des particuliers.
\nLa difficult\u00e9 r\u00e9side dans le fait que les
\nmunicipalit\u00e9s et les gouvernements
\nprovinciaux cr\u00e9ent des offices ou
\ncommissions de protection de la nature
\npour prot\u00e9ger certains aspects des terres. <\/p>\n
Les lettres patentes ont laiss\u00e9 un vide en
\ntermes de droits de propri\u00e9t\u00e9 priv\u00e9e. Cela
\nsignifie que les droits de propri\u00e9t\u00e9 sont
\nprot\u00e9g\u00e9s par le gouvernement f\u00e9d\u00e9ral et
\nnon par les municipalit\u00e9s locales ou un
\ngouvernement provincial. <\/p>\n
Nous voyons de nombreux
\nexemples d\u2019offices de protection de la
\nnature qui veulent contr\u00f4ler des terres
\npriv\u00e9es, notamment : <\/p>\n
a) Plaines inondables
\nDe nombreuses questions
\nsurgissent au sujet de la
\nconstruction de ce qu\u2019on appelle une
\nzone inondable d\u00e9sign\u00e9e, lorsque
\nla ligne Plaine inondable n\u2019est rien
\nd\u2019autre qu\u2019une ligne g\u00e9n\u00e9r\u00e9e par
\nordinateur qui ne repose sur aucune
\npreuve concr\u00e8te d\u2019inondation. <\/p>\n
b) \u00c9rosion
\nSelon un article du London Free
\nPress dat\u00e9 de septembre 2016, le
\ndroit d\u2019arr\u00eater l\u2019\u00e9rosion des falaises
\nest une question tr\u00e8s controvers\u00e9e
\nentre l\u2019Association des propri\u00e9taires
\nfonciers de la rive nord du lac \u00c9ri\u00e9
\net trois autorit\u00e9s de conservation.
\nDans cette affaire, des biens
\nimmobiliers de 34 millions de
\ndollars sont menac\u00e9s parce que les
\noffices de protection de la nature
\npeuvent refuser de prendre des
\nmesures pour pr\u00e9venir l\u2019\u00e9rosion.
\nDans cette situation, quels sont
\nles droits fonciers qui pourraient
\n\u00eatre affect\u00e9s? Certainement, une
\nperte de la terre physique, mais
\nplus important encore, la perte
\nde jouissance, la perte potentielle
\nde financement hypoth\u00e9caire et la
\nperte potentielle d\u2019am\u00e9liorations
\nphysiques comme la construction
\nd\u2019une maison ou de granges. <\/p>\n
c) Servitudes pipelini\u00e8res
\nLes droits de propri\u00e9t\u00e9 affectent
\nsouvent les terres agricoles. Les
\nagriculteurs qui cultivent pr\u00e8s de la
\nservitude pour les lignes de p\u00e9trole
\net de gaz \u00e0 haute pression pourraient
\nfaire l\u2019objet de lourdes amendes.
\nSouvent, la servitude n\u2019est m\u00eame pas <\/p>\n
sur leur propri\u00e9t\u00e9. La servitude peut
\nne pas \u00eatre enregistr\u00e9e sur le titre
\ndans aucun bureau d\u2019enregistrement
\nimmobilier. C\u2019\u00e9tait certainement le
\ncas entre les propri\u00e9taires fonciers
\ndu comt\u00e9 de Lambton et Union Gas.
\nLes lignes d\u2019\u00e9lectricit\u00e9 traversant la
\npropri\u00e9t\u00e9 d\u2019un agriculteur ne sont
\npas n\u00e9cessairement enregistr\u00e9es
\nsur le titre. <\/p>\n
d) Contamination
\nL\u2019imposition d\u2019amendes \u00e0 un
\npropri\u00e9taire foncier par une agence
\nde protection de l\u2019environnement
\npour une entreprise ayant un droit
\nde passage sur une propri\u00e9t\u00e9 priv\u00e9e
\nqui permet aux contaminants de
\ns\u2019\u00e9couler dans l\u2019eau est un autre
\nexemple de responsabilit\u00e9s associ\u00e9es
\n\u00e0 l\u2019int\u00e9r\u00eat en fief simple. L\u2019Agence
\nde l\u2019environnement inflige une
\namende aux parties qui ont caus\u00e9 le
\nd\u00e9versement et tient le propri\u00e9taire
\nresponsable (affaire Sickenger).
\n Les r\u00e8glements interdisent aux
\npropri\u00e9taires priv\u00e9s d\u2019utiliser des
\npulv\u00e9risateurs de lutte contre les
\nmauvaises herbes sur leur propri\u00e9t\u00e9,
\ntandis que les terrains de golf sont
\nautoris\u00e9s \u00e0 utiliser des produits
\nchimiques agressifs contre les
\nmauvaises herbes sur le terrain. <\/p>\n
Les droits de propri\u00e9t\u00e9 seront toujours
\ncontest\u00e9s devant les tribunaux \u00e0
\ntous les niveaux. L\u2019\u00e9valuateur devrait
\nexaminer soigneusement le processus
\nd\u2019identification des droits fonciers qui
\nconstituent la base de l\u2019\u00e9valuation.
\nLisez attentivement l\u2019entente de droit de
\npassage ou toute autre documentation
\nqui traite de l\u2019int\u00e9r\u00eat en fief simple. La
\nvaleur actuelle de l\u2019avantage futur de
\nl\u2019immobilier l\u2019exige. <\/p>\n
Notes en fin de texte
\n1 https:\/\/www.britannica.com\/biography\/<\/p>\n
William-I-king-of-England
\n2 Marshall, Elizabeth. Property Rights <\/p>\n
101: An Introduction. CreateSpace
\nIndependent Publishing Platform;
\n2e \u00e9dition (11 mai 2015). <\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 17<\/p>\n
https:\/\/www.britannica.com\/biography\/William-I-king-of-England
\nhttps:\/\/www.britannica.com\/biography\/William-I-king-of-England<\/p>\n
Return to CONTENTS<\/p>\n
Within the context of the litigation process, one of the most important issues for the parties
\nto the litigation is the scope of privilege
\nand its impact on the production of
\ndocuments. This concept impacts the work
\nof independent expert witnesses, such as
\nappraisers who may be retained by litigants
\nto assist and support their positions with
\nopinion evidence. It is essential that expert
\nwitnesses understand the limitations on
\nthe confidentiality of their work and the
\nscope of any privilege that applies to their
\nwork or reports prepared for a client
\ninvolved in the legal process.<\/p>\n
The work of an appraiser is required
\nto be confidential in accordance with
\napplicable professional standards
\ngoverning the appraisal profession.1<\/p>\n
The findings and conclusions of an
\nappraiser, including those prepared
\nduring the litigation process, are not to be
\ndisclosed to anyone unless authorized by
\nthe client or by way of a legal requirement.2<\/p>\n
The duty of confidentiality is a matter
\nof professional standards\/regulation.
\nConfidentiality is often assumed to be
\nthe same as protection by way of legally
\nrecognized privilege; it is not.<\/p>\n
The disclosure of work conducted by an
\nappraiser as part of litigation proceedings
\nis governed by the rules of production
\nfound in the Rules of Civil Procedure and
\nthe common law of legal privilege.3 The
\nscope of protection accorded by legal
\nprivilege in accordance with these rules is
\nnarrower than that covered by the duty of
\nconfidentiality as set out in professional
\nstandards governing appraisers. Appraisal
\nprofessionals should understand these
\ndifferences, and the limits of the protection
\nafforded to their work by confidentiality
\nand privilege in the litigation process.
\nUnderstanding the differences and limits
\nof confidentiality and privilege will allow
\nappraisers to properly inform their
\nclients about disclosure obligations and <\/p>\n
the protection of their work product and
\nanalyses, while maintaining adherence to
\ntheir governing professional standards.<\/p>\n
This article briefly discusses the duty
\nof confidentiality applicable to appraisers
\nand the fundamental differences between
\nconfidentiality and privilege. It also
\nreviews the forms of legal privilege
\nrecognized in Canadian law and how they
\nmay apply to the work of appraisers.
\nFinally, the paper will review how an
\nappraiser may be impacted by relevant
\ndisclosure or production obligations
\napplicable to the litigation process.<\/p>\n
Confidentiality for appraisers<\/p>\n
Like many professionals, appraisers have
\na professional and ethical obligation to
\nrespect the confidentiality and sensitivity
\nof information that is provided to them by a
\nclient, as well as the work they carry out on
\na client\u2019s behalf. They are required to ensure
\nthat they do not disclose their analyses,
\nopinions or conclusions to anyone other than
\nthe client, unless instructed otherwise (and
\nwith certain limited exceptions).<\/p>\n
The professional standards governing
\nthe appraisal profession, the Canadian
\nUniform Standards of Professional Appraisal
\nPractice (CUSPAP), set out the confidentiality
\nobligations of an appraiser as follows:
\n\u201cIt is unethical for a Member [\u2026]<\/p>\n
4.2.10 to disclose the results of an
\nassignment to anyone but the client,
\nexcept with the client\u2019s permission [\u2026]<\/p>\n
5.8 Disclosure [see 4.2.10, 18.1, 18.2]
\n 5.8.1 A Member pledges to uphold the <\/p>\n
confidential nature of the Member\/
\nclient relationship.<\/p>\n
5.8.2 A Member must not disclose the
\nanalyses, opinions or conclusions in an
\nassignment to anyone other than:<\/p>\n
5.8.2.i. the client and those parties
\nspecifically authorized by the <\/p>\n
Member and client to receive
\nsuch information;<\/p>\n
5.8.2.ii. third parties, when the Member is
\nlegally required to do so by due process of
\nlaw (eg. the Courts or Legislation); or<\/p>\n
5.8.2.iii. an authorized Committee or
\nCommittee Member of the Institute.<\/p>\n
5.8.3 A Member must not disclose
\ninformation provided by a client on a
\nconfidential basis to anyone other than:<\/p>\n
5.8.3.i. those parties specifically
\nauthorized by the client to receive
\nsuch data;<\/p>\n
5.8.3.ii. third parties, when the
\nMember is required to do so by due
\nprocess of law; or<\/p>\n
5.8.3.iii. an authorized Committee or
\nCommittee Member of the Institute.<\/p>\n
5.8.4 If the performance of a prior
\nassignment is to be kept confidential, a
\nMember must decline a new assignment
\non the same property, where a condition
\nrequires disclosure of any prior assignment.\u201d4<\/p>\n
Further provisions emphasizing the
\nimportance of the duty of confidentiality to
\nappraisal practice are found in the Practice
\nNotes at sections 18.1 and 18.2 of CUSPAP.<\/p>\n
An appraiser\u2019s confidentiality obligation
\nis tempered by the provision that their
\nanalyses, opinions or conclusions are
\nnot protected when a member is legally
\nrequired to disclose this information by
\n\u2018due process of law.\u2019 \u2018Due process of
\nlaw\u2019 includes production requirements
\nfound in procedural codes promulgated
\nas regulations under validly enacted
\nlegislation, as well as the common law
\nas found in decisions of courts and other
\ncompetent tribunals.5<\/p>\n
Confidentiality vs privilege<\/p>\n
The concepts of confidentiality and privilege
\nare often confused. This is a frequent
\noccurrence for independent expert
\nwitnesses, such as appraisers, who are <\/p>\n
LEGAL PRIVILEGE AND ITS
\nAPPLICATION TO APPRAISERS
\nBY SHANE RAYMAN, PARTNER; AND <\/p>\n
CONNER HARRIS, LAWYER; RAYMAN BEITCHMAN LLP<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 18<\/p>\n
Return to CONTENTS<\/p>\n
governed by professional obligations
\nmandating a duty of confidentiality to their
\nclients. Information that is confidential in
\naccordance with ethical or professional
\nobligations is not the same as information
\nthat is privileged, and it may be disclosed
\nduring the discovery process.6<\/p>\n
This is reflected in the exception to
\nan appraiser\u2019s duty of confidentiality for
\ndisclosure mandated by \u2018due process of
\nlaw.\u20197 The Rules of Civil Procedure governing
\nmost civil litigation matters in the province
\nof Ontario are regulations promulgated
\npursuant to the Courts of Justice Act.8 The
\nobligations to produce documents relevant
\nto a litigation proceeding in accordance
\nwith the Rules of Civil Procedure constitute
\n\u2018due process of law\u2019 and may abrogate the
\nconfidentiality requirements of the CUSPAP.<\/p>\n
A specific example of this distinction
\nwould be the production obligations found
\nat sub-rule 31.06(3) of the Rules of Civil
\nProcedure. This rule allows an opposing
\nparty to obtain, through the discovery
\nprocess, \u201cdisclosure of the findings,
\nopinions and conclusions of an expert
\nengaged by or on behalf of the party being
\nexamined that are relevant to a matter in
\nissue in the action.\u201d Within the appraisal
\ncontext, this would necessarily include
\nan appraiser\u2019s \u2018analyses, opinions or
\nconclusions in an assignment\u2019 that are
\nprotected by their duty of confidentiality.9<\/p>\n
Though bound by professional standards
\nto keep such information confidential
\nas between themselves and a client, an
\nappraiser retained by a party to litigation
\nwould be required to disclose such
\ninformation pursuant to the Rules of Civil
\nProcedure. Unless it falls within the ambit of
\nlegally recognized privilege, the information
\nmust be disclosed by the appraiser to the
\nadverse party (a third party), with or without
\nthe consent of the client. It is important
\nto note that because sub-rule 31.06(3)
\nconstitutes \u2018due process of law,\u2019 it is not
\na breach of professional standards for an <\/p>\n
appraiser to disclose the information required
\nunder that provision of the Rules.<\/p>\n
This example highlights the differences
\nbetween the scope of confidentiality and
\nthe protection offered by legal privilege. It
\nis important that appraisers be cognizant of
\nthese differences so that they are aware of
\nwhat information may be privileged and what
\ninformation they may be compelled to disclose
\nin the course of the litigation process.<\/p>\n
Legal privilege<\/p>\n
The distinction between legal privilege and
\nethical or equitable principles and duties of
\nconfidentiality was expressed in The Law of
\nEvidence in Canada as follows (at 716):10<\/p>\n
\u201cAlthough confidentiality is the corner stone
\nfor the protection of communications within
\nparticular relationships, confidentiality
\nalone is not sufficient to attract privilege.
\nConfidentiality may well attract other
\nlegal and ethical rights and obligations,
\nbut it does not have its foundations in the
\nevidentiary doctrine of privilege.\u201d<\/p>\n
The assumption that information or opinions
\nare privileged simply because they are
\ndelivered in confidence is incorrect. Relying
\non that incorrect assumption may lead
\nto inadvertent disclosure of information
\ndamaging to a party\u2019s litigation position and
\nshould be avoided if at all possible.<\/p>\n
The origins of the evidentiary doctrine of
\nlegal privilege lie in communications between
\na solicitor and client. It arose at the end of the
\nsixteenth century and became the first category
\nof confidential communications to be afforded
\na \u2018privilege\u2019 protecting it from disclosure or
\nproduction. Privilege was originally based on
\nthe notion of confidence and honour and that a
\nsolicitor, as \u201ca man of honour would not betray
\na confidence, and the judges as men of honour
\nthemselves would not require him to.\u201d11 Within
\nthe context of solicitor-client communications,
\nthe privilege is held by the client and may only
\nbe waived by him or her.12<\/p>\n
Privilege has evolved to include three
\ngenerally accepted categories that are relevant <\/p>\n
to appraisers and which will be discussed in
\nthis analysis. Those categories are:<\/p>\n
1. Solicitor-client privilege;
\n2. Settlement privilege; and
\n3. Litigation privilege.13<\/p>\n
Information attracting a recognized legal
\nprivilege is protected from disclosure
\nor production that would otherwise be
\nrequired by the legal process. Such
\nprotection remains unless the privilege
\nhas been waived by the party holding
\nthe privilege or the privilege expires by
\noperation of law.<\/p>\n
Solicitor-client privilege<\/p>\n
Solicitor-client privilege protects
\ncommunications passing between a
\nlawyer and client when the communication
\nis in confidence and for the purpose of
\nobtaining legal advice. The definitive
\nstatement of solicitor-client privilege was
\nset out by J. H. Wigmore, and adopted by
\nthe Supreme Court, as follows:
\n (1) \u201cWhere legal advice of any kind is <\/p>\n
sought, (2) from a professional legal
\nadviser in his capacity as such, (3)
\nthe communications relating to that
\npurpose, (4) made in confidence, (5)
\nby the client, (6) are at his instance
\npermanently protected, (7) from
\ndisclosure by himself or by the legal
\nadviser, (8) except the protection
\nbe waived.\u201d14<\/p>\n
The privilege has been recognized as a
\nprinciple of fundamental justice attracting
\nconstitutional protection, and which of
\nsupreme importance in our legal system.15
\nAs stated in Guelph v. Super Blue Box
\nRecycling Corp.,16 (at para 76):
\n The functional purpose of solicitor-<\/p>\n
client privilege goes to the very heart of
\nthe administration of the legal system.
\nAll persons, whether natural, corporate,
\nor governmental, must have access
\nto expert legal counsel without fear
\nthat this recourse may be used to their
\ndetriment: Smith v. Jones at S.C.R. 474-<\/p>\n
\u201cIt is essential that expert witnesses understand the
\nlimitations on the confidentiality of their work and the scope
\nof any privilege that applies to their work or reports prepared <\/p>\n
for a client involved in the legal process.\u201d<\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 19<\/p>\n
Return to CONTENTS<\/p>\n
475; Fosty at S.C.R. 289. Solicitor-client
\nprivilege is a \u201cfundamental civil and
\nlegal right\u201d (Solosky, at S.C.R. 839) and
\nis \u201cfundamental to the justice system
\nin Canada\u201d (R. v. McClure, [2001] 1
\nS.C.R. 445 (S.C.C.), per Major J.).\u201d<\/p>\n
The protection afforded by legal privilege is
\nnot unlimited and will not protect documents
\nor information simply because it is present
\nin the file of a solicitor. In order to attract
\nthe protection of privilege, the documents
\nmust meet the requirements set out
\nabove; inclusion in a solicitor\u2019s file is not a
\ndeterminative, nor even particularly relevant,
\nconsideration in the analysis.17 Similarly,
\ncommunications do not attract the protection
\nof privilege simply because counsel may be
\ncopied on them.18 The analysis of whether
\nprivilege will apply is a substantive one and
\nwill depend on the contents of the particular
\nrecords at issue, not the mere presence
\nor inclusion of counsel. Expert witnesses,
\nassembling information or communicating
\nfor the purposes of litigation, must be
\nmindful of these limitations on solicitor-
\nclient privilege.<\/p>\n
Solicitor-client privilege exists forever
\nunless waived by the client. Waiver of the
\nprivilege may be express, but can also be
\nimplicit. Implicit waiver takes place by way
\nof \u2018reliance\u2019 on privileged communications
\n(for example in a pleading) or by disclosure
\nof privileged communications in the
\nproductions of a party or descriptions of
\nthe substance of such communications
\nduring examinations.19 Once the privilege is
\nwaived, that waiver applies to the entirety of
\nthe subject matter of the communications.
\nA party is not permitted to \u2018cherry pick\u2019
\nprivileged communications, disclosing
\nwhat is helpful and claiming privilege over
\nthe remainder.20<\/p>\n
Despite the potential for implicit waivers
\nof privilege, in normal circumstances, Courts
\nare prepared to excuse \u2018slips\u2019 resulting in
\ninadvertent disclosure, where the disclosing
\nparty did not intend to waive privilege and
\nthe disclosure was a mistake made without
\nappreciating the effect of disclosure.21
\nAppraisers should be careful not to include
\npotentially privileged information in any
\ndisclosed work product in order to avoid
\nissues of a potential \u2018waiver\u2019 of privilege.<\/p>\n
Solicitor-client privilege may extend
\nbeyond the lawyer and the client to include
\nthird parties where the third party\u2019s
\nfunction is \u201cessential or integral to the
\nmaintenance or operation of the solicitor-
\nclient relationship for legal advice.\u201d22 This
\ncan include experts, such as appraisers,
\nwhere they are acting as a \u201cmessenger,
\ntranslator and amanuensis\u201d to \u201cassemble
\ninformation provided by the client and to
\nexplain it to the lawyer.\u201d23 Typically, it will
\ntypically not apply when an expert is acting
\nin an independent capacity and preparing
\nan independent opinion.24<\/p>\n
Although there may be certain
\ninstances when an appraiser is acting
\nas a \u2018translator\u2019 or messenger in
\nconveying or interpreting information,
\nappraisers often perform these tasks
\nwithin the context of their own analysis.
\nWhere the task they are carrying out is
\nalso for the benefit of the appraiser\u2019s
\nanalysis solicitor-client privilege will
\nnot protect the communication. Caution
\nshould be exercised in assuming that
\na communication passing between the
\nclient, through the appraiser to a solicitor,
\nor vice versa, will be protected by
\nsolicitor-client privilege.<\/p>\n
End notes
\n1 Canadian Uniform Standards of <\/p>\n
Professional Appraisal Practice, the
\nStandards Committee, Appraisal
\nInstitute of Canada, effective January 1,
\n2018 (\u201cCUSPAP Rules\u201d) at section 5.8.<\/p>\n
2 Ibid at section 5.8.2.
\n3 Rules of Civil Procedure, RRO 1990, <\/p>\n
Reg 194.
\n4 CUSPAP Rules, supra note 1 at sections <\/p>\n
4.2.10 and 5.8.
\n5 Re Clark et al v Attorney General of <\/p>\n
Canada (1977), 17 OR (2d) 593.
\n6 Paciorka Leaseholds Limited v Windsor <\/p>\n
(City), (2016) 3 LCR (2d) 315 at para 43.
\n7 CUSPAP Rules, supra note 1 at section <\/p>\n
5.8.2.ii.
\n8 Courts of Justice Act, RSO 1990, c <\/p>\n
C-43.
\n9 CUSPAP Rules, supra note 1 at section <\/p>\n
5.8.2.
\n10 John Sopinka, Sidney N. Lederman, Alan <\/p>\n
W. Bryant, The Law of Evidence in Canada,
\n2nd (Toronto: Butterworths, 1990).<\/p>\n
11 D. v National Society for the Prevention
\nof Cruelty of Children, [1977] All ER 589
\nat 611 [House of Lords].<\/p>\n
12 Ronald D. Manes, Solicitor\/Client
\nprivilege (February 1988), 7 Advocates\u2019
\nSoc J No 1, 20.<\/p>\n
13 There are other forms of recognized
\nprivilege, such as spousal
\ncommunications, the privilege against
\nself-incrimination, and confidential
\ninformer privilege (among others). They
\nare not relevant to this paper and will
\nnot be further elaborated upon. More
\ninformation can be found on this topic
\nin the Law of Evidence in Canada, supra
\nnote 10.<\/p>\n
14 J.H. Wigmore, Evidence in Trials at
\nCommon Law, McNaughton Rev., vol
\n8 (Boston: Little, Brown, 1961), at 554.
\nAdopted by Supreme Court of Canada in
\nSolosky v Canada, [1980] 1 S.C.R. 821.<\/p>\n
15 Lavallee, Rackel & Heintz v Canada
\n(Attorney General); White, Ottenheimer
\n& Baker v Canada (Attorney General); R v
\nFink, [2002] 3 SCR 209 at para 16.<\/p>\n
16 Guelph v Super Blue Box Recycling
\nCorp., [2004] CarswellOnt 4488 (ONSC).<\/p>\n
17 General Accident Assurance Co. v
\nChrusz (1999), 45 O.R. (3d) 321 (ONCA) at
\npara 38.<\/p>\n
18 Humberplex v TransCanada Pipelines,
\n2011 ONSC 4815 at para 46.<\/p>\n
19 TTC Insurance v MVD Law, 2018 ONSC
\n2611 at paras 34-36.<\/p>\n
20 Slansky v Canada (Attorney General),
\n2013 FCA 199 at para 261.<\/p>\n
21 TTC Insurance, supra note 19 at para 37.
\n22 XCG Consultants Inc v ABB Inc, 2014 <\/p>\n
ONSC 1111 at para 46.
\n23 Ibid at para 47.
\n24 The Law of Evidence in Canada, supra <\/p>\n
note 10 at 743. <\/p>\n
Read more on Legal Privilege<\/p>\n
To read the balance of this Legal Privilege
\narticle and learn about settlement
\nprivilege, litigation privilege, disclosure,
\nproducible documents, and more,
\nplease see page 63 of this issue of
\nCanadian Property Valuation.<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 20<\/p>\n
http:\/\/fct.ca
\nmailto:appraisers@fct.ca<\/p>\n
Return to CONTENTS<\/p>\n
Dans une action en justice, l\u2019un des enjeux les plus importants pour les parties en litige est l\u2019\u00e9tendue du privil\u00e8ge et son
\nincidence sur la production des documents.
\nCette notion concerne le travail des t\u00e9moins
\nexperts ind\u00e9pendants, comme les \u00e9valuateurs,
\nqui peuvent \u00eatre retenus par les plaideurs pour
\nappuyer et justifier leurs positions avec des
\npreuves sous forme d\u2019opinions. Il est essentiel
\nque les t\u00e9moins experts comprennent les
\nlimitations de la confidentialit\u00e9 de leur travail
\net la port\u00e9e de tout privil\u00e8ge s\u2019appliquant \u00e0 leur
\ntravail ou aux rapports r\u00e9dig\u00e9s pour le client
\nengag\u00e9 dans le processus judiciaire.<\/p>\n
Le travail d\u2019un \u00e9valuateur doit \u00eatre
\nconfidentiel, conform\u00e9ment aux normes
\nprofessionnelles pertinentes r\u00e9gissant la
\nprofession d\u2019\u00e9valuateur.1<\/p>\n
Les constatations et conclusions d\u2019un
\n\u00e9valuateur, incluant celles pr\u00e9par\u00e9es durant
\nl\u2019action en justice, ne doivent \u00eatre divulgu\u00e9es \u00e0
\npersonne, sauf si le client l\u2019autorise ou si une
\nloi l\u2019oblige.2 Le devoir de confidentialit\u00e9 est une
\naffaire de normes et de r\u00e8gles professionnelles.
\nOn pr\u00e9sume souvent que la confidentialit\u00e9
\n\u00e9quivaut \u00e0 la protection offerte par un privil\u00e8ge
\nreconnu l\u00e9galement; ce n\u2019est pas le cas.<\/p>\n
La divulgation du travail effectu\u00e9 par un
\n\u00e9valuateur dans le cadre d\u2019une proc\u00e9dure
\njudiciaire est gouvern\u00e9e par les r\u00e8gles de
\nproduction se trouvant dans les R\u00e8gles de
\nproc\u00e9dure civile et dans le droit commun du
\nprivil\u00e8ge juridique.3 La protection qu\u2019offre le
\nprivil\u00e8ge juridique en vertu de ces r\u00e8gles est
\nmoins \u00e9tendue que celle pr\u00e9vue par le devoir
\nde confidentialit\u00e9 d\u00e9crit dans les normes
\nprofessionnelles encadrant les \u00e9valuateurs.
\nLes \u00e9valuateurs doivent comprendre ces
\ndiff\u00e9rences ainsi que les limites de la protection
\naccord\u00e9e \u00e0 leur travail par la confidentialit\u00e9
\net le privil\u00e8ge dans l\u2019action en justice.
\nComprendre les diff\u00e9rences et les limites de
\nconfidentialit\u00e9 et de privil\u00e8ge permettra aux
\n\u00e9valuateurs de bien informer leurs clients
\nsur les obligations de divulgation et sur la
\nprotection de leurs produits du travail et de
\nleurs analyses, tout en continuant \u00e0 observer <\/p>\n
leurs normes professionnelles gouvernantes.
\nCet article aborde bri\u00e8vement le devoir <\/p>\n
de confidentialit\u00e9 visant les \u00e9valuateurs
\net les diff\u00e9rences fondamentales entre
\nconfidentialit\u00e9 et privil\u00e8ge. Il examine
\n\u00e9galement les formes reconnues de privil\u00e8ge
\njuridique dans la l\u00e9gislation canadienne et
\ncomment elles peuvent s\u2019appliquer au travail
\ndes \u00e9valuateurs. Enfin, il verra comment un
\n\u00e9valuateur peut \u00eatre touch\u00e9 par la divulgation
\npertinente ou par les obligations de production
\napplicables \u00e0 l\u2019action en justice.<\/p>\n
Confidentialit\u00e9 pour les \u00e9valuateurs<\/p>\n
\u00c0 l\u2019instar de plusieurs professionnels, les
\n\u00e9valuateurs ont une obligation professionnelle
\net \u00e9thique de respecter la confidentialit\u00e9 et
\nla nature d\u00e9licate des informations qui leur
\nsont fournies par un client, ainsi que du travail
\nqu\u2019ils effectuent pour son compte. Ils doivent
\ns\u2019assurer de ne divulguer leurs analyses,
\nopinions ou conclusions \u00e0 personne d\u2019autre
\nqu\u2019au client, sauf instructions contraires (et
\navec certaines exceptions limit\u00e9es).<\/p>\n
Les normes professionnelles r\u00e9gissant
\nla profession d\u2019\u00e9valuateur, les Normes
\nuniformes de pratique professionnelle en
\nmati\u00e8re d\u2019\u00e9valuation au Canada (NUPPEC),
\nd\u00e9crivent les obligations de confidentialit\u00e9
\nd\u2019un \u00e9valuateur comme suit :
\n \u00ab Il est contraire \u00e0 l\u2019\u00e9thique
\nprofessionnelle pour un membre : [\u2026]<\/p>\n
4.2.10 De divulguer le r\u00e9sultat d\u2019un contrat <\/p>\n
de service \u00e0 toute personne autre que le
\nclient, except\u00e9 sur autorisation du client; [\u2026]<\/p>\n
5.8 Divulgation [v. 4.2.10, 18.1, 18.2]
\n 5.8.1 Un membre s\u2019engage \u00e0 prot\u00e9ger <\/p>\n
la nature confidentielle des relations
\nmembre-client.<\/p>\n
5.8.2 Un membre ne doit pas divulguer
\nles analyses, opinions et conclusions d\u2019un
\ncontrat de service \u00e0 quiconque autre que :<\/p>\n
5.8.2.i. le client et les parties
\nsp\u00e9cifiquement autoris\u00e9es par le <\/p>\n
membre et le client \u00e0 recevoir de
\ntelles informations;<\/p>\n
5.8.2.ii. les tiers auxquels le membre
\nest l\u00e9galement tenu de fournir cette
\ninformation dans le cours normal de la
\nloi (p. ex. les tribunaux); ou<\/p>\n
5.8.2.iii. un comit\u00e9 autoris\u00e9 ou membre
\nautoris\u00e9 d\u2019un comit\u00e9 de l\u2019Institut.<\/p>\n
5.8.3 Un membre ne doit pas divulguer les <\/p>\n
informations fournies par un client sous le sceau
\nde la confidentialit\u00e9 \u00e0 quiconque autre que :<\/p>\n
5.8.3.i. les parties sp\u00e9cifiquement autoris\u00e9es
\npar le client \u00e0 recevoir ces donn\u00e9es;<\/p>\n
5.8.3.ii. les tiers, lorsque le membre
\nest l\u00e9galement tenu de fournir cette
\ninformation dans le cours normal de
\nla loi; ou<\/p>\n
5.8.3.iii. un comit\u00e9 autoris\u00e9 ou membre
\nautoris\u00e9 d\u2019un comit\u00e9 de l\u2019Institut.<\/p>\n
5.8.4 Si l\u2019ex\u00e9cution d\u2019un contrat de service
\nant\u00e9rieur doit demeurer confidentielle, un
\nmembre doit refuser tout autre contrat de
\nservice li\u00e9 au m\u00eame bien lorsqu\u2019il existe une
\ncondition visant la divulgation de tout contrat
\nde service ant\u00e9rieur. \u00bb4<\/p>\n
D\u2019autres dispositions soulignant l\u2019importance
\ndu devoir de confidentialit\u00e9 des \u00e9valuateurs
\nprofessionnels se trouvent dans les Notes de
\npratique, articles 18.1 et 18.2 des NUPPEC.<\/p>\n
L\u2019obligation de confidentialit\u00e9 d\u2019un \u00e9valuateur
\nest temp\u00e9r\u00e9e par la disposition voulant que
\nleurs analyses, opinions ou conclusions ne
\nsoient pas prot\u00e9g\u00e9es lorsqu\u2019un membre est tenu
\nl\u00e9galement de divulguer ces informations dans
\nle \u2039 cours normal de la loi \u203a, ce qui inclut les
\nexigences de production trouv\u00e9es dans les codes
\nde proc\u00e9dures promulgu\u00e9s comme r\u00e8glements
\nsous la l\u00e9gislation validement adopt\u00e9e ainsi que
\ndans le droit commun, comme on le voit dans les
\nd\u00e9cisions rendues par les cours et par d\u2019autres
\ntribunaux comp\u00e9tents.5<\/p>\n
Confidentialit\u00e9 par rapport au privil\u00e8ge<\/p>\n
On confond souvent les notions de confidentialit\u00e9
\net de privil\u00e8ge. Les t\u00e9moins experts ind\u00e9pendants <\/p>\n
LE PRIVIL\u00c8GE JURIDIQUE ET SON
\nAPPLICATION AUX \u00c9VALUATEURS<\/p>\n
PAR SHANE RAYMAN, ASSOCI\u00c9 ET <\/p>\n
CONNER HARRIS, AVOCAT, RAYMAN BEITCHMAN, S.R.L.<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 22<\/p>\n
Return to CONTENTS<\/p>\n
tels les \u00e9valuateurs sont souvent r\u00e9gis
\npar des obligations professionnelles leur
\nimposant un devoir de confidentialit\u00e9 envers
\nleurs clients. Les informations qui sont
\nconfidentielles en vertu des obligations
\n\u00e9thiques ou professionnelles sont diff\u00e9rentes
\ndes informations privil\u00e9gi\u00e9es, qui peuvent \u00eatre
\ndivulgu\u00e9es durant l\u2019interrogatoire pr\u00e9alable.6<\/p>\n
On le constate dans l\u2019exception au devoir
\nde confidentialit\u00e9 d\u2019un \u00e9valuateur entra\u00eenant la
\ndivulgation mandat\u00e9e par le \u2039 cours normal de la
\nloi \u203a.7 Les R\u00e8gles de proc\u00e9dure civile encadrant
\nla majorit\u00e9 des proc\u00e8s civils dans la province
\nde l\u2019Ontario sont des r\u00e8gles promulgu\u00e9es en
\nvertu de la Loi sur les tribunaux judiciaires.8 Les
\nobligations de produire des documents relatifs
\n\u00e0 une proc\u00e9dure judiciaire conform\u00e9ment aux
\nR\u00e8gles de proc\u00e9dure civile entrent dans le \u2039
\ncours normal de la loi \u203a et peuvent abroger les
\nexigences de confidentialit\u00e9 des NUPPEC.<\/p>\n
Un exemple sp\u00e9cifique de cette distinction
\nserait les obligations de production dans la
\nsous-r\u00e8gle 31.06(3) des R\u00e8gles de proc\u00e9dure
\ncivile. Cette sous-r\u00e8gle permet \u00e0 une
\npartie adverse d\u2019obtenir, dans le cadre de
\nl\u2019interrogatoire pr\u00e9alable, la \u00ab divulgation des
\nconstatations, opinions et conclusions d\u2019un
\nexpert retenu par ou pour le compte de la partie
\ninterrog\u00e9e qui sont pertinentes \u00e0 la question
\nen jeu dans l\u2019action en justice \u00bb. En contexte
\nd\u2019\u00e9valuation, cela inclurait n\u00e9cessairement les
\n\u2039 analyses, opinions ou conclusions indiqu\u00e9es
\ndans le contrat de service \u203a d\u2019un \u00e9valuateur qui
\nsont prot\u00e9g\u00e9es par son devoir de confidentialit\u00e9.9<\/p>\n
M\u00eame si les normes professionnelles
\nl\u2019obligent \u00e0 garder ces informations
\nconfidentielles entre lui et son client, un
\n\u00e9valuateur retenu par une partie au litige
\ndevrait les divulguer, conform\u00e9ment aux R\u00e8gles
\nde proc\u00e9dure civile. \u00c0 moins de tomber dans
\nles limites du privil\u00e8ge reconnu l\u00e9galement,
\nles informations doivent \u00eatre divulgu\u00e9es par
\nl\u2019\u00e9valuateur \u00e0 la partie adverse (un tiers), avec
\nou sans le consentement du client. Il faut noter
\nque parce que la sous-r\u00e8gle 31.06(3) constitue
\nle \u2039 cours normal de la loi \u203a, ce n\u2019est pas une
\nviolation des normes professionnelles pour <\/p>\n
un \u00e9valuateur de divulguer les informations
\nrequises par cette disposition des R\u00e8gles.<\/p>\n
Cet exemple met en relief les diff\u00e9rences
\nentre l\u2019\u00e9tendue de la confidentialit\u00e9 et la
\nprotection offerte par le privil\u00e8ge juridique. Il
\nest important que l\u2019\u00e9valuateur connaisse ces
\ndiff\u00e9rences pour savoir quelles informations
\npeuvent \u00eatre privil\u00e9gi\u00e9es et quelles
\ninformations il sera peut-\u00eatre oblig\u00e9 de
\ndivulguer pendant l\u2019action en justice.<\/p>\n
Privil\u00e8ge juridique<\/p>\n
On a expliqu\u00e9 la distinction entre le
\nprivil\u00e8ge juridique et les principes et
\ndevoirs de confidentialit\u00e9 \u00e9thiques ou
\n\u00e9quitables dans The Law of Evidence in
\nCanada, comme suit (\u00e0 716) :10<\/p>\n
\u00ab Bien que la confidentialit\u00e9 soit la
\npierre angulaire de la protection des
\ncommunications au sein de relations
\nparticuli\u00e8res, la confidentialit\u00e9 seule
\nne suffit pas \u00e0 cr\u00e9er le privil\u00e8ge. La
\nconfidentialit\u00e9 peut tout aussi bien cr\u00e9er
\nd\u2019autres obligations et droits l\u00e9gaux et
\n\u00e9thiques, mais elle ne repose pas sur la
\ndoctrine probatoire du privil\u00e8ge. \u00bb<\/p>\n
L\u2019hypoth\u00e8se \u00e0 l\u2019effet que les informations
\nou opinions sont privil\u00e9gi\u00e9es simplement
\nparce qu\u2019elles sont livr\u00e9es sous le sceau
\nde la confidence est incorrecte. Assumer
\ncette fausse hypoth\u00e8se peut mener \u00e0 la
\ndivulgation accidentelle d\u2019informations
\ndommageables pour la position de la
\npartie en litige; il faut se garder de le faire,
\ndans la mesure du possible.<\/p>\n
Les origines de la doctrine probatoire
\ndu privil\u00e8ge juridique r\u00e9sident dans les
\ncommunications entre un avocat et son client.
\nApparue \u00e0 la fin du XVIe si\u00e8cle, elle est devenue
\nla premi\u00e8re cat\u00e9gorie de communications
\nconfidentielles \u00e0 jouir du \u2039 privil\u00e8ge \u203a les
\nemp\u00eachant d\u2019\u00eatre divulgu\u00e9es ou produites.
\nAu d\u00e9but, le privil\u00e8ge reposait sur la notion
\nde confiance et d\u2019honneur et sur le fait que
\nl\u2019avocat, un \u00ab homme d\u2019honneur ne trahirait
\npas un secret et que les juges, eux aussi
\ndes hommes d\u2019honneur, ne l\u2019obligeraient <\/p>\n
pas \u00e0 faire de m\u00eame \u00bb.11 Dans le contexte des
\ncommunications avocat-client, le privil\u00e8ge
\nappartient au client, qui seul peut y renoncer.12<\/p>\n
Le privil\u00e8ge a \u00e9volu\u00e9 pour inclure
\ntrois cat\u00e9gories g\u00e9n\u00e9ralement reconnues
\nint\u00e9ressant les \u00e9valuateurs et dont traitera
\ncette analyse. Ces cat\u00e9gories sont :<\/p>\n
1. Secret professionnel;
\n2. Privil\u00e8ge de r\u00e8glement; et
\n3. Privil\u00e8ge de litige.13<\/p>\n
Les informations cr\u00e9ant un privil\u00e8ge juridique
\nreconnu sont prot\u00e9g\u00e9es de la divulgation ou
\nde la production, qui serait autrement requise
\npar le processus judiciaire. Une telle protection
\ndemeure, \u00e0 moins que la partie d\u00e9tenant le
\nprivil\u00e8ge n\u2019y renonce ou que le privil\u00e8ge n\u2019expire
\npar application d\u2019une loi.<\/p>\n
Secret professionnel<\/p>\n
Le secret professionnel prot\u00e8ge les
\ncommunications entre un avocat et son client
\nlorsqu\u2019elles sont faites confidentiellement
\net dans le but d\u2019obtenir un avis juridique.
\nL\u2019\u00e9nonc\u00e9 d\u00e9finitif du secret professionnel a \u00e9t\u00e9
\nformul\u00e9 par J.H. Wigmore et adopt\u00e9 par la Cour
\nsupr\u00eame, comme suit :
\n (1) \u00ab Lorsque tout type d\u2019avis juridique est <\/p>\n
recherch\u00e9, (2) de la part d\u2019un conseiller
\njuridique professionnel en cette capacit\u00e9,
\n(3) les communications relatives \u00e0 cette
\nfin, (4) faites confidentiellement, (5) par le
\nclient, (6) sont \u00e0 son instance prot\u00e9g\u00e9es en
\npermanence, (7) de la divulgation par lui-
\nm\u00eame ou par le conseiller juridique, (8) sauf
\nsi l\u2019on renonce \u00e0 ladite protection. \u00bb14<\/p>\n
Le privil\u00e8ge est reconnu comme un principe de
\njustice fondamentale qui cr\u00e9e une protection
\nconstitutionnelle et qui est d\u2019une importance
\nsupr\u00eame dans notre syst\u00e8me judiciaire.15
\nComme il est indiqu\u00e9 dans Guelph c. Super Blue
\nBox Recycling Corp.,16 (para 76) :
\n Le but fonctionnel du secret professionnel <\/p>\n
est au c\u0153ur m\u00eame de l\u2019administration du
\nsyst\u00e8me judiciaire. Toute personne, qu\u2019elle
\nsoit physique, morale ou gouvernementale,
\ndoit avoir acc\u00e8s \u00e0 un conseiller juridique
\nind\u00e9pendant sans craindre qu\u2019un tel recours <\/p>\n
\u00ab Il est essentiel que les t\u00e9moins experts comprennent les
\nlimitations de la confidentialit\u00e9 de leur travail et la port\u00e9e de
\ntout privil\u00e8ge s\u2019appliquant \u00e0 leur travail ou aux rapports r\u00e9dig\u00e9s <\/p>\n
pour le client engag\u00e9 dans le processus judiciaire. \u00bb<\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 23<\/p>\n
Return to CONTENTS<\/p>\n
soit utilis\u00e9 \u00e0 son d\u00e9triment : Smith c.
\nJones, RCS 474-475; Fosty, RCS 289. Le
\nsecret professionnel est un \u00ab droit civil et
\nl\u00e9gal fondamental \u00bb (Solosky, RCS 839) et
\nil est \u00ab fondamental au syst\u00e8me judiciaire
\ndu Canada \u00bb (R. c. McClure, [2001] 1 RCS
\n445 (CSC), selon le juge John C. Major).<\/p>\n
La protection offerte par le privil\u00e8ge juridique
\nn\u2019est pas illimit\u00e9e et ne prot\u00e9gera pas
\ndes documents ou des renseignements
\nsimplement parce qu\u2019ils sont vers\u00e9s au
\ndossier d\u2019un avocat. Pour \u00eatre prot\u00e9g\u00e9s
\npar le privil\u00e8ge, les documents doivent
\nr\u00e9pondre aux exigences d\u00e9crites ci-
\ndessus; leur inclusion dans le dossier de
\nl\u2019avocat n\u2019est pas un facteur d\u00e9terminant
\nni m\u00eame particuli\u00e8rement pertinent dans
\nl\u2019analyse.17 Dans le m\u00eame ordre d\u2019id\u00e9es, les
\ncommunications ne cr\u00e9ent pas la protection
\ndu privil\u00e8ge simplement parce que les avis
\npeuvent y \u00eatre copi\u00e9s.18 L\u2019analyse \u00e0 savoir
\nsi le privil\u00e8ge s\u2019applique en est une de
\nfonds et d\u00e9pend du contenu des dossiers
\nparticuliers en question, pas de la seule
\npr\u00e9sence ou inclusion des avis. Les t\u00e9moins
\nexperts, r\u00e9unissant les informations ou
\ncommuniquant aux fins de litige, doivent se
\nrappeler les limites du secret professionnel.<\/p>\n
Le secret professionnel existe pour
\ntoujours, \u00e0 moins que le client n\u2019y
\nrenonce. Le renoncement au privil\u00e8ge
\npeut \u00eatre explicite, mais \u00e9galement
\nimplicite. Le renoncement implicite
\nsurvient quand on s\u2019\u2039 appuie \u203a sur des
\ncommunications privil\u00e9gi\u00e9es (par
\nexemple lors d\u2019un plaidoyer) ou quand on
\ndivulgue des communications privil\u00e9gi\u00e9es
\ndans les productions d\u2019une partie ou
\nles descriptions de la substance des
\ncommunications lors des interrogatoires.19
\nUne fois qu\u2019on a renonc\u00e9 au privil\u00e8ge, la
\nrenonciation s\u2019applique \u00e0 l\u2019ensemble des
\ncommunications. Une partie ne peut pas
\n\u2039 trier \u203a les communications privil\u00e9gi\u00e9es,
\ndivulguant celles qui l\u2019avantagent et
\nr\u00e9clamant le privil\u00e8ge pour le reste.20 <\/p>\n
Malgr\u00e9 la possibilit\u00e9 de renoncements
\nimplicites au privil\u00e8ge, en circonstances
\nnormales, les tribunaux sont pr\u00eats \u00e0
\npardonner les \u2039 fautes \u203a de divulgation
\naccidentelle, o\u00f9 la partie qui divulgue n\u2019avait
\npas l\u2019intention de renoncer au privil\u00e8ge et
\nle d\u00e9voilement \u00e9tait une erreur commise
\nsans r\u00e9aliser l\u2019effet de la divulgation.21 Les
\n\u00e9valuateurs doivent s\u2019assurer de ne pas <\/p>\n
inclure des informations potentiellement
\nprivil\u00e9gi\u00e9es dans tout produit du travail
\ndivulgu\u00e9 afin d\u2019\u00e9viter les probl\u00e8mes de
\n\u2039 renoncement \u203a possible au privil\u00e8ge.<\/p>\n
Le secret professionnel peut s\u2019\u00e9tendre
\nau-del\u00e0 de l\u2019avocat et du client pour inclure
\nune tierce partie lorsque la fonction de celle-ci
\nest \u00ab essentielle ou int\u00e9grante au maintien ou
\nau fonctionnement de la relation avocat-client
\npour obtenir un avis juridique \u00bb.22 Cela peut
\ninclure un expert, tel un \u00e9valuateur, quand il
\nagit \u00e0 titre de \u00ab messager, interpr\u00e8te et alter
\nego \u00bb pour r\u00e9unir les informations fournies
\npar le client et pour les expliquer \u00e0 l\u2019avocat \u00bb.23
\n\u00c7a ne s\u2019applique g\u00e9n\u00e9ralement pas lorsqu\u2019un
\nexpert agit de mani\u00e8re ind\u00e9pendante et
\npr\u00e9pare une opinion ind\u00e9pendante.24<\/p>\n
M\u00eame s\u2019il peut arriver que les \u00e9valuateurs
\nagissent comme \u2039 traducteurs \u203a ou messagers
\nen transmettant ou en interpr\u00e9tant
\nl\u2019information, ils le font habituellement dans
\nle contexte de leur propre analyse. Quand la
\nt\u00e2che qu\u2019ils effectuent favorise \u00e9galement
\nleur analyse, le secret professionnel ne
\nprot\u00e9gera pas la communication. Il faut faire
\npreuve de prudence et pr\u00e9sumer qu\u2019une
\ncommunication entre le client, l\u2019\u00e9valuateur et
\nl\u2019avocat (ou vice-versa), sera prot\u00e9g\u00e9e par le
\nsecret professionnel.<\/p>\n
Renvois
\n1 Normes uniformes de pratique <\/p>\n
professionnelle en mati\u00e8re d\u2019\u00e9valuation
\nau Canada, sous-comit\u00e9 des normes,
\nInstitut canadien des \u00e9valuateurs, en
\nvigueur le 1er janvier 2018 (\u00ab R\u00e8gles des
\nNUPPEC \u00bb), article 5.8.<\/p>\n
2 Ibidem, article 5.8.2.
\n3 R\u00e8gles de proc\u00e9dure civile, R.R.O. 1990, <\/p>\n
R\u00e8gle 194.
\n4 R\u00e8gles des NUPPEC, pr\u00e9cit\u00e9 note 1, <\/p>\n
articles 4.2.10 et 5.8.
\n5 Clark et al c. Procureur g\u00e9n\u00e9ral du <\/p>\n
Canada (1977), 17 OR (2e) 593.
\n6 Paciorka Leaseholds Limited c. Ville de <\/p>\n
Windsor, (2016) 3 LCR (2e) 315, para 43.
\n7 R\u00e8gles des NUPPEC, pr\u00e9cit\u00e9 note 1, <\/p>\n
article 5.8.2.ii.
\n8 Loi sur les tribunaux judiciaires, L.R.O. <\/p>\n
1990, chap. C.43.
\n9 R\u00e8gles des NUPPEC, pr\u00e9cit\u00e9 note 1, <\/p>\n
article 5.8.2.
\n10 John Sopinka, Sidney N. Lederman, <\/p>\n
Alan W. Bryant, The Law of Evidence in
\nCanada, 2e (Toronto: Butterworths, 1990).<\/p>\n
11 D. c. National Society for the Prevention
\nof Cruelty to Children, [1977] All ER 589, \u00e0
\n611 [Chambre des lords].<\/p>\n
12 Ronald D. Manes, Solicitor\/Client privilege
\n(f\u00e9vrier 1988), 7 Advocates\u2019 Soc J No 1, 20.<\/p>\n
13 Il y a d\u2019autres formes de privil\u00e8ges reconnus,
\ncomme les communications entre conjoints,
\nle privil\u00e8ge contre l\u2019auto-incrimination et
\nle privil\u00e8ge de l\u2019informateur confidentiel
\n(entre autres). Ils ne sont pas pertinents
\n\u00e0 ce document et ne seront pas \u00e9labor\u00e9s
\nplus avant. On trouvera plus d\u2019information
\n\u00e0 ce sujet dans Law of Evidence in Canada,
\npr\u00e9cit\u00e9 note 10.<\/p>\n
14 J.H. Wigmore, Evidence in Trials at Common
\nLaw, r\u00e9vis\u00e9 par McNaughton, J.T., vol. 8
\n(Boston: Little, Brown, 1961), p. 554. Adopt\u00e9
\npar la Cour supr\u00eame du Canada dans
\nSolosky c. La Reine, [1980] 1 RCS 821.<\/p>\n
15 Lavallee, Rackel & Heintz c. Canada
\n(Procureur g\u00e9n\u00e9ral); White, Ottenheimer
\n& Baker c. Canada (Procureur g\u00e9n\u00e9ral);
\nR. c. Fink, [2002] 3 RCS 209, para 16.<\/p>\n
16 Guelph c. Super Blue Box Recycling Corp.,
\n[2004] CarswellOnt 4488 (ONSC).<\/p>\n
17 General Accident Assurance Co. c. Chrusz
\n(1999), 45 O.R. (3e) 321 (ONCA), para 38.<\/p>\n
18 Humberplex c. TransCanada Pipelines,
\n2011 ONSC 4815, para 46.<\/p>\n
19 TTC Insurance c. MVD Law, 2018 ONSC
\n2611, paras 34-36.<\/p>\n
20 Slansky c. Canada (Procureur g\u00e9n\u00e9ral),
\n2013 CAF 199, para 261.<\/p>\n
21 TTC Insurance, pr\u00e9cit\u00e9 note 19, para 37.
\n22 XCG Consultants Inc c. ABB Inc, 2014 <\/p>\n
ONSC 1111, para 46.
\n23 Ibidem, para 47.
\n24 The Law of Evidence in Canada, pr\u00e9cit\u00e9 <\/p>\n
note 10, art. 743.<\/p>\n
En savoir plus sur <\/p>\n
le privil\u00e8ge juridique<\/p>\n
Pour lire le reste de cet article sur les
\nprivil\u00e8ges juridiques et pour en savoir plus
\nsur privil\u00e8ge de r\u00e8glement, privil\u00e8ge relatif
\nau litige, divulgation, documents pouvant
\n\u00eatre produits, et plus encore, veuillez voir
\nla page 68 de ce num\u00e9ro d\u2019\u00c9valuation
\nImmobili\u00e8re au Canada.<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 24<\/p>\n
SAVE
\nTHE DATE!<\/p>\n
R\u00c9SERVEZ
\nLA DATE !<\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 25<\/p>\n
Return to CONTENTS<\/p>\n
As appraisers, we need to be
\nable to justify and support our
\nadjustments, but we also must have a
\nbasis for not making an adjustment.<\/p>\n
Return to CONTENTSCanadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 26<\/p>\n
Return to CONTENTS<\/p>\n
that, when taken in aggregate lead to a
\nreport that is deemed to be misleading.\u201d
\nAs appraisers, we need to be able to
\njustify and support our adjustments, but
\nwe also must have a basis for not making
\nan adjustment (saying that an adjustment
\nis not warranted).<\/p>\n
It has been suggested that a basic
\nmultiplier could be developed and
\napplied to green homes. For example,
\nif the cost of construction is 5% higher,
\nthe value found by the DCA would be
\nadjusted upward by 5% to account for
\nthis difference. This method is very
\nlimiting in that it takes a \u2018one size fits
\nall\u2019 approach and does not take into
\nconsideration the different levels of
\nenergy efficiency and variations in
\n\u2018degrees of greenness.\u2019<\/p>\n
I recently received an assignment
\nto value a green home in Winnipeg
\nwhich required the development of
\na reasonable approach. Following
\ndevelopments in energy efficiency is
\none of my hobbies, so I was comfortable
\nwith that side of the assignment. But
\nwhat about a methodology, as I wanted
\nto ensure competencies? AIC-Manitoba
\nrecently held a continuing education
\nseminar on valuing green homes,
\nwhich I had attended, so I dove into the
\nrecommended readings, researched
\nthe topic, and presented a paper (which
\noutlined a proposed approach) that was
\ncirculated to a number of designated
\nMembers for their feedback. This paper
\nbecame the foundation for this article.<\/p>\n
In August 2017, the Canadian Government\u2019s Build Smart \u2013 Canada\u2019s Buildings Strategy was released.
\nThis strategy will lead to changes in the
\nbuilding code which will require all new
\nhomes to be \u2018net zero ready\u2019 by 2030.
\nAlong with changing consumer attitudes
\nand financial institutions looking to
\ndevelop \u2018Green Mortgages,\u2019 this points to
\nthe requirement for Appraisal Institute
\nof Canada (AIC) Members to develop the
\nskills to value these homes.<\/p>\n
It will likely be similar to valuing other
\nresidential properties using the Direct
\nComparison Approach (DCA), but, until
\nthe market matures and there are other
\n\u2018green homes\u2019 for comparables, how do
\nwe approach this valuation challenge?<\/p>\n
Some would say that the lack of
\nmarket data would indicate that there is
\nno market and these properties should
\nbe treated the same as other residences.
\nHowever, if we produce an appraisal
\nreport, which shows no value difference
\nfrom current code-compliant homes, we
\nare in danger of violating the Canadian
\nUniform Standards of Professional
\nAppraisal Practice (CUSPAP). Section
\n5.2.1 states, \u201cIt is unethical for a Member
\nto develop, use or permit others to use,
\nfor any purpose, any report which the
\nMember knows, or ought to know, is
\ndefective, erroneous, and\/or misleading.\u201d
\n5.2.2 further adds, \u201cA misleading
\nreport can be caused by omission or
\ncommission and may result from a single
\nlarge error or a series of small errors <\/p>\n
BY PRESTON HART WIG , M . A . , RFPP, AIC CANDIDATE MEMBER, <\/p>\n
RED RIVER GROUP, SWAN RIVER , MB<\/p>\n
Return to CONTENTS Volume 62 | Book 3 \/ Tome 3 | 2018 27<\/p>\n
Return to CONTENTS<\/p>\n
Without going through all the methods
\nconsidered, the desired result was to
\ndevelop an adjustment to be placed as
\na line item in the DCA chart for energy
\nefficiency. This process was made much
\neasier, as the homeowner had recently
\ncompleted a study which quantified the
\ntotal cost of home ownership. It was
\ncompleted by SRP Canada (Sustainable
\nRenewal Planning Inc.) using the
\nSEEFAR\u00a9 (Sustainable Energy Efficiency
\nFacility Asset Reporting) program which
\nshowed that the energy cost savings over
\na current code-compliant home was
\ncurrently $2,000 per year.<\/p>\n
This number is much easier to
\nwork with than an energy rating of
\n\u2018X\u2019 compared to a base home with a
\nrating of \u2018Y\u2019 as provided by some of the
\ncurrent programs. Knowing the actual
\nsavings, the Net Present Value (NPV)
\nof this \u2018cash flow\u2019 was $9,580, based
\non a five-year period using a discount
\nrate of 2.2% (the approximate rate of a
\nfive-year GIC). Even though the savings
\ngo beyond a five-year period, most
\npeople will want to recapture the cost of
\nthese savings in a shorter time frame.
\nThere is great information in the article
\nValuing Solar Energy Part 2 by Nathalie
\nRoy-Patenaude, AACI, P. App., which can
\nbe found in Volume 60, Book 2, 2016 of
\nCanadian Property Valuation.<\/p>\n
This approach seemed reasonable, but
\ndid it make sense and was it supportable?<\/p>\n
In researching other areas with
\nmore mature green home markets (all
\nstudies completed in the United States), <\/p>\n
the evidence revealed that green
\nhomes sell for a premium of 2%-6%
\nover standard code-compliant homes.
\nWith no Canadian data, a premium
\nnear the lower end of the range at 3%
\nwas used. This premium was applied
\nto the average selling price of a home
\nin Winnipeg, which the Canadian Real
\nEstate Association identifies as $327,959.
\nThe 3% equals $9,850 (rounded), which
\nis similar to the NPV of the cost savings
\nshown earlier.<\/p>\n
A review was also undertaken of the
\ncost for an energy efficient home. The
\naverage increase in cost of construction
\nfor a green home compared to standard
\ncode-compliant home is $15 per square
\nfoot in Manitoba. Using an average of
\n1,600 square feet, the cost would be
\n$24,000. Rounding the NPV (from above)
\nto $9,600 is equal to 40% of the cost.
\nThis is supportive, as many features or
\namenities (i.e., decks, patios, fences,
\netc.) show a market value increase of
\napproximately 50% of the cost. This
\neconomic obsolescence is a normal
\nfeature of the market, and with green
\ntechnology still not having as broad of an
\nacceptance in the marketplace, a higher
\nobsolescence rate of 60% is reasonable.<\/p>\n
There are a few issues which will
\nneed to be addressed as the trend to
\ngreen housing continues to develop. A
\nfew examples are:<\/p>\n
\u2022 MLS systems will need to supply
\nenergy use amounts for homes;<\/p>\n
\u2022 the current energy cost (on a
\nquarterly basis) will need to be <\/p>\n
provided by provincial statistic
\ndepartments; and<\/p>\n
\u2022 to account for different size
\nhomes, the energy consumption
\nwill need to be analyzed on a per
\nsquare foot basis.<\/p>\n
This approach is manageable and
\nsupportable, and can be used in the
\ninterim, however, the use of DC with other
\ngreen homes is preferable.<\/p>\n
If you use this method, make sure that
\nyou have an Extraordinary Assumption
\nregarding the fact that the value is based
\non general market averages and that, if
\nthe specific market varies from the data
\nused, the value found within the report
\nmay be impacted.<\/p>\n
The Community Preservation
\nCorporation\u2019s Handbook, Underwriting
\nEnergy Efficiency: A Lender Handbook,
\ndetails studies which show that energy
\nefficient homes have lower default rates
\nand reduced risk.<\/p>\n
Instead of developing green
\nmortgages, the industry should consider
\nmoving to mortgage qualification based
\non principal, interest, taxes, and energy
\n(PITE) costs.<\/p>\n
As this shift in housing develops, it
\nwill be interesting to observe how the
\nmarket responds to the coming changes.
\nAs always, the question is: Are you going
\nto be ready to appraise green homes
\nwhen the assignment comes? The method
\noutlined in this article is just a starting
\npoint, and it will need to be adapted
\nor even changed as more market data
\nbecomes available. <\/p>\n
\u201cInstead of developing
\ngreen mortgages, the industry
\nshould consider moving to
\nmortgage qualification based
\non principal, interest, taxes,
\nand energy (PITE) costs.\u201d<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 28<\/p>\n
Return to CONTENTS<\/p>\n
les nouvelles maisons soient \u00ab pr\u00eates \u00e0
\nune consommation nette z\u00e9ro \u00bb d\u00e8s 2030.
\nEn plus de reconna\u00eetre l\u2019\u00e9volution des <\/p>\n
canadienne pour les b\u00e2timents. Cette
\nstrat\u00e9gie entra\u00eenera des changements au
\nCode du b\u00e2timent qui exigera que toutes En ao\u00fbt 2017, le gouvernement du Canada a publi\u00e9 Une construction intelligente \u2013 une strat\u00e9gie <\/p>\n
PAR PRESTON HARTWIG, M.A., RFPP, MEMBRE STAGIAIRE DE L\u2019ICE, RED RIVER GROUP, SWAN RIVER, MB<\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 29<\/p>\n
Return to CONTENTS<\/p>\n
En qualit\u00e9 d\u2019\u00e9valuateurs, nous devons
\n\u00eatre en mesure de justifier et de
\nsoutenir nos ajustements, mais nous
\ndevons \u00e9galement avoir une base pour
\njustifier de ne pas faire un ajustement <\/p>\n
attitudes des consommateurs et des
\ninstitutions financi\u00e8res qui cherchent \u00e0
\nd\u00e9velopper des \u00ab hypoth\u00e8ques vertes \u00bb,
\ncette tendance fait ressortir la n\u00e9cessit\u00e9
\nque les membres de l\u2019Institut canadien
\ndes \u00e9valuateurs (ICE) d\u00e9veloppent les
\ncomp\u00e9tences n\u00e9cessaires pour faire
\nl\u2019\u00e9valuation de ces maisons. <\/p>\n
La m\u00e9thode sera probablement
\nsimilaire \u00e0 l\u2019\u00e9valuation d\u2019autres
\npropri\u00e9t\u00e9s r\u00e9sidentielles utilisant
\nla m\u00e9thode de comparaison directe
\n(MCD), mais, jusqu\u2019\u00e0 ce que le march\u00e9
\narrive \u00e0 maturit\u00e9 et qu\u2019il existe d\u2019autres
\n\u00ab maisons \u00e9cologiques \u00bb servant de
\ncomparables, comment devons-nous
\naborder ce d\u00e9fi d\u2019\u00e9valuation? <\/p>\n
Certains diront que l\u2019absence de
\ndonn\u00e9es sur le march\u00e9 signifie que
\nce segment du march\u00e9 n\u2019existe pas
\net que ces propri\u00e9t\u00e9s devraient \u00eatre
\ntrait\u00e9es de la m\u00eame fa\u00e7on que les
\nautres r\u00e9sidences. Cependant, si nous
\nproduisons un rapport d\u2019\u00e9valuation qui
\nne r\u00e9v\u00e8le aucune diff\u00e9rence de valeur
\npar rapport aux maisons conformes
\nau code actuel, nous risquons de ne
\npas respecter les Normes uniformes
\nde pratique professionnelle en mati\u00e8re
\nd\u2019\u00e9valuation au Canada (NUPPEC). La
\nsection 5.2.1 stipule : \u00ab Il est contraire
\n\u00e0 l\u2019\u00e9thique professionnelle pour un
\nmembre de produire, d\u2019utiliser ou
\nde permettre \u00e0 d\u2019autres personnes
\nd\u2019utiliser, \u00e0 n\u2019importe quelle fin,
\nun rapport que le membre sait (ou
\ndevrait savoir) \u00eatre fautif, erron\u00e9 et\/ou
\ntrompeur. \u00bb La section 5.2.2 ajoute :
\n\u00ab Un rapport trompeur peut \u00eatre caus\u00e9 <\/p>\n
par omission ou commission et peut
\nr\u00e9sulter d\u2019une seule erreur majeure ou
\nde plusieurs petites erreurs qui, dans
\nl\u2019ensemble, contribuent \u00e0 un rapport jug\u00e9
\ntrompeur. \u00bb En qualit\u00e9 d\u2019\u00e9valuateurs,
\nnous devons \u00eatre en mesure de justifier
\net de soutenir nos ajustements, mais
\nnous devons \u00e9galement avoir une
\nbase pour justifier de ne pas faire
\nun ajustement (en indiquant qu\u2019un
\najustement n\u2019est pas justifi\u00e9). <\/p>\n
On a sugg\u00e9r\u00e9 de mettre au point un
\nmultiplicateur de base qui pourrait \u00eatre
\nappliqu\u00e9 aux maisons \u00e9cologiques. Par
\nexemple, si le co\u00fbt de construction est
\nsup\u00e9rieur de 5 %, la valeur trouv\u00e9e par
\nle MCD sera ajust\u00e9e \u00e0 la hausse de 5 %
\npour tenir compte de cette diff\u00e9rence.
\nCette m\u00e9thode est tr\u00e8s restrictive dans
\nla mesure o\u00f9 elle prend une \u00ab approche
\nuniverselle \u00bb et ne prend pas en compte
\nles diff\u00e9rents niveaux d\u2019efficacit\u00e9
\n\u00e9nerg\u00e9tique et les variations dans les
\n\u00ab degr\u00e9s de verdure \u00bb. <\/p>\n
J\u2019ai effectu\u00e9 r\u00e9cemment un contrat
\nde service consistant \u00e0 faire l\u2019\u00e9valuation
\nd\u2019une maison \u00e9cologique \u00e0 Winnipeg,
\nce qui a n\u00e9cessit\u00e9 l\u2019\u00e9laboration d\u2019une
\nm\u00e9thode raisonnable. Un de mes passe-
\ntemps \u00e9tant de suivre l\u2019\u00e9volution de
\nl\u2019efficacit\u00e9 \u00e9nerg\u00e9tique, cet aspect du
\ncontrat de service ne me causait aucune
\ndifficult\u00e9. Mais quelle m\u00e9thode utiliser
\npour m\u2019assurer que je poss\u00e9dais les
\ncomp\u00e9tences voulues? AIC-Manitoba
\na tenu r\u00e9cemment un s\u00e9minaire
\nde perfectionnement continu sur
\nl\u2019\u00e9valuation des maisons \u00e9cologiques
\nauquel j\u2019ai assist\u00e9. <\/p>\n
Je me suis plong\u00e9 dans les lectures
\nrecommand\u00e9es, j\u2019ai \u00e9tudi\u00e9 la question
\net j\u2019ai pr\u00e9sent\u00e9 un document (qui d\u00e9crit
\nla m\u00e9thode propos\u00e9e) qui a \u00e9t\u00e9 distribu\u00e9
\n\u00e0 un certain nombre de membres pour
\nleurs commentaires. Ce document est
\ndevenu la base de cet article. <\/p>\n
Sans passer en revue toutes les
\nm\u00e9thodes consid\u00e9r\u00e9es, le r\u00e9sultat
\nsouhait\u00e9 \u00e9tait de d\u00e9velopper un
\najustement \u00e0 placer comme une
\nligne dans le tableau de la MCD pour
\nl\u2019efficacit\u00e9 \u00e9nerg\u00e9tique. Ce processus
\na \u00e9t\u00e9 rendu beaucoup plus facile, car
\nle propri\u00e9taire venait de terminer une
\n\u00e9tude qui quantifiait le co\u00fbt total de
\nl\u2019accession \u00e0 la propri\u00e9t\u00e9. Cette \u00e9tude,
\ncompl\u00e9t\u00e9e par SRP Canada (Sustainable
\nRenewal Planning Inc.), utilisait le
\nprogramme SEEFAR\u00a9 (Rapport sur
\nles actifs de l\u2019installation d\u2019efficacit\u00e9
\n\u00e9nerg\u00e9tique durable) qui montrait que
\nles \u00e9conomies d\u2019\u00e9nergie par rapport \u00e0
\nune maison conforme au code \u00e9taient
\nactuellement de 2 000 $ par ann\u00e9e. <\/p>\n
Ce chiffre est beaucoup plus facile \u00e0
\ntravailler avec une cote \u00e9nerg\u00e9tique de
\n\u00ab X \u00bb par rapport \u00e0 une maison de base
\navec une cote de \u00ab Y \u00bb comme pr\u00e9vu
\npar certains des programmes actuels.
\nConnaissant les \u00e9conomies r\u00e9elles, la
\nvaleur actuelle nette (VAN) de ce \u00ab flux
\nde tr\u00e9sorerie \u00bb \u00e9tait de 9 580 $, bas\u00e9e
\nsur une p\u00e9riode de cinq ans utilisant
\nun taux d\u2019actualisation de 2,2 % (le taux
\napproximatif d\u2019un CPG de cinq ans).
\nM\u00eame si les \u00e9conomies vont au-del\u00e0
\nd\u2019une p\u00e9riode de cinq ans, la plupart
\ndes gens voudront r\u00e9cup\u00e9rer le co\u00fbt <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 30<\/p>\n
Return to CONTENTS<\/p>\n
de ces \u00e9conomies dans un d\u00e9lai plus
\ncourt. L\u2019article \u00c9valuer l\u2019\u00e9nergie solaire
\n(partie 2) de Nathalie Roy-Patenaude,
\nAACI, P. App., qui se trouve dans le Volume
\n60, Livre 2, 2016 de la revue \u00c9valuation
\nimmobili\u00e8re au Canada, contient de
\npr\u00e9cieux renseignements. <\/p>\n
Cette m\u00e9thode semblait raisonnable,
\nmais \u00e9tait-elle logique et \u00e9tait-elle
\nd\u00e9fendable? <\/p>\n
En recherchant d\u2019autres r\u00e9gions
\ndans lesquelles le march\u00e9 des maisons
\n\u00e9cologiques est plus m\u00fbr (toutes les
\n\u00e9tudes compl\u00e9t\u00e9es aux \u00c9tats-Unis), les
\ndonn\u00e9es ont r\u00e9v\u00e9l\u00e9 que les maisons
\n\u00e9cologiques se vendent \u00e0 un prix
\nsup\u00e9rieur de 2 % \u00e0 6 % par rapport aux
\nmaisons conformes au code. En l\u2019absence
\nde donn\u00e9es canadiennes, on a utilis\u00e9
\nune prime pr\u00e8s de la limite inf\u00e9rieure de
\nla fourchette de 3 %. Cette prime a \u00e9t\u00e9
\nappliqu\u00e9e au prix de vente moyen d\u2019une
\nmaison \u00e0 Winnipeg, que l\u2019Association
\ncanadienne de l\u2019immeuble a fix\u00e9 \u00e0
\n327 959 $. La prime de 3 % appliqu\u00e9e
\n\u00e0 cette valeur moyenne donne 9 850 $
\n(arrondi), ce qui est similaire \u00e0 la VAN
\ndes \u00e9conomies de co\u00fbts indiqu\u00e9es
\npr\u00e9c\u00e9demment. <\/p>\n
Nous avons aussi proc\u00e9d\u00e9 \u00e0 l\u2019examen
\ndu co\u00fbt d\u2019une maison \u00e9conerg\u00e9tique.
\nL\u2019augmentation moyenne du co\u00fbt de
\nconstruction d\u2019une maison \u00e9cologique par
\nrapport \u00e0 une maison conforme au code
\nest de 15 $ le pied carr\u00e9 au Manitoba.
\nEn utilisant une moyenne de 1 600 pieds <\/p>\n
carr\u00e9s, le co\u00fbt suppl\u00e9mentaire serait
\nde 24 000 $. Un arrondi de la VAN (ci-
\ndessus) \u00e0 9 600 $ \u00e9quivaut \u00e0 40 % du co\u00fbt.
\nCeci est favorable, car de nombreuses
\ncaract\u00e9ristiques ou commodit\u00e9s
\n(c.-\u00e0-d., terrasses, patios, cl\u00f4tures, etc.)
\nmontrent une augmentation de la
\nvaleur marchande d\u2019environ 50 % du
\nco\u00fbt. Cette obsolescence \u00e9conomique
\nest une caract\u00e9ristique normale du
\nmarch\u00e9 et, compte tenu du fait que la
\ntechnologie verte n\u2019a pas encore une
\nlarge acceptation sur le march\u00e9, un
\ntaux d\u2019obsolescence plus \u00e9lev\u00e9 de
\n60 % est raisonnable. <\/p>\n
Quelques probl\u00e8mes devront \u00eatre
\nr\u00e9solus au fur et \u00e0 mesure que la
\ntendance vers les logements \u00e9cologiques
\ncontinuera \u00e0 se d\u00e9velopper. Voici
\nquelques exemples : <\/p>\n
\u2022 Les syst\u00e8mes MLS devront faire
\n\u00e9tat des quantit\u00e9s d\u2019\u00e9nergie
\nconsomm\u00e9es par les maisons;<\/p>\n
\u2022 les co\u00fbts \u00e9nerg\u00e9tiques actuels (sur
\nune base trimestrielle) devront \u00eatre
\nfournis par les services statistiques
\nprovinciaux; et <\/p>\n
\u2022 pour tenir compte des maisons
\nde diff\u00e9rentes tailles, la
\nconsommation d\u2019\u00e9nergie devra
\n\u00eatre analys\u00e9e par pied carr\u00e9. <\/p>\n
Cette m\u00e9thode, qui s\u2019av\u00e8re g\u00e9rable et
\nviable, peut \u00eatre utilis\u00e9e dans l\u2019intervalle,
\ncependant, l\u2019utilisation de comparaisons
\ndirectes avec d\u2019autres maisons
\n\u00e9cologiques est pr\u00e9f\u00e9rable. <\/p>\n
Si vous utilisez cette m\u00e9thode,
\nayez soin de formuler une hypoth\u00e8se
\nextraordinaire concernant le fait que
\nla valeur est bas\u00e9e sur les moyennes
\ng\u00e9n\u00e9rales du march\u00e9 et que, si le
\nmarch\u00e9 sp\u00e9cifique diff\u00e8re des donn\u00e9es
\nutilis\u00e9es, la valeur trouv\u00e9e dans le
\nrapport peut \u00eatre affect\u00e9e. <\/p>\n
Le manuel de la Community
\nPreservation Corporation, intitul\u00e9
\nUnderwriting Energy Efficiency:
\nA Lender Handbook, pr\u00e9sente des
\n\u00e9tudes qui montrent que les maisons
\n\u00e9conerg\u00e9tiques ont des taux de
\nd\u00e9faillance plus faibles et un
\nrisque r\u00e9duit. <\/p>\n
Au lieu de d\u00e9velopper des
\nhypoth\u00e8ques vertes, l\u2019industrie devrait
\nenvisager de passer \u00e0 la qualification
\nhypoth\u00e9caire en fonction des co\u00fbts du
\nprincipal, des int\u00e9r\u00eats, des taxes et de
\nl\u2019\u00e9nergie (PITE). <\/p>\n
Au fur et \u00e0 mesure que cette
\ntendance dans le logement se
\nd\u00e9veloppera, il sera int\u00e9ressant
\nd\u2019observer comment le march\u00e9
\nr\u00e9agit aux changements \u00e0 venir.
\nComme toujours, la question est de
\nsavoir si vous serez pr\u00eat \u00e0 \u00e9valuer
\nles maisons \u00e9cologiques lorsque les
\ncontrats de service commenceront \u00e0
\narriver. La m\u00e9thode d\u00e9crite ici n\u2019est
\nqu\u2019un point de d\u00e9part et elle devra
\n\u00eatre adapt\u00e9e ou m\u00eame modifi\u00e9e \u00e0
\nmesure que plus de donn\u00e9es du
\nmarch\u00e9 seront disponibles. <\/p>\n
\u00ab Au lieu de d\u00e9velopper des
\nhypoth\u00e8ques vertes, l\u2019industrie
\ndevrait envisager de passer \u00e0
\nla qualification hypoth\u00e9caire en
\nfonction des co\u00fbts du principal,
\ndes int\u00e9r\u00eats, des taxes et de
\nl\u2019\u00e9nergie (PITE). \u00bb<\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 31<\/p>\n
Return to CONTENTS<\/p>\n
A s the country\u2019s leading real property valuation association, the Appraisal Institute of Canada (AIC)
\nis always looking for new ways to fulfill
\nour mission of promoting and supporting
\nour Members in providing high-quality
\nproperty valuation and advisory services
\nfor the benefit of clients, employers, and
\nthe public. Our Members are industry
\nleaders, and we strive to provide them
\nwith the knowledge and tools they need to
\ncontinue blazing the trail.<\/p>\n
In the lead-up to its 80th anniversary,
\nAIC assembled a task force of volunteers
\nand staff to take on the job of reworking
\n\u2013 and significantly expanding \u2013 the suite
\nof AIC Residential Appraisal forms.
\nThe first version of these forms (0118)
\nwas released in January; however,
\nour Members and stakeholders
\nrecommended changes to improve and
\nstandardize the forms. These changes
\nwere implemented, and, in early June
\n2018, AIC announced the release of
\nthe updated (0518) full Residential
\nAppraisal Report form, addendums, and
\nassignment-specific forms.<\/p>\n
AIC works to support our Members by
\nequipping them with the tools they need
\nto provide high-quality services to their
\nclients. It is the Member\u2019s responsibility <\/p>\n
to then ensure that their work products
\nconform to the Canadian Uniform
\nStandards of Professional Appraisal
\nPractice (CUSPAP). What does this mean
\nin relation to AIC\u2019s new forms? Members
\nmust be sure to educate themselves about
\nthe implementation, key changes, and
\nthe use of the new forms. Information
\ncan be found on the AIC website at
\nwww.aicanada.ca\/members-home\/
\nprofessional-practice-resources\/forms-
\ntemplates\/0518-faq. <\/p>\n
Implementation<\/p>\n
If you are conducting a residential
\nappraisal, you have three options. You can: <\/p>\n
1. use the most current version of the
\nAIC full Residential Appraisal form
\n0518 as posted on the Forms and
\nTemplates page of the AIC website; or<\/p>\n
2. update your own Residential
\nAppraisal forms based on 0518 and
\nCUSPAP 2018 requirements; or<\/p>\n
3. use a licensed version of the AIC 0518
\nform that is provided by appraisal
\nsoftware companies and\/or appraisal
\nmanagement companies that will be
\navailable in July and August<\/p>\n
Simply put, you must use only the AIC 0518
\nform (or equivalent as outlined above),
\nsince older forms do not conform to
\nCUSPAP 2018. Using an older form may be <\/p>\n
considered willful non-compliance with
\nAIC Professional Liability Insurance Policy
\nand coverage may be denied. <\/p>\n
Key changes<\/p>\n
Generally, the changes made to the
\n2018 Residential Appraisal Report were
\nmade to protect our Members. These
\nare a few examples of the changes that
\nwere included after consultations with
\nstakeholders and Members:<\/p>\n
\u2022 \u201cFirst or second mortgage financing
\nonly\u201d to intended use <\/p>\n
\u2022 \u201cOther Land use control\u201d and
\n\u201cAssemblage\u201d to the Site section <\/p>\n
\u2022 \u201cDisclaimers and Limitations of
\nLiability\u201d sections <\/p>\n
\u2022 Moving \u201cconstruction complete\u201d to
\nan \u201cAs Is\u201d addendum or a Progress
\nInspection<\/p>\n
\u2022 Checkboxes for subject history
\nTo improve functionality, we have also:<\/p>\n
\u2022 added dropdown menus,
\n\u2022 improved usability, and
\n\u2022 enabled Members to combine reports <\/p>\n
and addenda as needed.
\nFor a full list of the changes made, see the
\n0518 Introduction PowerPoint. <\/p>\n
New forms and addenda<\/p>\n
In addition to the Residential Appraisal
\nReport form, AIC also released a number <\/p>\n
BY THOMAS FOX AACI, P.APP<\/p>\n
Volunteer Chair, Professional Practice Committee<\/p>\n
Getting to know
\nAIC\u2019s 0518 forms<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 32<\/p>\n
http:\/\/www.aicanada.ca\/members-home\/professional-practice-resource\/forms-templates\/0518-faq<\/p>\n
Return to CONTENTS<\/p>\n
PROFESSIONAL PRACTICE MATTERS<\/p>\n
of assignment-specific forms and
\naddendums based on industry demand
\nand feedback from Members, lenders,
\nand other parties.<\/p>\n
Recently, many of our Members have
\nseen an increase in requests for Market
\nRent reports. To meet that need, new
\n0518 AIC report forms include:<\/p>\n
\u2022 A Market Rent Appraisal Report
\nas a \u2018stand-alone\u2019 report on a
\nspecific, identifiable property. As
\nalways, the completed report must
\ncomply with the Real Property
\nAppraisal Standard. <\/p>\n
\u2022 Instances where a Market Rent
\nAppraisal Report is requested
\nfor a type of property, rather
\nthan a property in particular, are
\nconsidered consulting assignments,
\nand AIC\u2019s new Market Rent
\nConsulting Report is to be used.
\nIf, within a consulting assignment,
\na formal opinion of rent on an
\nidentifiable property is required,
\nthat portion of the consulting report
\nmust comply with the Real Property
\nAppraisal Standard.<\/p>\n
\u2022 AIC has also developed a Market
\nRent Addendum that can be used as
\nan \u2018add-on\u2019 to a Residential Appraisal
\nReport. Where this addendum is
\nused to provide an opinion of market
\nrent on an identifiable property,
\ncompliance with the Real Property
\nAppraisal Standard is required. <\/p>\n
Instead of reporting both \u2018As-Is\u2019 and
\n\u2018As-If-Complete\u2019 appraisals on one
\npage, the 0518 forms split these into
\ntwo separate sections to avoid potential
\nconfusion. Now, AIC Members can use the
\nmain form plus:<\/p>\n
\u2022 an \u2018As-Is\u2019 addendum where a
\nhome may be vacant land, under
\nconstruction, or mid-renovation; or <\/p>\n
\u2022 an \u2018As-If-Complete\u2019 addendum
\nwith the extraordinary assumption
\n(hypothetical condition) that the
\nhome is 100% complete. <\/p>\n
A Limited Uses\/Detrimental Conditions
\naddendum has been created. This <\/p>\n
addendum provides Members with
\nan opportunity to identify and report
\nany limited uses and\/or detrimental
\nconditions that were observed during
\nan inspection and\/or discovered during
\nresearch and that may affect the market
\nvalue or a client\u2019s lending decision.<\/p>\n
Finally, to meet lender demand,
\nAIC updated the Desktop and Drive-
\nby Appraisal Report forms to comply
\nwith CUSPAP 2018. These new forms
\ninclude new and modified Assumptions &
\nLimiting Conditions to reflect changes in
\nthe industry. AIC Members are reminded
\nthat desktop and drive-by assignments <\/p>\n
Members must be sure to educate themselves about the
\nimplementation, key changes, and the use of the new
\nforms. Information can be found on the AIC website at
\nwww.aicanada.ca\/members-home\/professional-practice-<\/p>\n
resources\/forms-templates\/0518-faq. <\/p>\n
are only to be used for low risk
\nassignments, per CUSPAP 7.1.5. <\/p>\n
The AIC created this suite of
\nforms to provide significant benefit
\nto AIC Members. These forms can
\nbe completed on screen, will enable
\nMembers to more easily achieve
\nCUSPAP compliance, and, because of
\nthe digital signature feature, include an
\nincreased level of security to provide
\nAIC Members, lenders and clients with
\nadded protection against fraud. As
\nalways, AIC welcomes feedback from our
\nMembers. Questions and comments can
\nbe directed to info@aicanada.ca. <\/p>\n
Volume 62 | Book 3 \/ Tome 3 | 2018 33<\/p>\n
mailto:info@aicanada.ca<\/p>\n