ADVOCACY AND COLLABORATION
\nPLAY MAJOR ROLES IN LTO\u2019S ONGOING <\/p>\n
RELATIONSHIP WITH APPRAISERS
\nLa d\u00e9fense des int\u00e9r\u00eats et la collaboration
\njouent des r\u00f4les majeurs dans les relations <\/p>\n
du BTF avec les \u00e9valuateurs<\/p>\n
LACK OF STRATEGIC PROPERTY
\nTAX PLANNING LEAVES ASSETS AT <\/p>\n
RISK OF UNDERPERFORMANCE
\nL\u2019absence de planification strat\u00e9gique <\/p>\n
de l\u2019imp\u00f4t foncier risque de nuire
\nau rendement des actifs<\/p>\n
DUTY TO THE CLIENT
\nVERSUS DUTY TO THE COURT: <\/p>\n
WHAT TAKES PRIORITY?
\nDevoir envers le client ou
\ndevoir envers le tribunal : <\/p>\n
lequel a priorit\u00e9?<\/p>\n
VOL 61 | BOOK 4 \/ TOME 4 | 2017<\/p>\n
PM
\n #<\/p>\n
40
\n00<\/p>\n
82
\n49<\/p>\n
R
\net<\/p>\n
ur
\nn <\/p>\n
un
\nde<\/p>\n
liv
\ner<\/p>\n
ab
\nle<\/p>\n
C
\nan<\/p>\n
ad
\nia<\/p>\n
n
\nAd<\/p>\n
dr
\nes<\/p>\n
se
\ns <\/p>\n
to
\n: <\/p>\n
Ap
\npr<\/p>\n
ai
\nsa<\/p>\n
l I
\nns<\/p>\n
tit
\nut<\/p>\n
e
\nof<\/p>\n
C
\nan<\/p>\n
ad
\na,<\/p>\n
4
\n03<\/p>\n
-2
\n00<\/p>\n
C
\nat<\/p>\n
he
\nrin<\/p>\n
e
\nSt<\/p>\n
.,
\nO<\/p>\n
tt
\naw<\/p>\n
a,
\n O<\/p>\n
N
\nK2<\/p>\n
P
\n2K<\/p>\n
9.
\n E<\/p>\n
m
\nai<\/p>\n
l:
\nin<\/p>\n
fo
\n@<\/p>\n
ai
\nca<\/p>\n
na
\nda<\/p>\n
.c
\na<\/p>\n
Re-use of an
\nHISTORIC CHURCH<\/p>\n
R\u00e9utilisation d\u2019une
\n\u00c9GLISE HISTORIQUE<\/p>\n
T H E O F F I C I A L P U B L I C A T I O N O F T H E A P P R A I S A L I N S T I T U T E O F C A N A D A
\nP U B L I C A T I O N O F F I C I E L L E D E L\u2019 I N S T I T U T C A N A D I E N D E S \u00c9 V A L U A T E U R S<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@aicanada.ca
\nmailto:info@aicanada.ca<\/p>\n
Excellence Teamwork Respect Integrity<\/p>\n
Send Report<\/p>\n
$800,000<\/p>\n
Appraisal report software
\nbuilt for and by industry pros<\/p>\n
With Value Connect\u2019s platform, you can build and
\naccess the unexpected: accurate, beautiful, and comprehensive <\/p>\n
Smart Appraisal Reports\u2122.<\/p>\n
Use your smart phone or tablet in the field<\/p>\n
to add photos directly into the draft<\/p>\n
appraisal report<\/p>\n
Smart Forms\u2122 automatically populate<\/p>\n
maps and identify Subject and<\/p>\n
Comparable properties<\/p>\n
Agreements and attachments are easily <\/p>\n
integrated from the appraisal order page<\/p>\n
Reports are archived in the cloud, so they\u2019re <\/p>\n
secure and accessible from anywhere<\/p>\n
Stay in-the-know with automatically <\/p>\n
generated status updates throughout the <\/p>\n
process and a dedicated account rep<\/p>\n
Ready to transform your
\nappraisal report workflow?
\nVisit valueconnect.ca to register <\/p>\n
for a local training session or
\nsign up for a personalized demo.<\/p>\n
valueconnect.ca
\ntoll free 844-383-2473 <\/p>\n
@valueconnectinc linkedin.com\/company\/valueconnectinc<\/p>\n
AIC_MagazineAd_1017.indd 1 2017-10-25 11:22 AM<\/p>\n
http:\/\/valueconnect.ca
\nhttp:\/\/linkedin.com\/company\/valueconnectinc<\/p>\n
In
\nd
\nu
\ns
\nt
\nr
\nIa<\/p>\n
l<\/p>\n
Commercial<\/p>\n
Investment<\/p>\n
A
\nss<\/p>\n
e
\nss<\/p>\n
m
\ne
\nn
\nt <\/p>\n
a
\np<\/p>\n
p
\ne
\na
\nl<\/p>\n
Appraisals<\/p>\n
D
\nIv<\/p>\n
o
\nr<\/p>\n
c
\ne<\/p>\n
S
\nin<\/p>\n
g
\nle<\/p>\n
-F
\na
\nm<\/p>\n
ily<\/p>\n
a
\ng
\nricu<\/p>\n
ltu
\nra
\nl<\/p>\n
V
\na
\nl
\nu
\na
\nt
\nIo<\/p>\n
n<\/p>\n
F
\no<\/p>\n
re
\nc
\nlo<\/p>\n
su
\nre<\/p>\n
M
\nu<\/p>\n
lti-F
\na
\nm<\/p>\n
ily<\/p>\n
coMpetItIve<\/p>\n
r
\ne
\nn<\/p>\n
o
\nv
\na
\nti<\/p>\n
o
\nn<\/p>\n
L
\ne
\na
\nse<\/p>\n
A<\/p>\n
rb
\nitra<\/p>\n
tio
\nn<\/p>\n
r
\ne
\ns
\nId<\/p>\n
e
\nn
\nt
\nIa<\/p>\n
l<\/p>\n
Q
\nu
\na
\nl
\nIt
\ny e<\/p>\n
st
\na
\nte<\/p>\n
C
\no
\nn
\nsu<\/p>\n
ltin
\ng<\/p>\n
real property<\/p>\n
expropriation<\/p>\n
CDC INC. is a national full service appraisal firm
\nCDC INC. est une firme nationale
\nd\u2019\u00e9valuation multiservices
\nT \/ T\u00e9l. : 1.866.479.7922 <\/p>\n
F \/ T\u00e9l\u00e9c. : 1.877.429.7972 <\/p>\n
E \/ Courriel : info@cdcinc.ca<\/p>\n
W : www.cdcinc.ca<\/p>\n
@cdcincproperty<\/p>\n
facebook.com\/cdcconsulting<\/p>\n
In
\nd
\nu
\ns
\nt
\nr
\nIe
\nl<\/p>\n
Investissement<\/p>\n
A
\np<\/p>\n
p
\ne
\nl
\nd<\/p>\n
\u2019\u00e9
\nv
\na
\nlu<\/p>\n
a
\nti<\/p>\n
o
\nn<\/p>\n
\u00c9valuations
\nU<\/p>\n
n
\nif<\/p>\n
a
\nm<\/p>\n
ili
\na
\nl ag<\/p>\n
rico
\nle<\/p>\n
V
\na
\nl
\ne
\nu
\nr<\/p>\n
S
\na
\nisie<\/p>\n
M
\nu<\/p>\n
ltifa
\nm<\/p>\n
ilia
\nl<\/p>\n
coMp\u00c9tItIF<\/p>\n
r
\n\u00e9
\nn<\/p>\n
o
\nv
\na
\nti<\/p>\n
o
\nn<\/p>\n
A
\nrb<\/p>\n
itra
\ng<\/p>\n
e<\/p>\n
d
\ne
\n b<\/p>\n
a
\nu<\/p>\n
x<\/p>\n
r
\n\u00c9
\ns
\nId<\/p>\n
e
\nn
\nt
\nIe
\nl<\/p>\n
Q
\nu
\na
\nl
\nIt
\n\u00c9<\/p>\n
p
\na
\ntr<\/p>\n
im
\no<\/p>\n
in
\ne<\/p>\n
C
\no
\nn
\nse<\/p>\n
il<\/p>\n
propri\u00e9t\u00e9 immobili\u00e8re<\/p>\n
Des strat\u00e9gies d\u2019\u00e9valuation de pointe
\nDelivering leading edge appraisal strategies<\/p>\n
REAL PROPERTY APPRAISALS
\n\u00c9VALUATIONS IMMOBILI\u00c8RES
\nOur Value. Your Future.
\nNotre expertise. Votre avenir.<\/p>\n
http:\/\/www.cdcinc.ca
\nhttp:\/\/www.facebook.com\/cdcconsulting
\ninfo@cdcinc.ca<\/p>\n
We\u2019re Growing!<\/p>\n
WHY JOIN US?
\nGrowth Opportunities
\nAt Colliers, we partner with you to elevate your business, whether you want to lead a
\nteam or become an asset type expert.<\/p>\n
Collaboration
\nWork with a fun and supportive group of professionals across North America, who
\nare ready to lend a hand and share their expertise.<\/p>\n
Technology
\nWe have best in-class proprietary technology, providing you the tools and work
\nprocesses to create better reports more efficiently.<\/p>\n
If you\u2019re interested in growing with the best valuation platform in the Americas, please contact
\nKyle McCrary at Canada.Careers@colliers.com to schedule a confidential chat. <\/p>\n
We are seeking ambitious commercial appraisers
\nready to take their career to the next level.<\/p>\n
Resources
\nBy being a part of a global, full service commercial real estate company, you gain
\naccess to our business lines expertise, market intelligence, and operational service
\nexcellence.<\/p>\n
collierscanada.com\/valuation<\/p>\n
http:\/\/collierscanada.com\/valuation
\nmailto:Canada.Careers@colliers.com<\/p>\n
06 Executive Corner
\nCUSPAP: THE PLATFORM FOR SUCCESS<\/p>\n
34 A Professional Appraiser\u2019s Perspective
\nEDWINA NEARHOOD ON APPRAISING
\nIN REMOTE RURAL REGIONS<\/p>\n
40 Professional Practice Matters
\nEXPERT OR ARBITRATOR? <\/p>\n
44 Legal Matters
\nRENT REVIEW CLAUSES:
\nMARKET-BASED OR NOT? <\/p>\n
50 Advocacy
\nADVOCACY IN ACTION<\/p>\n
54 The Future is Bright
\nEARLY COMMITMENT
\nPAYS POSITIVE DIVIDENDS FOR
\nKATIE MANOJLOVICH, AACI, P. APP <\/p>\n
59 News<\/p>\n
62 DESIGNATIONS, CANDIDATES,
\nSTUDENTS<\/p>\n
07 Le coin de l\u2019ex\u00e9cutif
\nNUPPEC : LA PLATE-FORME DU SUCC\u00c8S <\/p>\n
37 Point de vue d\u2019un \u00e9valuateur professionnel
\nEDWINA NEARHOOD SUR L\u2019\u00c9VALUATION
\nDANS LES R\u00c9GIONS RURALES \u00c9LOIGN\u00c9ES<\/p>\n
42 Parlons pratique professionnelle
\nEXPERT OU ARBITRE? <\/p>\n
47 Questions jurdiques
\nCLAUSE DANS UN EXAMEN DE LOYER :
\nFOND\u00c9 OU NON SUR LE MARCH\u00c9?<\/p>\n
52 D\u00e9fense
\nD\u00c9FENSE DES INT\u00c9R\u00caTS \u00c0 L\u2019\u0152UVRE<\/p>\n
56 L\u2019avenir s\u2019annonce bien
\nS\u2019ENGAGER D\u00c8S LE D\u00c9PART
\nRAPPORTE DE BONS DIVIDENDES POUR
\nKATIE MANOJLOVICH, AACI, P.APP<\/p>\n
59 Nouvelles<\/p>\n
62 D\u00c9SIGNATIONS, STAGIAIRES,
\n\u00c9TUDIANTS<\/p>\n
COLUMNS \/ CHRONIQUES<\/p>\n
FEATURES \/ EN VEDETTE
\nVOL 61 | BOOK 4 \/ TOME 4 | 2017<\/p>\n
Publication Mails Agreement #40008249.
\nReturn undeliverable Canadian addresses to: Appraisal Institute of Canada,
\n403-200 Catherine St., Ottawa, ON K2P 2K9. Email: info@aicanada.ca<\/p>\n
The articles printed in this issue represent authors\u2019 opinions
\nonly and are not necessarily endorsed by the APPRAISAL
\nINSTITUTE OF CANADA. Copyright 2017 by the APPRAISAL
\nINSTITUTE OF CANADA. All rights reserved. Reproduction
\nin whole or in part without written permission is strictly
\nprohibited. Subscription, $40.00 per year. Printed in Canada.
\nLes articles imprim\u00e9s dans ce num\u00e9ro ne rep\u00e9sentent
\nque l\u2019opinion de leur auteur respectif, mais ne sont pas
\nn\u00e9ces\u2013sairement endoss\u00e9s par L\u2019INSTITUT CANADIEN DES
\n\u00c9VALUATEURS. Tous droits reserv\u00e9s 2017 par L\u2019INSTITUT
\nCANADIEN DES \u00c9VALUATEURS. La reproduction totale ou
\npartielle sous quelque form que se soit sans authorisation
\n\u00e9crite est absolument interdite. Abonnement $40.00 par
\nann\u00e9e. Imprim\u00e9 au Canada.<\/p>\n
* The Appraisal Institute of Canada reserves the right to
\nreject advertising that it deems to be inappropriate.
\n** The publisher and the Appraisal Institute of Canada
\ncannot be held liable for any material used or claims
\nmade in advertising included in this publication.Indexed in
\nthe Canadian Business Index and available on-line in the
\nCanadian Business & Current Affairs database.
\nISSN 0827-2697<\/p>\n
Publication management, design and production by:
\nDirection, conception et production par :<\/p>\n
3rd Floor \u2013 2020 Portage Avenue, Winnipeg, MB R3J 0K4
\nPhone: 866-985-9780 \u2022 Fax: 866-985-9799
\nE-mail: info@kelman.ca \u2022 Web: www.kelman.ca<\/p>\n
Managing Editor: Craig Kelman
\nDesign\/Layout: Kristy Unrau
\nMarketing Manager: Kris Fillion
\nAdvertising Co-ordinator: Stefanie Hagidiakow<\/p>\n
Director – Marketing and Communications: Sheila Roy, Ottawa
\nCommunications Officer: Chelsea Connolly, Ottawa<\/p>\n
CONTENTS
\nTABLE DES MATI\u00c8RES<\/p>\n
ADVOCACY AND COLLABORATION
\nPLAY MAJOR ROLES IN LTO\u2019S
\nONGOING RELATIONSHIP
\nWITH APPRAISERS
\nLA D\u00c9FENSE DES INT\u00c9R\u00caTS ET
\nLA COLLABORATION JOUENT
\nDES R\u00d4LES MAJEURS DANS
\nLES RELATIONS DU BTF AVEC
\nLES \u00c9VALUATEURS <\/p>\n
DUTY TO THE CLIENT
\nVERSUS DUTY TO THE COURT:
\nWHAT TAKES PRIORITY?
\nDEVOIR ENVERS LE
\nCLIENT OU DEVOIR
\nENVERS LE TRIBUNAL :
\nLEQUEL A PRIORIT\u00c9? <\/p>\n
ADAPTIVE RE-USE OF
\nAN HISTORIC CHURCH
\nSTRUCTURE
\nR\u00c9UTILISATION ADAPTATIVE
\nD\u2019UNE \u00c9GLISE D\u00c9CLAR\u00c9E
\nB\u00c2TIMENT HISTORIQUE<\/p>\n
LACK OF STRATEGIC
\nPROPERTY TAX PLANNING
\nLEAVES ASSETS AT RISK OF
\nUNDERPERFORMANCE
\nL\u2019ABSENCE DE PLANIFICATION
\nSTRAT\u00c9GIQUE DE L\u2019IMP\u00d4T
\nFONCIER RISQUE DE NUIRE
\nAU RENDEMENT DES ACTIFS<\/p>\n
11 282416<\/p>\n
We\u2019re Growing!<\/p>\n
WHY JOIN US?
\nGrowth Opportunities
\nAt Colliers, we partner with you to elevate your business, whether you want to lead a
\nteam or become an asset type expert.<\/p>\n
Collaboration
\nWork with a fun and supportive group of professionals across North America, who
\nare ready to lend a hand and share their expertise.<\/p>\n
Technology
\nWe have best in-class proprietary technology, providing you the tools and work
\nprocesses to create better reports more efficiently.<\/p>\n
If you\u2019re interested in growing with the best valuation platform in the Americas, please contact
\nKyle McCrary at Canada.Careers@colliers.com to schedule a confidential chat. <\/p>\n
We are seeking ambitious commercial appraisers
\nready to take their career to the next level.<\/p>\n
Resources
\nBy being a part of a global, full service commercial real estate company, you gain
\naccess to our business lines expertise, market intelligence, and operational service
\nexcellence.<\/p>\n
collierscanada.com\/valuation Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 5<\/p>\n
mailto:info@aicanada.ca
\nmailto:info@kelman.ca
\nhttp:\/\/www.kelman.ca<\/p>\n
EXECUTIVE CORNER<\/p>\n
W hat is foundation for success as a valuation professional? The simple answer is \u2013 the Canadian Uniform Standards
\nof Professional Appraisal Practice (CUSPAP).
\nThis\u00a0resource is considered the \u2018holy
\ngrail\u2019 for all Appraisal Institute of Canada
\n(AIC) Members that guides our Members\u2019
\nprofessional career by offering standards or
\nrules as well as relevant practice notes into
\nday-to-day valuation assignments. It also
\nopens up opportunities for our Members to
\ndiversify into other areas of business such as
\nconsulting, review, reserve fund planning,
\nand machinery and equipment valuation. <\/p>\n
The importance of these Standards has
\nnever been more apparent as we prepare
\nto launch 2018 CUSPAP. Every\u00a0two years,
\nAIC\u2019s committed volunteers, who are leaders
\nand experts within their areas of practice,
\nspend countless hours considering the
\nevolving requirements of the marketplace,
\nthe changing needs of our members and
\nnew opportunities that may exist to expand
\nour scope of practice. They identify and
\ncompile all the questions that members
\nhave raised or common errors that they are
\nexperiencing, they review market trends
\nand they consider regulatory requirements. <\/p>\n
The\u00a0objective of this comprehensive review
\nis to ensure that the Standards remain clear
\nand relevant to our members as well as to
\nensure that CUSPAP is a
\nleading-edge resource in an
\nevolving\u00a0market. <\/p>\n
This fine-tuning occurred
\nannually when CUSPAP was first
\nintroduced in 2001, and since CUSPAP
\n2008, it was revised every two years.
\nThat\u00a0means it has been updated 14 times
\nover the last 17 years. The time and energy
\nthat our volunteers and staff invest in
\nthis document is impressive, and their
\ndedication to making CUSPAP the best it
\ncan be is remarkable.<\/p>\n
Our international work with the
\nInternational Valuation Standards
\nCouncil (IVSC) has also
\nfactored into
\nCUSPAP
\n2018. AIC
\nMembers,
\nincluding
\nPaul Olscamp, AACI,
\nP. App., Fellow; Allan Beatty, AACI, P. App.,
\nFellow; and Larry Dybvig, AACI, P.App <\/p>\n
\u201cTHE OBJECTIVE OF THIS COMPREHENSIVE REVIEW
\nIS TO ENSURE THAT THE STANDARDS REMAIN CLEAR <\/p>\n
AND RELEVANT TO OUR MEMBERS AS WELL AS TO
\nENSURE THAT CUSPAP IS A LEADING-EDGE <\/p>\n
RESOURCE IN AN EVOLVING MARKET.\u201d<\/p>\n
CUSPAP:
\nTHE PLATFORM FOR SUCCESS<\/p>\n
B Y R I C K C O L B O U R N E , A A C I , P . A P P , P R E S I D E N T
\nA N D K E I T H L A N C A S T L E , M B A , C A E , A A C I ( H O N . ) <\/p>\n
C H I E F E X E C U T I V E O F F I C E R<\/p>\n
[Continued on page 8]<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 20176 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
\u00ab CET EXAMEN COMPLET A POUR BUT D\u2019ASSURER
\nQUE LES NORMES DEMEURENT CLAIRES ET PERTINENTES <\/p>\n
POUR NOS MEMBRES ET DE FAIRE EN SORTE QUE LES
\nNUPPEC SOIENT UNE RESSOURCE DE POINTE DANS <\/p>\n
UN MARCH\u00c9 EN PLEINE \u00c9VOLUTION. \u00bb<\/p>\n
Q uelles sont les assises de votre succ\u00e8s en tant que professionnel de l\u2019\u00e9valuation ? La r\u00e9ponse est fort simple\u00a0: les Normes
\nuniformes de pratique professionnelle
\nen mati\u00e8re d\u2019 \u00e9valuation au Canada
\n(NUPPEC). Cette ressource, consid\u00e9r\u00e9e
\ncomme le \u00ab\u00a0Saint Graal\u00a0\u00bb \u00e0 la port\u00e9e de
\ntous les membres de l\u2019ICE, oriente la
\ncarri\u00e8re professionnelle de nos membres
\nen \u00e9non\u00e7ant des normes, r\u00e8gles et notes
\nrelatives \u00e0 la pratique dans les contrats
\nde services d\u2019\u00e9valuation de tous les jours.
\nLes NUPPEC offrent \u00e9galement \u00e0 nos
\nmembres de nouvelles possibilit\u00e9s de se
\ndiversifier dans d\u2019autres secteurs d\u2019activit\u00e9,
\ny compris la consultation, l\u2019examen,
\nla planification des fonds de r\u00e9serve
\net l\u2019\u00e9valuation de la machinerie et de
\nl\u2019\u00e9quipement. <\/p>\n
Alors que nous nous pr\u00e9parons \u00e0 lancer
\nles NUPPEC 2018, l\u2019importance de ces
\nnormes n\u2019a jamais \u00e9t\u00e9 aussi \u00e9vidente.
\nTous\u00a0les deux ans, les d\u00e9vou\u00e9s b\u00e9n\u00e9voles de
\nl\u2019ICE, qui sont des leaders et des experts
\ndans leur domaine de pratique, passent
\nd\u2019innombrables heures \u00e0 faire le point sur
\nl\u2019\u00e9volution des besoins du march\u00e9, sur les
\nbesoins changeants de nos membres et sur <\/p>\n
les nouvelles possibilit\u00e9s d\u2019\u00e9largir la port\u00e9e de
\nnotre pratique. Ils\u00a0identifient et compilent
\ntoutes les questions que les membres ont
\nsoulev\u00e9es ou les erreurs communes qu\u2019ils
\nrencontrent, ils examinent les tendances du
\nmarch\u00e9 et ils tiennent compte des exigences
\nr\u00e9glementaires. Cet examen complet a pour
\nbut d\u2019assurer que les normes demeurent
\nclaires et pertinentes pour nos membres et
\nde faire en sorte que les NUPPEC soient
\nune ressource de pointe dans un march\u00e9 en
\npleine \u00e9volution. <\/p>\n
Cette mise au point a d\u2019abord eu lieu \u00e0
\nchaque ann\u00e9e par suite de l\u2019introduction des
\nNUPPEC en 2001. Mais depuis 2008, les
\nNUPPEC sont r\u00e9vis\u00e9es tous les deux ans.
\nC\u2019est donc dire que le document a \u00e9t\u00e9 mis \u00e0
\njour 14 fois au cours des 17 derni\u00e8res ann\u00e9es
\n! Le temps et l\u2019\u00e9nergie que nos b\u00e9n\u00e9voles
\net notre personnel investissent dans ce
\ndocument sont impressionnants et leur
\nd\u00e9vouement \u00e0 faire des NUPPEC ce qu\u2019il y a
\nde mieux est remarquable. <\/p>\n
Notre travail international avec
\nl\u2019International Valuation Standards Council
\na \u00e9galement \u00e9t\u00e9 pris en compte dans les
\nNUPPEC 2018. Des membres de l\u2019ICE,
\ny compris Paul Olscamp, AACI, P. App.,
\nFellow; Allan Beatty, AACI, P. App., Fellow; et <\/p>\n
NUPPEC :
\nLA PLATE-FORME DU SUCC\u00c8S<\/p>\n
P A R R I C K C O L B O U R N E , A A C I , P . A P P , P R \u00c9 S I D E N T E T
\nK E I T H L A N C A S T L E , M B A , C A E , A A C I ( H O N . )<\/p>\n
C H E F D E L A D I R E C T I O N<\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 7Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Larry\u00a0Dybvig, AACI, P.App travaillent sur
\nles comit\u00e9s internationaux de normalisation
\net les groupes consultatifs dans le but
\nde mieux comprendre les tendances
\ninternationales en mati\u00e8re d\u2019\u00e9valuation
\nque l\u2019ICE doit prendre en consid\u00e9ration
\nface \u00e0 nos propres march\u00e9s et dans nos
\nnormes. Les\u00a0conversations en cours avec
\nl\u2019International Association of Assessing
\nOfficers, l\u2019American Society of Appraisers,
\nl\u2019European Group of Valuers\u2019 Association,
\nl\u2019Appraisal Foundation et l\u2019Appraisal
\nInstitute contribuent \u00e9galement \u00e0 assurer
\nque nos normes s\u2019alignent sur la pratique
\ninternationale et qu\u2019elles demeurent la \u00ab\u00a0r\u00e8gle
\nd\u2019or\u00a0\u00bb au sein de la profession d\u2019\u00e9valuation.<\/p>\n
Que pouvez-vous attendre des
\nNUPPEC 2018 ? En bref, elles fourniront
\nde meilleurs conseils et plus de clart\u00e9 \u00e0 <\/p>\n
l\u2019\u00e9gard de nos normes actuelles r\u00e9gissant
\nl\u2019\u00e9thique, l\u2019\u00e9valuation des biens immobiliers,
\nles examens, la planification des fonds de
\nr\u00e9serve et l\u2019\u00e9valuation de la machinerie et de
\nl\u2019\u00e9quipement. De plus, les NUPPEC mises \u00e0
\njour permettent aux CRA d\u2019ajouter le suffixe
\nP.App \u00e0 leur d\u00e9signation pour refl\u00e9ter la
\nformation professionnelle et les qualifications
\ncontinues que nous attendons de tous nos
\nmembres. L\u2019impact des nouveaux r\u00e8glements
\nsur le logement et les probl\u00e8mes associ\u00e9s \u00e0 la
\nsyndication des pr\u00eats hypoth\u00e9caires seront
\n\u00e9galement pris en compte dans les NUPPEC
\n2018 pour assurer la protection du public et
\nde nos\u00a0membres. <\/p>\n
Quelles nouvelles normes sont incluses
\ndans les NUPPEC 2018 ? L\u2019ICE est
\nheureux d\u2019annoncer que nous aurons,
\npour la premi\u00e8re fois cette ann\u00e9e, une <\/p>\n
norme en mati\u00e8re d\u2019\u00e9valuation de masse,
\nce qui aidera nos membres r\u00e9mun\u00e9r\u00e9s dans
\nle travail quotidien qu\u2019ils accomplissent
\npour des agences d\u2019\u00e9valuation. Cette norme
\nguidera les membres dans la cr\u00e9ation d\u2019une
\n\u00ab\u00a0opinion de la valeur imposable\u00a0\u00bb pour
\nles biens immobiliers et la machinerie et
\nl\u2019\u00e9quipement. Il y a treize r\u00e8gles \u00e0 suivre pour
\nproduire un rapport complet et de\u00a0qualit\u00e9. <\/p>\n
L\u2019expos\u00e9-sondage a \u00e9t\u00e9 partag\u00e9 avec nos
\npartenaires et nos membres dans le but de
\nrecueillir leurs commentaires. La version
\nd\u00e9finitive entrera en vigueur le 1er janvier
\n2018. <\/p>\n
Prenez le temps d\u2019\u00e9tudier et de
\ncomprendre cette incroyable ressource.
\nElle est con\u00e7ue par les membres de l\u2019ICE
\npour les membres de l\u2019ICE dans le but de
\nvous aider \u00e0 assurer votre\u00a0succ\u00e8s. <\/p>\n
LE COIN DE L\u2019EX\u00c9CUTIF<\/p>\n
Standards governing ethics, real property
\nappraisals, reviews, reserve fund planning,
\nand machinery and equipment valuation.
\nFurthermore, the updated CUSPAP enables
\nCRAs to add the P.App to their designation
\nin order to reflect the professional training
\nand ongoing qualifications that all our
\nMembers are expected to attain. The impact
\nof new housing regulations and issues
\nassociated with mortgage syndication will
\nalso be reflected in CUSPAP 2018 to ensure
\nthe protection of both the public and
\nour\u00a0Members. <\/p>\n
What new standards are being included
\nin CUSPAP 2018? AIC is pleased to
\nannounce that new this year is a whole <\/p>\n
\u201cCUSPAP 2018 IS DESIGNED BY AIC MEMBERS FOR AIC MEMBERS,
\nAND, BY FOLLOWING IT, YOU CAN HELP ENSURE YOUR SUCCESS.\u201d<\/p>\n
new standard related to mass appraisal
\n\u2013 something that will assist our non-fee
\nMembers in their daily work completed for
\nassessment agencies. This standard will guide
\nmembers in creating an \u2018opinion of assessed
\nvalue\u2019 for real property and machinery and
\nequipment. There\u00a0are 13 rules to follow to
\ndeliver a comprehensive, quality report. <\/p>\n
The Exposure Draft was shared with our
\npartners and Members for their feedback and
\nit will take effect as of January 1, 2018.<\/p>\n
Take the time to review and understand
\nthis incredible resource. It\u00a0is designed
\nby AIC Members for AIC Members,
\nand, by following it, you can help ensure
\nyour\u00a0success. <\/p>\n
work on IVSC committees and advisory
\ngroups to gain insight on international
\nvaluation trends that AIC needs to
\nconsider within our own markets and
\nStandards. Ongoing\u00a0conversations with
\nthe International Association of Assessing
\nOfficers, the American Society of
\nAppraisers, The European Group of Valuers\u2019
\nAssociation, The Appraisal Foundation and
\nthe Appraisal Institute also assist to ensure
\nthat our Standards align to international
\npractice and remain a \u2018gold standard\u2019 within
\nthe valuation\u00a0profession.<\/p>\n
What can you expect in CUSPAP
\n2018? In short, it will provide improved
\nguidance and clarity on our current <\/p>\n
EXECUTIVE CORNER [Continued from page 6]<\/p>\n
\u00ab NUPPEC 2018 EST CON\u00c7UE PAR LES MEMBRES DE L\u2019ICE POUR LES MEMBRES
\nDE L\u2019ICE DANS LE BUT DE VOUS AIDER \u00c0 ASSURER VOTRE SUCC\u00c8S. \u00bb<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 20178 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
A day in the life of a<\/p>\n
successful
\ncommercial real estate appraiser<\/p>\n
Brenda Dohring Hicks, MAI<\/p>\n
Jeff Hicks, MAI<\/p>\n
1-800-475-2785<\/p>\n
RealWired.com<\/p>\n
real !realwired!<\/p>\n
I look forward to amplifying what we
\ndid manually for years and years with
\nEdge and DataComp!<\/p>\n
J\u2019ai h\u00e2te d\u2019amplfier ce que nous avons
\nfait manuellement depuis des ann\u00e9es
\net des ann\u00e9es avec Edge et DataComp!<\/p>\n
– Darrell A. Thorvaldson AACI, P. App., P.Ag.
\nManaging Partner, Verra Group Valuation <\/p>\n
http:\/\/RealWired.com<\/p>\n
A NEW AGE IN CANADIAN
\nAPPRAISAL IS COMING.<\/p>\n
UNE NOUVELLE \u00c8RE D\u00c9BUTE DANS LE MONDE
\nDE L\u2019\u00c9VALUATION IMMOBILI\u00c8RE CANADIENNE.<\/p>\n
www.aecvaluation.com
\ninfo@aecvaluation.com
\ninfo@aecvaluation.com<\/p>\n
W ith the recent upward cycle in the commercial real estate
\n(CRE) market, both property values
\nand property tax disbursements are
\nreaching record highs. As the CRE
\nindustry continues to attract capital
\nat record levels, the competition for
\navailable assets and expectations for
\nexisting asset performance have never
\nbeen higher. Property tax is the single
\nlargest operating expense affecting
\ncommercial properties, yet, it is an area
\noften overlooked as an opportunity
\nto drive strategic investment decision-
\nmaking. Unlike most operating costs,
\ntaxes cannot be negotiated or lowered
\nthrough contracts, but there are
\nestablished processes to manage them.
\nA proactive approach to property tax
\nmanagement presents a significant
\nopportunity for firms looking to derive
\ngreater asset value and returns from
\ntheir portfolios. <\/p>\n
Many CRE firms believe they have
\nadequate property tax planning strategies,
\nhowever, an Altus Group survey revealed
\nthat few manage their property tax as
\nthey would other operational expenses.
\nThree quarters (75%) of over 200 C-level
\nand senior CRE property tax and finance
\nexecutives surveyed describe their property
\ntax management as reactive and purely
\nor largely operational and cost reduction
\noriented. With $515 billion USD of asset
\ninvestment sales last year in Canada and the
\nUnited States, this results in $165\u00a0billion
\nUSD of CRE assets, including $9 billion
\nin Canadian CRE assets, that are at risk
\nof underperformance due to the lack of
\nstrategic property tax planning. <\/p>\n
When compared to the CRE industry\u2019s
\nlevel of analysis typically applied to the
\nreview and control of property management
\ncosts, the limited attention paid to the
\ntax line item becomes more pronounced.
\nWith only 25% of executives surveyed <\/p>\n
By Terry Bishop, Executive
\nVice President, Eastern Canada –
\nTax Group at Altus Group<\/p>\n
Lack of Strategic
\nProperty Tax Planning
\nLeaves Assets at Risk of Underperformance<\/p>\n
The
\ncurrent <\/p>\n
state<\/p>\n
CRE executives recognize the opportunity<\/p>\n
StrategicOperational<\/p>\n
of firms surveyed
\nincorporate property tax
\nmanagement directly into
\ntheir investment strategy
\nand decision-making<\/p>\n
of firms surveyed describe
\ntheir tax management
\nas purely or largely
\noperational and cost
\nreduction oriented<\/p>\n
25%75%<\/p>\n
of respondents said their firms could make better
\ninvestment decisions with enhanced property tax planning73%<\/p>\n
\u201cProperty tax is the single largest
\noperating expense affecting commercial
\nproperties, yet, it is an area often
\noverlooked as an opportunity to drive
\nstrategic investment decision-making.\u201d<\/p>\n
\u201cWith multiple ways to add tangible value to assets and increase the bottom line,
\nwhy are only 25% of executives incorporating property tax management directly into
\ntheir investment strategy and decision-making?\u201d <\/p>\n
CRE Industry Struggling to Get Strategic with Property Tax<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 11Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
!$<\/p>\n
value to assets and increase the bottom
\nline, why are only 25% of executives
\nincorporating property tax management
\ndirectly into their investment strategy
\nand decision-making? <\/p>\n
While a lack of rigorous tax processes
\nseems to be one of the major issues
\ninhibiting a more strategic approach,
\nhaving access to and utilizing data
\nis another critical factor. Of all
\nrespondents, 83% think their firms have
\nenough property tax information and\/
\nor the right tax metrics necessary to
\noptimize their underwriting decisions
\nand investment strategy, but Altus
\nGroup uncovered that a lack of tools
\nand resources is a key factor impacting
\nunderwriting and investment strategy.
\nThe survey revealed three main barriers
\nwhich typically hinder firms from
\nutilizing their data, one of which is that
\ntax data comes from a variety of sources
\nincluding taxing authorities, research
\nreports, market data subscriptions as
\nwell as consultants and industry peers,
\nleading to inconsistencies in formats and
\nreporting, and 39% of firms identified
\nthe lack of normalized formats as a
\nbarrier to utilizing property tax data.
\nAnother barrier is that data must be
\nproperly aggregated, vetted and analyzed
\nso firms can extract meaningful insights,
\nand 52% of firms surveyed said they lack
\nthe tools to assist with both data capture
\nand analysis. Finally, firms must equip
\nthemselves with skilled and innovative
\ntax professionals who understand the <\/p>\n
complexities of property tax data and
\nare able to extract meaningful insights,
\nand 44% of respondents identified that
\na lack of internal expertise or resources
\nto identify property tax data sources is
\nan inhibiting factor to their property
\ntax\u00a0management. <\/p>\n
There is a growing recognition of the
\ncritical role property tax must play in
\nasset management and portfolio strategy.
\nIn fact, 73% of respondents firmly
\nacknowledged that improvements to their
\ntax planning analysis would help with
\nbetter decision-making. With the right
\ninvestments in process and technology to
\nprovide better visibility into tax growth,
\nrisk and savings, the opportunity for
\nproperty tax to play a more strategic
\nrole in investment decision-making
\nis\u00a0significant.<\/p>\n
Implementing proactive forecasting is
\nessential to maximizing asset performance
\nand, as property values and tax
\nassessments continue to rise, so too does
\nthe amount of money firms are missing
\nout on by not proactively managing their
\nproperty tax. Maintaining\u00a0an annual
\nreview of all new property assessments
\nor mid-cycle assessments, adopting
\nstandardized reporting across asset types,
\nand benchmarking a property against
\nitself and similar assets in the portfolio
\nare some steps firms can take to ensure
\nproperty tax plays a more strategic
\nrole in investment decision-making.
\nUndoubtedly, these steps can have a huge
\nimpact on the bottom line. <\/p>\n
only periodically review
\nassessments to identify
\nappeal opportunities<\/p>\n
do not incorporate
\nproperty tax refunds into
\ntheir ongoing valuations<\/p>\n
lack the tools to analyze
\nproperty tax information<\/p>\n
lack the expertise and
\nresources to identify
\nproperty tax data sources<\/p>\n
USD of asset investment sales
\nlast year in the U.S. and Canada<\/p>\n
$515 Billion<\/p>\n
$165 Billion<\/p>\n
32%<\/p>\n
USD of assets at risk of
\nunderperformance
\n($156 Billion US &
\n$9 Billion Canada)<\/p>\n
of commercial real estate leaders
\nsaid that property tax exposure
\nhas very little impact on their <\/p>\n
underwriting assumptions<\/p>\n
Key Gaps:<\/p>\n
41%<\/p>\n
56%<\/p>\n
52%<\/p>\n
44%<\/p>\n
incorporating property tax management
\ndirectly into their investment strategy
\nand decision-making, the result is an
\nincreased risk of portfolio and asset-level
\nunderperformance. <\/p>\n
Property tax is often viewed as a
\nfixed expense driven by market and
\ngovernment assumptions. The lack of
\nanalysis of historical or benchmarked tax
\ndata has led to an industry standard of
\napplying a static growth factor, typically
\nof 3%, to the property tax liability when
\nbudgeting and underwriting. But,\u00a0an
\noverall assessment of past industry
\nunderwriting and transactions show that
\nmost property tax growth assumptions
\nare inaccurate, as taxes do not typically
\ngrow at consistent rates. This carries
\nwith it a significant risk of inaccurate
\nproperty tax forecasting, which in turn
\nerodes\u00a0value. <\/p>\n
While the frequency and
\ncomprehensiveness of assessment reviews
\nto identify appeal opportunities varies
\namong firms, efforts to understand
\na portfolio\u2019s tax liability versus a
\ncompetitive or comparable set of
\nproperties within the market are less
\ncommon. It is important for owners to
\nknow where their property stands in
\ncomparison to competing properties for
\nleasing and disposition purposes, and
\nalso to remain competitive by providing
\na \u2018lower real estate tax cost\u2019 to potential
\ntenants or buyers. <\/p>\n
Additionally, a proactive approach
\nto tax analysis and management can
\nprovide firms with a highly strategic
\nbenefit to their investment decision-
\nmaking and directly contribute to what,
\nwhere, when and how assets are bought,
\nsold and managed. Benchmarked tax
\ninformation can provide these critical
\ninsights on current and future investment
\nperformance, and add tangible value to
\nassets. Even though benchmarked tax
\ninformation can provide these critical
\ninsights, 21% of firms surveyed said they
\nuse enhanced real estate tax analysis
\nthat includes benchmarking to identify
\nexposure of their portfolio compared to
\nthe market and 32% said that property
\ntax exposure has very little impact
\non their underwriting assumptions.
\nWith\u00a0multiple ways to add tangible <\/p>\n
Risk to Asset
\nPerformance from
\nProperty Tax
\nPlanning Gaps<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201712 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Learn how you can experience the difference at avisonyoung.com\/valuations<\/p>\n
Paul Stewart BA, AACI, P. App.
\nPrincipal & Practice Leader<\/p>\n
paul.stewart@avisonyoung.com
\n905.968.8030<\/p>\n
Terry Taylor B. Comm, AACI, P. App.
\nPrincipal & Director<\/p>\n
terry.taylor@avisonyoung.com
\n403.228.4001 x 210<\/p>\n
Avison Young Valuation & Advisory team offers
\ncomprehensive real estate valuation and
\nadvisory consulting services, with all property
\ntypes in major markets. Our services include:<\/p>\n
Valuation & Advisory Services <\/p>\n
Experience the
\nDifference<\/p>\n
Office Multi-Family<\/p>\n
Land Retail<\/p>\n
Industrial Portfolio<\/p>\n
Consulting<\/p>\n
http:\/\/avisonyoung.com\/valuations
\nterry.taylor@avisonyoung.com
\npaul.stewart@avisonyoung.com<\/p>\n
souvent n\u00e9glig\u00e9 comme occasion d\u2019\u00e9clairer
\nla prise de d\u00e9cisions strat\u00e9giques en mati\u00e8re
\nd\u2019investissement. Contrairement \u00e0 la plupart
\ndes co\u00fbts d\u2019exploitation, les taxes ne peuvent
\npas \u00eatre n\u00e9goci\u00e9es ou abaiss\u00e9es au moyen
\nde contrats, mais il existe des processus de
\ngestion \u00e9tablis. Une approche proactive de
\nla gestion de l\u2019imp\u00f4t foncier pr\u00e9sente une
\nopportunit\u00e9 importante pour les entreprises
\nqui cherchent \u00e0 obtenir une plus grande
\nvaleur des actifs et de meilleurs rendements
\nde leurs portefeuilles. <\/p>\n
De nombreuses entreprises de l\u2019IC
\ncroient avoir des strat\u00e9gies ad\u00e9quates de
\nplanification de l\u2019imp\u00f4t foncier, mais un
\nsondage du Groupe Altus a r\u00e9v\u00e9l\u00e9 que la
\nplupart de ces entreprises ne g\u00e8rent pas
\nleur imp\u00f4t foncier comme elles le feraient
\npour d\u2019autres d\u00e9penses d\u2019exploitation. Les
\ntrois quarts (75%) des plus de 200 cadres
\nsup\u00e9rieurs de la fiscalit\u00e9 et de la fiscalit\u00e9
\nimmobili\u00e8re de l\u2019IC interrog\u00e9s d\u00e9crivent leur <\/p>\n
gestion de l\u2019imp\u00f4t foncier comme \u00e9tant r\u00e9active
\net purement ou largement op\u00e9rationnelle et
\nax\u00e9e sur la r\u00e9duction des co\u00fbts. Sachant que
\nles ventes d\u2019investissements d\u2019actifs se sont
\nchiffr\u00e9es l\u2019an dernier \u00e0 515 milliards de dollars
\nUS au Canada et aux \u00c9tats-Unis, on calcule que
\n165\u00a0milliards de dollars d\u2019actifs de l\u2019IC, dont
\n9 milliards de dollars d\u2019actifs de l\u2019IC canadien,
\nrisquent d\u2019\u00eatre sous-performants en raison
\nde l\u2019absence de planification strat\u00e9gique de
\nl\u2019imp\u00f4t\u00a0foncier. <\/p>\n
Quand on compare le niveau d\u2019analyse
\nque l\u2019industrie de l\u2019IC applique g\u00e9n\u00e9ralement
\n\u00e0 l\u2019examen et au contr\u00f4le des co\u00fbts de gestion
\nimmobili\u00e8re, on constate le peu d\u2019attention
\naccord\u00e9e \u00e0 l\u2019\u00e9l\u00e9ment de la ligne d\u2019imposition.
\nPuisque seulement 25% des cadres interrog\u00e9s
\nint\u00e8grent directement la gestion de l\u2019imp\u00f4t
\nfoncier dans leur strat\u00e9gie d\u2019investissement
\net leur processus d\u00e9cisionnel, il en r\u00e9sulte un
\nrisque accru de sous-performance au niveau
\ndu\u00a0portefeuille et de l\u2019actif. <\/p>\n
L\u2019absence de planification strat\u00e9gique
\nde l\u2019imp\u00f4t foncier risque
\nde nuire au rendement des actifs<\/p>\n
Par Terry Bishop, vice-pr\u00e9sident
\nex\u00e9cutif, Groupe imp\u00f4t, Est du
\nCanada \u2013 au Groupe Altus<\/p>\n
\u00ab L\u2019imp\u00f4t foncier est la plus importante d\u00e9pense
\nd\u2019exploitation ayant une incidence sur les
\npropri\u00e9t\u00e9s commerciales, mais c\u2019est un domaine
\nsouvent n\u00e9glig\u00e9 comme occasion d\u2019\u00e9clairer
\nla prise de d\u00e9cisions strat\u00e9giques en mati\u00e8re
\nd\u2019investissement. \u00bb <\/p>\n
P ar suite du r\u00e9cent cycle \u00e0 la hausse du march\u00e9 de l\u2019immobilier commercial
\n(IC), la valeur des propri\u00e9t\u00e9s et les
\nd\u00e9caissements d\u2019imp\u00f4ts fonciers atteignent
\ndes niveaux records. Comme l\u2019industrie
\nde l\u2019IC continue d\u2019attirer des capitaux \u00e0
\ndes niveaux records, la concurrence pour
\nles actifs disponibles et les attentes pour
\nla performance des actifs existants n\u2019ont
\njamais \u00e9t\u00e9 aussi \u00e9lev\u00e9es. L\u2019imp\u00f4t foncier est
\nla plus importante d\u00e9pense d\u2019exploitation
\nayant une incidence sur les propri\u00e9t\u00e9s
\ncommerciales, mais c\u2019est un domaine <\/p>\n
\u00ab Disposant de nombreux moyens d\u2019ajouter une valeur tangible aux actifs et d\u2019augmenter leur bilan,
\ncomment se fait-il que seulement 25 % des cadres int\u00e8grent la gestion de l\u2019imp\u00f4t foncier directement
\ndans leur strat\u00e9gie d\u2019investissement et dans leur prise de d\u00e9cisions? \u00bb<\/p>\n
La
\nsituation
\nactuelle<\/p>\n
Les cadres de l\u2019IC reconnaissent l\u2019opportunit\u00e9<\/p>\n
Strat\u00e9gique
\nOp\u00e9rationnelle<\/p>\n
des entreprises interrog\u00e9es
\nincorporent la gestion
\nde l\u2019imp\u00f4t foncier
\ndirectement dans leur
\nstrat\u00e9gie d\u2019investissement
\net prise de d\u00e9cision<\/p>\n
des entreprises interrog\u00e9es
\nd\u00e9crivent leur gestion de l\u2019imp\u00f4t
\nfoncier comme purement ou
\nprincipalement op\u00e9rationnelle
\net ax\u00e9e sur la r\u00e9duction des co\u00fbts<\/p>\n
25 %75 %<\/p>\n
des r\u00e9pondants disent que leurs entreprises pourraient
\nprendre de meilleures d\u00e9cisions d\u2019investissement par
\nune meilleure planification de l\u2019imp\u00f4t foncier73 %<\/p>\n
L\u2019industrie de l\u2019IC s\u2019efforce d\u2019\u00e9laborer une strat\u00e9gie en mati\u00e8re d\u2019imp\u00f4t foncier<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201714 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
L\u2019imp\u00f4t foncier est souvent consid\u00e9r\u00e9 comme
\nune d\u00e9pense fixe d\u00e9termin\u00e9e par les hypoth\u00e8ses
\ndu march\u00e9 et du gouvernement. Le manque
\nd\u2019analyse des donn\u00e9es fiscales historiques ou
\nrep\u00e8res a amen\u00e9 l\u2019industrie \u00e0 adopter une norme
\nconsistant \u00e0 appliquer un facteur de croissance
\nstatique, g\u00e9n\u00e9ralement de 3%, \u00e0 l\u2019imp\u00f4t foncier
\nlors de la budg\u00e9tisation et de la souscription.
\nOr,\u00a0une \u00e9valuation globale de la souscription et
\ndes op\u00e9rations ant\u00e9rieures de l\u2019industrie montre
\nque la plupart des hypoth\u00e8ses de croissance
\nde la taxe fonci\u00e8re sont inexactes, car les taxes
\nne progressent g\u00e9n\u00e9ralement pas \u00e0 des taux
\nconstants. Cela entra\u00eene un risque important de
\npr\u00e9vision de l\u2019imp\u00f4t foncier inexact, qui \u00e0 son
\ntour \u00e9rode la valeur. <\/p>\n
Bien que la fr\u00e9quence et l\u2019exhaustivit\u00e9 des
\nexamens d\u2019\u00e9valuation cherchant \u00e0 identifier
\nles possibilit\u00e9s d\u2019appel varient d\u2019une entreprise
\n\u00e0 l\u2019autre, les efforts pour comprendre le passif
\nd\u2019imp\u00f4t d\u2019un portefeuille par rapport \u00e0 un
\nensemble concurrentiel ou comparable de
\npropri\u00e9t\u00e9s sont moins courants. Il est important
\nque les propri\u00e9taires sachent o\u00f9 se situe leur
\npropri\u00e9t\u00e9 par rapport aux propri\u00e9t\u00e9s concurrentes
\n\u00e0 des fins de location et d\u2019ali\u00e9nation et puissent
\ndemeurer concurrentiels en offrant une
\n\u00ab\u00a0r\u00e9duction du co\u00fbt de la taxe fonci\u00e8re\u00a0\u00bb aux
\nlocataires ou acheteurs potentiels. <\/p>\n
De plus, une approche proactive de l\u2019analyse
\net de la gestion fiscales peut apporter aux
\nentreprises un avantage hautement strat\u00e9gique
\ndans leur prise de d\u00e9cisions en mati\u00e8re
\nd\u2019investissement, et contribuer directement
\naux questions quoi, o\u00f9, quand et comment
\nles actifs sont achet\u00e9s, vendus et g\u00e9r\u00e9s. Les
\ninformations fiscales de rep\u00e8re peuvent fournir
\ndes informations essentielles sur la performance
\ndes investissements actuels et futurs et ajouter
\nune valeur tangible aux actifs. M\u00eame si ces
\ninformations peuvent r\u00e9pondre \u00e0 ces questions,
\n21% des entreprises interrog\u00e9es ont d\u00e9clar\u00e9
\navoir recours \u00e0 une analyse am\u00e9lior\u00e9e de l\u2019imp\u00f4t
\nfoncier, incluant une m\u00e9thode d\u2019\u00e9talonnage,
\npour identifier l\u2019exposition de leur portefeuille
\npar rapport au march\u00e9 et 32% ont d\u00e9clar\u00e9
\nque l\u2019exposition \u00e0 la taxe fonci\u00e8re a tr\u00e8s peu
\nd\u2019incidence sur leurs hypoth\u00e8ses en mati\u00e8re de
\nsouscription. Disposant de nombreux moyens
\nd\u2019ajouter une valeur tangible aux actifs et
\nd\u2019augmenter leur bilan, comment se fait-il que
\nseulement 25\u00a0% des cadres int\u00e8grent la gestion
\nde l\u2019imp\u00f4t foncier directement dans leur strat\u00e9gie
\nd\u2019investissement et dans leur prise de d\u00e9cisions? <\/p>\n
n\u2019examinent que p\u00e9riodiquement
\nles \u00e9valuations \u00e0 la recherche
\nde possibilit\u00e9s d\u2019appel<\/p>\n
n\u2019incorporent pas leurs
\nretours d\u2019imp\u00f4t foncier dans
\nleurs \u00e9valuations courantes<\/p>\n
de $ US d\u2019investissements de biens ont \u00e9t\u00e9
\nvendus l\u2019an dernier aux \u00c9.-U et au Canada<\/p>\n
515 milliards<\/p>\n
165 milliards<\/p>\n
32 %<\/p>\n
de $ US \u00e0 risque de sous-
\nrendement (156 milliards
\naux \u00c9.-U. et 9 milliards au <\/p>\n
des dirigeants en immobilier
\ncommercial disent que l\u2019exposition <\/p>\n
\u00e0 l\u2019imp\u00f4t foncier a tr\u00e8s peu
\nd\u2019impact sur leurs hypoth\u00e8ses <\/p>\n
de souscription<\/p>\n
Principales lacunes<\/p>\n
41 %<\/p>\n
56 %<\/p>\n
52 %<\/p>\n
44 %<\/p>\n
Bien que l\u2019absence de processus fiscaux
\nrigoureux semble \u00eatre l\u2019un des principaux
\nobstacles \u00e0 une approche plus strat\u00e9gique,
\nl\u2019acc\u00e8s aux donn\u00e9es et leur utilisation sont
\nun autre facteur critique. Quelque 83 %
\ndes r\u00e9pondants estiment que leur entreprise
\ndispose de suffisamment d\u2019informations
\nfiscales et(ou) d\u2019instruments de mesure
\nfiscaux ad\u00e9quats pour optimiser leurs
\nd\u00e9cisions en mati\u00e8re de souscription et de
\nstrat\u00e9gie d\u2019investissement, mais le groupe
\nAltus a d\u00e9couvert que le manque d\u2019outils et
\nde ressources est un facteur cl\u00e9 affectant la
\nstrat\u00e9gie de souscription et d\u2019investissement.
\nL\u2019enqu\u00eate a r\u00e9v\u00e9l\u00e9 trois principaux obstacles
\nqui emp\u00eachent g\u00e9n\u00e9ralement les entreprises
\nd\u2019utiliser leurs donn\u00e9es, dont l\u2019une est que
\nles donn\u00e9es fiscales proviennent de diverses
\nsources, y compris les autorit\u00e9s fiscales, les
\nrapports de recherche, les abonnements aux
\ndonn\u00e9es de march\u00e9 ainsi que les consultants
\net les pairs de l\u2019industrie, ce qui entra\u00eene des
\nincoh\u00e9rences dans les formats et les rapports,
\net 39 % des entreprises ont indiqu\u00e9 que
\nl\u2019absence de formats normalis\u00e9s constituait
\nun obstacle \u00e0 l\u2019utilisation des donn\u00e9es de
\nl\u2019imp\u00f4t foncier. Un autre obstacle est que
\nles donn\u00e9es doivent \u00eatre correctement
\nagr\u00e9g\u00e9es, v\u00e9rifi\u00e9es et analys\u00e9es afin que
\nles entreprises puissent en extraire des
\ninformations significatives. Or, 52 % des
\nentreprises interrog\u00e9es ont d\u00e9clar\u00e9 qu\u2019elles
\nn\u2019avaient pas les outils n\u00e9cessaires pour
\nfaciliter la saisie et l\u2019analyse des donn\u00e9es.
\nEnfin, les entreprises doivent se doter de
\nprofessionnels de la fiscalit\u00e9 comp\u00e9tents et
\nnovateurs qui comprennent les complexit\u00e9s
\ndes donn\u00e9es fiscales fonci\u00e8res et qui sont en <\/p>\n
mesure d\u2019extraire des informations significatives,
\net 44\u00a0% des r\u00e9pondants ont indiqu\u00e9 qu\u2019un
\nmanque d\u2019expertise ou de ressources internes
\ncapables d\u2019identifier les sources de donn\u00e9es
\nfiscales fonci\u00e8res constituaient un facteur
\nd\u2019inhibition \u00e0 leur gestion de l\u2019imp\u00f4t foncier. <\/p>\n
On reconna\u00eet de plus en plus le r\u00f4le
\nessentiel que la taxe fonci\u00e8re doit jouer dans la
\ngestion d\u2019actifs et la strat\u00e9gie de portefeuille.
\nD\u2019ailleurs, 73 % des r\u00e9pondants ont reconnu
\nd\u2019embl\u00e9e que des am\u00e9liorations \u00e0 leur analyse
\nde la planification fiscale aideraient \u00e0 une
\nmeilleure prise de d\u00e9cisions. En proc\u00e9dant \u00e0
\ndes investissements ad\u00e9quats dans le processus
\net la technologie donnant une meilleure
\nvisibilit\u00e9 \u00e0 la croissance fiscale, aux risques et
\naux possibilit\u00e9s d\u2019\u00e9conomiser, l\u2019opportunit\u00e9 de
\npermettre \u00e0 la fiscalit\u00e9 immobili\u00e8re de jouer un
\nr\u00f4le plus strat\u00e9gique dans la prise de d\u00e9cisions
\nd\u2019investissement est significative. <\/p>\n
La mise en \u0153uvre de pr\u00e9visions proactives
\nest essentielle pour maximiser la performance
\nde l\u2019actif et, \u00e0 mesure que les valeurs fonci\u00e8res et
\nles \u00e9valuations fiscales continuent d\u2019augmenter,
\nles entreprises perdent de plus en plus d\u2019argent
\nquand elles ne g\u00e8rent pas leur imp\u00f4t foncier de
\nmani\u00e8re proactive. Le maintien d\u2019un examen
\nannuel de toutes les nouvelles \u00e9valuations
\nfonci\u00e8res ou des \u00e9valuations au milieu du cycle
\nde vie, l\u2019adoption de rapports normalis\u00e9s pour
\ntous les types d\u2019actifs et l\u2019analyse comparative
\nd\u2019une propri\u00e9t\u00e9 contre elle-m\u00eame et des actifs
\nsimilaires dans leur portefeuille sont des mesures
\nque les entreprises peuvent prendre pour
\ns\u2019assurer que l\u2019imp\u00f4t foncier joue un r\u00f4le plus
\nstrat\u00e9gique dans la prise de d\u00e9cisions d\u2019investir.
\nSans aucun doute, ces \u00e9tapes peuvent avoir un
\nimpact \u00e9norme en bout de\u00a0ligne. <\/p>\n
Canada)<\/p>\n
n\u00e9cessaires pour analyser les
\ndonn\u00e9es de l\u2019imp\u00f4t foncier<\/p>\n
n\u2019ont pas les outils<\/p>\n
N\u2019ont pas l\u2019expertise et
\nles ressources pour identifier
\nles sources de donn\u00e9es sur
\nl\u2019imp\u00f4t foncier<\/p>\n
Risque au rendement
\ndes biens r\u00e9sultant
\ndes lacunes en
\nplanification de
\nl\u2019imp\u00f4t foncier<\/p>\n
!$<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 15Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
\u201cWHEN WE BUILD, LET US THINK THAT WE BUILD
\nFOREVER. LET IT NOT BE FOR PRESENT DELIGHT, NOR
\nFOR PRESENT USE ALONE. LET IT BE SUCH WORK AS
\nOUR DESCENDANTS WILL THANK US FOR; AND LET
\nUS THINK, AS WE LAY STONE ON STONE, THAT A TIME
\nIS TO COME WHEN THOSE STONES WILL BE HELD
\nSACRED BECAUSE OUR HANDS HAVE TOUCHED TIME,
\nAND THAT MEN WILL SAY, AS THEY LOOK UPON THE
\nLABOUR AND WROUGHT SUBSTANCE OF THEM,
\n\u2018SEE! THIS, OUR FATHERS DID FOR US.\u2019\u201d<\/p>\n
– John Ruskin, a leading English
\nart critic of the Victorian era<\/p>\n
BACKGROUND
\nPreserving landmark buildings is an
\nhonorable objective in this day and
\nage where the mantra is too often
\n\u201cout with the old and in with the
\nnew.\u201d Unfortunately, such honorable
\nobjectives are not always achievable when
\npracticality and feasibility come into play.
\nIs there a practical use for the structure?
\nIs the expertise available to make any
\nkind of re-use a reality? Are there enough
\nfinancial resources to complete a re-use
\nproject and ensure its ongoing feasibility?<\/p>\n
In the case of Winnipeg\u2019s landmark
\nbuilding known as the First Church of
\nChrist, Scientist, completed in 1916, the
\nanswer to all of these questions was a
\nresounding \u2018yes!\u201d<\/p>\n
Located at 511 River Road in
\nWinnipeg\u2019s Osborne Village, original
\nconstruction of the building began in 1910
\nwith the basement and main floor. It was
\ncompleted in 1916 when an auditorium
\nwas added above the original structure.
\nThe building plan took the shape of a
\nGreek cross with its equally sized and <\/p>\n
Adaptive re-use of an
\nHISTORIC CHURCH STRUCTURE
\n*Adapted from a presentation made by Giovanni Geremia, MAA, OAA, AAA, SAA, MRAIC
\nat the Appraisal Institute of Canada 2016 Annual Conference in Winnipeg<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201716 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
aesthetically similar facades displaying
\na Beaux-Arts classical style. A\u00a0fixture in
\nthe community for decades, as the 21st
\nCentury arrived, like countless other
\nlandmark buildings, diminishing use and
\nresources made for an uncertain future.<\/p>\n
By 2008, the building had actually
\nbeen empty for several years. The
\nprevious owners had attempted to convert
\nit into condominiums, but the economic
\nviability of the project did not appear
\nto work. When the owners applied for
\ndemolition, the fate of the building was
\nbrought into public discussion. <\/p>\n
PUTTING THE PIECES TOGETHER
\nTo the rescue came Giovanni Geremia
\nand business partner Brian Wall of the
\narchitectural firm gw architecture\u00a0inc.
\nCombining their familiarity of the
\nbuilding and the neighborhood with
\ntheir sense of creativity and perseverance,
\ntheir first priority was to ensure that the
\neconomics of the project made sense and
\nto find people who were willing to take
\na chance on its future. After presenting
\ntheir ideas to Kurtis Sawatzky, president <\/p>\n
of Stonebridge Development Group
\nLtd., who also knew and loved the
\nbuilding, the purchase was completed by
\nStonebridge in 2008. With the selection
\nof G&E Homes as the contractor, the
\nproject now known as Studio 511 became
\na reality.<\/p>\n
According to Giovanni, \u201cGreat
\ncare and effort went into building this
\nstructure and we felt strongly that it
\nshould not be dismissed as useless because
\nof its age and the fact that it had lost
\nits original reason for being. We believe
\nthat historic buildings are important
\nbecause they provide a window on our
\npast as a society, as a community and as
\nindividuals. Their presence reminds us
\nof our history, the story of how we got
\nto where we are today and what shaped
\nus. As soon as a building disappears, all
\nthe connections and memories associated
\nwith it disappear.\u201d<\/p>\n
Both Giovanni and Brian believed
\nthat a second important reason for
\nputting old historic buildings to new
\nuse was for the sake of the environment.
\nSince a key rule to sustainable <\/p>\n
development is to reduce, re-use and
\nrecycle, they believed that philosophy
\nshould be applied to buildings as well as
\nto everyday items like beverage cans. If a
\nstructure is in good shape for re-use, why
\nnot do so? Why not use some creativity
\nand collective talents to find a new way
\nfor a building to continue serving society. <\/p>\n
THE RE-USE CONCEPT
\nThe concept for the adaptive re-use of
\nthe church was to turn the building into
\ncondominium units that were designed
\nand sized for the unique demographics
\nof the Osborne Village community.
\nTo\u00a0make the project viable, a maximum
\nnumber of units were necessary, which
\nresulted in final plans providing for
\n46 one-bedroom units. With local
\ndemographics indicating that significant
\nnumbers of young professionals and
\nseniors lived in the area, either as singles
\nor couples, the size of the units ranged
\nfrom 500 square feet to 900 square
\nfeet, with pricing set so that monthly
\nmortgage payments were similar to rents
\nin nearby facilities.<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 17Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
PUBLIC CONSULTATION
\nSince the building was important to the
\nfabric of the neighborhood, residents
\nwanted as much of it preserved as
\npossible. To achieve this objective,
\ngw spent three months meeting with
\nstakeholders and city officials, as well
\nas staging an open house to provide
\ninformation and gather input. This
\nprocess of public consultation and
\ninvolving city officials in the planning of
\nthe project paid dividends later on when
\nthe zoning variance hearing became a
\nsimple formality.<\/p>\n
\u201cIn proposing changes to existing
\nhistoric structures or new developments,
\nit is very important to begin discussions
\nwith all stakeholders early on in the <\/p>\n
process,\u201d says Giovanni. \u201cBuilding
\nconsensus before plans are finalized is
\nvital to the success of a project.\u201d<\/p>\n
ZONING CHALLENGE
\nThe greatest challenge from a zoning
\nperspective involved the parking that was
\navailable to residents. The site is restricted
\nin its overall space and there were only
\n21 parking stalls for the 46 units. The
\nCity of Winnipeg required a total of 55
\nparking stalls. To overcome this obstacle,
\nan innovative solution was negotiated
\nwith the Zoning Department whereby
\nthe developers provided three car-share
\nvehicles as part of the development
\nagreement. These cars would be used and
\nmanaged by the residents. It was also <\/p>\n
determined that only 50% of the people
\nin the area used vehicles for work, opting
\ninstead to walk, ride bikes or use one of
\nthe eight bus routes in the area.<\/p>\n
PLANNING CONSIDERATIONS
\nUnfortunately, in order to save the
\nbuilding, its remarkable interior basically
\nhad to be demolished. Attempts were
\nmade to save the organ screen and reuse
\nit in the lobby, but the plaster was brittle
\nand suspected of containing hazardous
\nmaterials. There was only one floor in
\nthe church\u2019s existing building, however,
\nbecause it had a slope it could not fit
\nthe new layout. In essence, the existing
\nbuilding became a shell within which to
\nbuild the new five-storey structure.<\/p>\n
While the interior had to go, the
\nexterior fared considerably better. In order
\nto maintain the exterior of the building
\nas much as possible, the planning of the
\nunits revolved around existing elements.
\nThe central units were long and narrow so
\nthat they would fit between the building\u2019s
\nlong arched windows. This also kept the
\nframing element sizes minimal due to
\nshort spans. The punching out of windows
\nand doors for the corner units took place
\nmainly in the recessed corners of the
\nstructure in order to maintain the exterior
\nbuilding massing. Balconies were also
\nprovided for the corner units. Five floors
\nwere built within the structure, however,
\nsince code restrictions allowed for only
\nfour floors of combustible construction
\nplus a mezzanine, only a portion of the
\nfifth floor was used as loft space. The
\nremainder of the fifth floor\u2019s unusable and
\ninaccessible space allowed for finishes to
\nbe left intact as a \u2018record\u2019 of the original
\nplasterwork and details.<\/p>\n
\u201cThere are always \u2018surprises\u2019 when
\nworking with existing buildings,\u201d
\nsays Giovanni, \u201cbut familiarity with a
\nparticular historic structure and early <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201718 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
evaluations of all possible issues that
\nmay arise go a long way in mitigating
\nproblems that could arise during
\nconstruction. In this case, we did not
\nrun into any major unforeseen problems
\nduring the construction.\u201d<\/p>\n
A GREAT END RESULT
\nAfter four years of caring, meticulous
\nwork, Studio 511 was completed and
\nopened for business in 2013. In 2014,
\nthe project received the Heritage
\nWinnipeg Special President\u2019s Award
\nfor Preservation of a Neighborhood
\nLandmark. According to Giovanni, all of
\nthe time and effort put into the project
\nwas more than worthwhile. \u201cThe feeling
\nthat came with seeing residents going
\ninto and out of the building for the first
\ntime was indescribable,\u201d he says, \u201cas was
\nthe satisfaction we got from knowing
\nthat our company initiated and played
\na major role in giving this 100-year old
\nbuilding a purpose once again.\u201d<\/p>\n
With prices set at levels where the
\nmortgage payments were similar to
\nmonthly rents in the area, the units
\nsold well and only a handful remained
\navailable after completion of the project.
\nAll units were sold very quickly once the
\nproject was completed and four years
\nlater very few appear for resale. If\u00a0and
\nwhen a unit does come up for sale, the
\npricing is certainly higher than the
\noriginal sale price.<\/p>\n
SUMMARY
\nIn order for a project to be successful,
\nthe economics have to work for the
\nproponents who are willing to take on
\nthe risks in redeveloping or adaptively
\nre-using older historic structures. Just as
\nimportant to the success of a project such
\nas this is creativity, knowledge of the
\nstructure and an understanding of how
\nto maximize its potential. <\/p>\n
Unfortunately, there will be times
\nwhen sacrifices to the original intended
\nuse and some of the historic elements
\nbecome necessary in order to save and
\nre-use buildings that appear no longer
\nviable in the role for which they were
\noriginally designed and built. \u201cDecisions
\nto remove historic structures are often
\nmade too quickly without looking at all
\nthe possibilities,\u201d says Giovanni. <\/p>\n
511 River was originally built as a
\ngathering place for people of the same
\nfaith. Today, its role has changed, but
\nit still brings together a community
\nof like-minded people who choose
\nto live in the vibrant neighbourhood
\nof Osborne Village. Even with all
\nthe changes, the building\u2019s historic
\nimportance to the fabric of the
\ncommunity carries on. <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 19Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
www.thorvaldson.ca<\/p>\n
*Adapt\u00e9 d\u2019un expos\u00e9 pr\u00e9sent\u00e9 par Giovanni Geremia, MAA, OAA, AAA, SAA, MRAIC
\nau Congr\u00e8s annuel de 2016 de l\u2019Institut canadien des \u00e9valuateurs \u00e0 Winnipeg<\/p>\n
\u00ab LORSQUE NOUS CONSTRUISONS, CONSTRUISONS
\nPOUR TOUJOURS. QUE CE NE SOIT NI POUR NOTRE
\nAGR\u00c9MENT IMM\u00c9DIAT, NI POUR NOTRE SEUL USAGE.
\nFAISONS UN TRAVAIL TEL QUE NOS DESCENDANTS
\nNOUS EN REMERCIERONT; PENSONS, ALORS QUE
\nNOUS POSONS PIERRE SUR PIERRE, QU\u2019UN JOUR
\nVIENDRA O\u00d9 CES PIERRES SERONT SACR\u00c9ES PARCE
\nQUE NOS MAINS ONT TOUCH\u00c9 LE TEMPS ET QUE LES
\nHOMMES DIRONT, EN REGARDANT L\u2019\u0152UVRE ET LA
\nSUBSTANCE EXTRAITE DE CES PIERRES : \u2018REGARDEZ!
\nVOILA CE QUE NOS P\u00c8RES ONT FAIT POUR NOUS.\u2019 \u00bb <\/p>\n
– John Ruskin, renomm\u00e9 critique d\u2019art anglais de
\nl\u2019\u00e9poque victorienne <\/p>\n
CONTEXTE
\nLa pr\u00e9servation des b\u00e2timents historiques
\nest un objectif honorable \u00e0 une \u00e9poque o\u00f9 la
\ndevise est trop souvent \u00ab\u00a0dehors les vieilleries,
\nplace aux nouveaut\u00e9s.\u00a0\u00bb Malheureusement,
\nces nobles objectifs ne sont pas toujours
\nr\u00e9alisables lorsque la viabilit\u00e9 et la faisabilit\u00e9
\nentrent en jeu. Cette structure est-elle
\npratiquement utilisable? Avons-nous acc\u00e8s
\n\u00e0 l\u2019expertise n\u00e9cessaire pour mener \u00e0 bien
\nun projet de r\u00e9utilisation? Disposons-nous
\nde ressources financi\u00e8res suffisantes pour
\ncompl\u00e9ter ce projet de r\u00e9utilisation et en
\nassurer la viabilit\u00e9? <\/p>\n
Dans le cas du b\u00e2timent historique
\nde Winnipeg connu localement sous le
\nnom de First Church of Christ, Scientist,
\nachev\u00e9 en 1916, la r\u00e9ponse \u00e0 toutes ces
\nquestions \u00e9tait un \u00ab\u00a0oui\u00a0\u00bb retentissant! <\/p>\n
Cet immeuble, situ\u00e9 au 511, chemin
\nRiver dans le quartier Osborne Village
\nde Winnipeg, fut mis en chantier en
\n1910 par la construction du sous-sol et
\ndu rez-de-chauss\u00e9e. Il fut achev\u00e9 en 1916
\nlorsqu\u2019un auditorium fut superpos\u00e9 \u00e0
\nla structure originale. Avec ses fa\u00e7ades
\n\u00e9gales et esth\u00e9tiquement semblables
\naffichant un style classique Beaux-arts, <\/p>\n
R\u00e9utilisation adaptative d\u2019une \u00e9glise
\nD\u00c9CLAR\u00c9E B\u00c2TIMENT HISTORIQUE<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201720 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
le b\u00e2timent a la forme d\u2019une croix
\ngrecque. Soumis, comme tant d\u2019autres
\nb\u00e2timents marquants de moins en moins
\nutilisables et de plus en plus d\u00e9munis de
\nressources, ce qui avait \u00e9t\u00e9 un rep\u00e8re dans
\nla communaut\u00e9 depuis des d\u00e9cennies
\navait un avenir incertain \u00e0 l\u2019arriv\u00e9e
\ndu\u00a021e\u00a0si\u00e8cle.<\/p>\n
En 2008, l\u2019immeuble \u00e9tait
\nd\u00e9saffect\u00e9 depuis d\u00e9j\u00e0 plusieurs ann\u00e9es.
\nLes\u00a0propri\u00e9taires pr\u00e9c\u00e9dents avaient
\ntent\u00e9 de le convertir en condominiums,
\nmais la rentabilit\u00e9 du projet ne semblait
\npas assur\u00e9e. Quand les propri\u00e9taires
\nont demand\u00e9 un permis de d\u00e9molition,
\nle sort de l\u2019immeuble fut soumis \u00e0 un
\nd\u00e9bat\u00a0public. <\/p>\n
NOUVEAU D\u00c9PART
\nC\u2019est alors qu\u2019entrent en sc\u00e8ne Giovanni
\nGeremia et son partenaire en affaires
\nBrian Wall du bureau d\u2019architectes
\ngw architecture inc. Alliant leur
\nconnaissance de l\u2019immeuble et du
\nvoisinage \u00e0 leur cr\u00e9ativit\u00e9 et \u00e0 leur
\npers\u00e9v\u00e9rance, ils se fixent comme
\npremi\u00e8re priorit\u00e9 de s\u2019assurer que le projet
\nest \u00e9conomiquement viable et que des
\ninvestisseurs sont pr\u00eats \u00e0 miser sur son
\navenir. Apr\u00e8s avoir pr\u00e9sent\u00e9 leurs id\u00e9es \u00e0
\nKurtis Sawatzky, pr\u00e9sident de Stonebridge
\nDevelopment Group Ltd., qui connaissait
\net aimait lui aussi le b\u00e2timent, l\u2019achat fut
\ncompl\u00e9t\u00e9 par Stonebridge en 2008. Avec
\nla s\u00e9lection de G & E Homes en tant
\nqu\u2019entrepreneur, le projet, maintenant
\nconnu sous le nom Studio 511, \u00e9tait en
\nvoie de devenir une r\u00e9alit\u00e9. <\/p>\n
Comme l\u2019explique Giovanni,
\n\u00ab\u00a0De\u00a0grands soins et efforts ont \u00e9t\u00e9
\nd\u00e9ploy\u00e9s il y a pr\u00e8s d\u2019un si\u00e8cle pour
\nconstruire cette structure et nous \u00e9tions
\nconvaincus qu\u2019on ne pouvait la d\u00e9clarer
\ninutile simplement \u00e0 cause de son \u00e2ge
\net du fait qu\u2019elle avait perdu sa raison
\nd\u2019\u00eatre originelle. Nous croyons que les
\nb\u00e2timents historiques sont importants
\nparce qu\u2019ils sont une fen\u00eatre sur notre
\npass\u00e9 en tant que soci\u00e9t\u00e9, en tant que
\ncommunaut\u00e9 et en tant qu\u2019individus.
\nLeur pr\u00e9sence nous rappelle notre histoire
\nen nous d\u00e9crivant le cheminement qui <\/p>\n
nous a amen\u00e9s l\u00e0 o\u00f9 nous sommes
\naujourd\u2019hui et comment nous avons
\n\u00e9t\u00e9 transform\u00e9s. D\u00e8s qu\u2019un b\u00e2timent
\ndispara\u00eet, toutes les connexions et les
\nsouvenirs qui s\u2019y rattachent disparaissent
\navec lui.\u00a0\u00bb <\/p>\n
Giovanni et Brian croyaient tous
\ndeux qu\u2019une autre importante raison
\nde trouver une nouvelle vocation
\naux b\u00e2timents historiques a trait \u00e0
\nla protection de l\u2019environnement.
\n\u00c9tant donn\u00e9 qu\u2019une r\u00e8gle cl\u00e9 du
\nd\u00e9veloppement durable consiste \u00e0
\nr\u00e9duire, r\u00e9utiliser et recycler, ils sont
\nd\u2019avis que cette philosophie devrait
\ns\u2019appliquer aux b\u00e2timents aussi bien
\nqu\u2019aux articles de tous les jours comme
\nles cannettes de boissons. Si une
\nstructure est en bon \u00e9tat, pourquoi
\nne pas la r\u00e9utiliser? Pourquoi ne pas
\nfaire appel \u00e0 notre cr\u00e9ativit\u00e9 et talents
\ncollectifs pour permettre \u00e0 un b\u00e2timent
\npeut continuer de servir la soci\u00e9t\u00e9 d\u2019une
\nnouvelle fa\u00e7on. <\/p>\n
LE CONCEPT DE R\u00c9UTILISATION
\nLe concept de r\u00e9utilisation adaptative
\nde l\u2019\u00e9glise \u00e9tait de transformer le <\/p>\n
b\u00e2timent en unit\u00e9s de copropri\u00e9t\u00e9
\ncon\u00e7ues et dimensionn\u00e9es en fonction
\ndes caract\u00e9ristiques d\u00e9mographiques
\nde la communaut\u00e9 d\u2019Osborne
\nVillage. Pour rendre le projet viable,
\nun nombre maximum d\u2019unit\u00e9s \u00e9tait
\nn\u00e9cessaire, ce qui a abouti \u00e0 des plans
\nd\u00e9finitifs pr\u00e9voyant 46 unit\u00e9s d\u2019une
\nchambre. Sachant que les donn\u00e9es
\nd\u00e9mographiques locales indiquent
\nqu\u2019un nombre important de jeunes
\nprofessionnels et de personnes \u00e2g\u00e9es
\nvivaient dans la r\u00e9gion, soit seuls ou
\nen couple, la taille des unit\u00e9s variait de
\n500 pieds carr\u00e9s \u00e0 900 pieds carr\u00e9s et
\nles prix d\u2019achat devaient \u00eatre tels que
\nles paiements hypoth\u00e9caires mensuels
\ncorrespondent au prix des loyers dans
\nles\u00a0installations voisines. <\/p>\n
CONSULTATION PUBLIQUE
\n\u00c9tant donn\u00e9 que le b\u00e2timent \u00e9tait
\nimportant pour le tissu socioculturel du
\nquartier, les r\u00e9sidents voulaient autant
\nque possible qu\u2019il soit conserv\u00e9. Pour ce
\nfaire, gw passa trois mois \u00e0 rencontrer
\ndes intervenants et des fonctionnaires de
\nla ville et \u00e0 organiser une journ\u00e9e portes <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 21Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
ouvertes pour fournir des informations et
\nrecueillir des commentaires. Ce processus
\nde consultation publique et d\u2019engagement
\ndes autorit\u00e9s municipales dans la
\nplanification du projet a rapport\u00e9 des
\ndividendes plus tard lorsque l\u2019audience en
\nvue d\u2019obtenir une variation du zonage est
\ndevenue une simple formalit\u00e9. <\/p>\n
\u00ab\u00a0Quand on propose des changements
\n\u00e0 des structures historiques existantes ou
\nde nouveaux d\u00e9veloppements, il est tr\u00e8s
\nimportant de commencer les discussions
\navec toutes les parties prenantes le plus
\nt\u00f4t possible dans le processus, explique
\nGiovanni. Pour que le projet r\u00e9ussisse,
\nil est crucial de parvenir \u00e0 un consensus
\navant de finaliser les plans.\u00a0\u00bb <\/p>\n
PROBL\u00c8ME DE ZONAGE
\nLe plus grand d\u00e9fi au point de vue du
\nzonage concernait le stationnement
\npouvant \u00eatre offert aux r\u00e9sidents. Le\u00a0site,
\nrestreint dans son espace g\u00e9n\u00e9ral,
\nne pouvait offrir que 21 places de
\nstationnement pour les 46 unit\u00e9s. La\u00a0ville
\nde Winnipeg exigeait un total de 55
\nplaces de stationnement. Pour surmonter
\ncet obstacle, une solution innovante a
\n\u00e9t\u00e9 n\u00e9goci\u00e9e avec le service de zonage
\nen vertu de laquelle les am\u00e9nagistes
\nmettaient \u00e0 la disposition des r\u00e9sidents
\ntrois v\u00e9hicules de covoiturage dans le
\ncadre de l\u2019accord de d\u00e9veloppement.
\nCes\u00a0voitures seraient utilis\u00e9es et g\u00e9r\u00e9es
\npar les r\u00e9sidents. On a constat\u00e9 \u00e9galement <\/p>\n
que seulement 50 % des personnes dans
\nla r\u00e9gion utilisaient des v\u00e9hicules pour se
\nrendre au travail, pr\u00e9f\u00e9rant de s\u2019y rendre \u00e0
\npied, en v\u00e9lo ou par l\u2019une des huit lignes
\nd\u2019autobus desservant le quartier. <\/p>\n
QUESTIONS DE PLANIFICATION
\nMalheureusement, pour sauver le
\nb\u00e2timent, il a fallu d\u00e9molir son
\nremarquable int\u00e9rieur. Les tentatives de
\nsauver l\u2019\u00e9cran de l\u2019orgue et de le r\u00e9utiliser
\ndans le hall ont \u00e9chou\u00e9 en raison de la
\nfragilit\u00e9 du pl\u00e2tre et de la possibilit\u00e9 qu\u2019il
\ncontienne des mati\u00e8res dangereuses. Il n\u2019y
\navait qu\u2019un seul \u00e9tage dans le b\u00e2timent
\nexistant de l\u2019\u00e9glise. Le seul plancher
\n\u00e9tant en pente, il n\u2019\u00e9tait pas possible de
\nl\u2019utiliser dans le nouvel am\u00e9nagement.
\nEssentiellement, le b\u00e2timent existant
\nest devenu une enveloppe \u00e0 l\u2019int\u00e9rieur
\nde laquelle on a construit une nouvelle
\nstructure de cinq \u00e9tages. <\/p>\n
Si l\u2019int\u00e9rieur a d\u00fb \u00eatre d\u00e9moli,
\nl\u2019ext\u00e9rieur s\u2019en est tir\u00e9 consid\u00e9rablement
\nmieux. Afin de conserver le plus possible
\nl\u2019aspect ext\u00e9rieur du b\u00e2timent, les unit\u00e9s
\nont \u00e9t\u00e9 planifi\u00e9es autour des \u00e9l\u00e9ments
\nexistants. Ainsi, les unit\u00e9s centrales sont
\nlongues et \u00e9troites afin de co\u00efncider avec
\nles longues fen\u00eatres en arc. Cela a permis
\n\u00e9galement de r\u00e9duire les dimensions
\ndes \u00e9l\u00e9ments de la charpente en raison
\ndes courtes trav\u00e9es. Les ouvertures pour
\nles fen\u00eatres et portes des unit\u00e9s de coin
\nont \u00e9t\u00e9 perc\u00e9es surtout dans les coins en
\nretrait de la structure afin de maintenir
\nla masse ext\u00e9rieure du b\u00e2timent.
\nDes\u00a0balcons ont \u00e9galement \u00e9t\u00e9 install\u00e9s
\npour les unit\u00e9s de coin. Cinq \u00e9tages <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201722 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
ont \u00e9t\u00e9 construits dans la structure.
\nCependant, sachant que les restrictions
\ndu code du b\u00e2timent ne permettaient que
\nquatre \u00e9tages de construction combustible
\nplus une mezzanine, seule une partie
\ndu cinqui\u00e8me \u00e9tage a \u00e9t\u00e9 utilis\u00e9 comme
\nloft. Le reste de l\u2019espace inutilisable et
\ninaccessible du cinqui\u00e8me \u00e9tage a \u00e9t\u00e9
\nlaiss\u00e9 intact afin de servir de \u00ab\u00a0relique\u00a0\u00bb
\ndu pl\u00e2tre et des d\u00e9tails originaux. <\/p>\n
\u00ab\u00a0Le r\u00e9am\u00e9nagement de b\u00e2timents
\nexistants nous r\u00e9serve toujours des
\nsurprises, explique Giovanni, mais une
\nbonne connaissance d\u2019un b\u00e2timent
\nhistorique donn\u00e9 et de rigoureuses
\n\u00e9valuations pr\u00e9liminaires de toutes les
\nquestions qui pourraient se pr\u00e9senter
\ncontribuent largement \u00e0 att\u00e9nuer les
\nprobl\u00e8mes qui pourraient survenir lors
\nde la construction. Dans le cas qui nous
\noccupe, nous n\u2019avons rencontr\u00e9 aucun
\nprobl\u00e8me majeur impr\u00e9vu pendant la
\nconstruction.\u00a0\u00bb <\/p>\n
UN R\u00c9SULTAT REMARQUABLE
\nApr\u00e8s quatre ans de travail soign\u00e9
\net m\u00e9ticuleux, le Studio 511 a \u00e9t\u00e9
\nachev\u00e9 et mis en exploitation en 2013.
\nEn\u00a02014, le projet a re\u00e7u le Prix sp\u00e9cial
\ndu pr\u00e9sident de Patrimoine Winnipeg
\nen reconnaissance de la pr\u00e9servation
\nd\u2019un point de rep\u00e8re dans un quartier.
\nSelon\u00a0Giovanni, tout le temps et les
\nefforts consacr\u00e9s \u00e0 ce projet valaient le
\ncoup. \u00ab\u00a0Il est impossible de d\u00e9crire le
\nsentiment de voir les r\u00e9sidents entrer
\net sortir du b\u00e2timent pour la premi\u00e8re
\nfois, dit-il, tout comme la satisfaction de
\nsavoir que notre entreprise a contribu\u00e9 <\/p>\n
\u00e0 donner une nouvelle vocation \u00e0 cet
\n\u00e9difice\u00a0centenaire.\u00a0\u00bb<\/p>\n
Les prix ayant \u00e9t\u00e9 fix\u00e9s \u00e0 des niveaux
\no\u00f9 les paiements hypoth\u00e9caires \u00e9taient
\ncomparables aux loyers mensuels dans
\nle quartier, les unit\u00e9s s\u2019envol\u00e8rent
\nrapidement et seulement quelques-unes
\n\u00e9taient encore disponibles \u00e0 la fin du
\nprojet. Toutes les unit\u00e9s se sont vendues
\ntr\u00e8s rapidement une fois que le projet
\nfut achev\u00e9 et, quatre ans plus tard, tr\u00e8s
\npeu de ces unit\u00e9s ont \u00e9t\u00e9 revendues.
\nLe\u00a0prix des rares unit\u00e9s mises en vente
\na \u00e9t\u00e9 nettement plus \u00e9lev\u00e9 que le prix de
\nvente\u00a0initial. <\/p>\n
SOMMAIRE
\nPour qu\u2019un projet r\u00e9ussisse, il faut que
\nles promoteurs acceptent les risques li\u00e9s
\nau r\u00e9am\u00e9nagement ou \u00e0 la r\u00e9utilisation
\nadaptative d\u2019anciennes structures
\nhistoriques en raison de la viabilit\u00e9
\n\u00e9conomique. Toutes aussi importantes
\npour la r\u00e9ussite d\u2019un projet comme
\ncelui-ci sont la cr\u00e9ativit\u00e9, la connaissance <\/p>\n
de la structure et la compr\u00e9hension de
\nla fa\u00e7on d\u2019en maximiser le potentiel. <\/p>\n
Malheureusement, il est parfois
\nn\u00e9cessaire de sacrifier l\u2019usage original
\npr\u00e9vu et certains \u00e9l\u00e9ments historiques
\nafin de sauvegarder et de r\u00e9utiliser
\nles b\u00e2timents qui ne sont plus viables
\ndans le r\u00f4le pour lequel ils ont \u00e9t\u00e9
\ncon\u00e7us et construits \u00e0 l\u2019origine. \u00ab\u00a0Les
\nd\u00e9cisions d\u2019enlever des structures
\nhistoriques sont souvent faites
\nrapidement sans examen de toutes les
\npossibilit\u00e9s\u00a0\u00bb, explique Giovanni. <\/p>\n
Le 511, chemin River a \u00e9t\u00e9
\nconstruit \u00e0 l\u2019origine comme lieu de
\nrassemblement pour les personnes
\nde m\u00eame foi. Aujourd\u2019hui, son r\u00f4le a
\nchang\u00e9, mais il rassemble encore une
\ncommunaut\u00e9 de personnes partageant
\nles m\u00eames id\u00e9es qui choisissent de
\nvivre dans le dynamique quartier
\nd\u2019Osborne Village. Malgr\u00e9 tous
\nles changements qu\u2019il a subis, ce
\nb\u00e2timent historique demeure au c\u0153ur
\nde la communaut\u00e9. <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 23Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
A s appraisers across Canada strive to broaden their services and strengthen their
\npositions as the \u2018professional appraisers
\nof choice,\u2019 working closely with end
\nusers of our services is a vital part of the
\nprocess. In\u00a0Manitoba, that is exactly what
\ntranspired through collaborative efforts
\nbetween the Appraisal Institute of Canada
\n(AIC) and the Manitoba provincial
\ngovernment\u2019s Land Titles Office (LTO),
\nwhich is part of The Property Registry
\nthat is operated by Teranet Manitoba LP. <\/p>\n
According to Deana Halladay, CRA
\nand AIC Standards Committee member
\nwho took a lead role in this important
\nprocess, \u201cA number of years back, the
\nLTO had worked with AIC Manitoba to
\ndevelop Terms of Reference for Residential
\nAppraisal Reports that the LTO used
\nfor foreclosures. The Registrar General
\nRules for Mortgage Sale and Foreclosure
\nProceedings specifically named AIC
\ndesignated members as the exclusive
\nproviders of this service to the LTO,
\nunless no appraiser is available, such
\nas in a remote area. When it comes to
\nimportant property valuations related to
\npower of sale, foreclosures, land transfer
\ntax calculations, etc., LTO has high
\nexpectations for the quality of reporting
\nand it is up to our members to meet the
\nexpectations of this specific client.\u201d <\/p>\n
In describing how this current
\ncollaboration came about, Irv Simmonds,
\nDeputy District Registrar for the
\nWinnipeg Land Titles Office says,
\n\u201cThe\u00a0LTO had referred two appraisals
\nto Gord Tomiuk (AACI, P. App., Fellow)
\nfor review and discussion in October
\nof\u00a02016. Gord suggested that we consider
\nreviewing and updating the requirements
\nwhich dated back to\u00a02006.\u201d <\/p>\n
A meeting was scheduled with the
\nManitoba Advocate, Darrell Thorvaldson,
\nAIC National Director and then Chair
\nof the Standards Committee. Darrell,
\nalong with Deana Halladay, met with
\nLTO representatives to get a better
\nunderstanding of their requirements
\nand expectations.<\/p>\n
explanation in situations where, for
\nexample, there may be a very low number
\nof sales in remote areas over an extended
\ntime period. The appraisals also needed
\nto include additional sales history on
\ncomparable sales where situations like
\nforeclosures were involved. <\/p>\n
\u201cIt was obvious that we had to raise
\nthe quality of our reports,\u201d says Deana,
\nwho set about reviewing the minimum
\nreporting requirements outlined in
\nthe Canadian Uniform Standards of
\nProfessional Appraisal Practice (CUSPAP)
\nand reviewed what reporting requirements
\nother organizations such as private lenders
\nand B lenders had in place. This included
\nreaching out to the provincial advocates to
\nsee what provincial legislation was in place
\nacross Canada and if they could provide
\nany relevant information. <\/p>\n
In the latter case, Sheila Roy, AIC\u2019s
\nDirector of Communications, contacted
\nthe various provinces seeking the input
\nDeana was hoping to get. Amazingly, the
\nfeedback came within a couple of days.
\n\u201cIt was quite remarkable,\u201d says Deana.
\n\u201cIt demonstrated the kind of internal
\nadvocacy and teamwork that can work
\ncollaboratively to make all of us better at
\nwhat we do.\u201d<\/p>\n
\u201cThe entire process with the LTO
\nwent extremely well,\u201d says Darrell.
\n\u201cOpen discussions on a wide number
\nof issues were held with Barry Effler,
\nRegistrar-General of Manitoba; Joseph
\nImbrogno, District Registrar for the
\nPortage la Prairie (MB) LTO; Tyler Watt,
\nDistrict Registrar for the Dauphin (MB)
\nLTO; and Aimee Warkentin and Irv
\nSimmonds, Deputy District Registrars
\nfor Winnipeg. Everyone was committed
\nto designing, building, implementing
\nand managing this initiative.\u00a0We reached <\/p>\n
Advocacy and collaboration
\nplay major roles in LTO\u2019s <\/p>\n
ongoing relationship with appraisers<\/p>\n
As Darrell states, \u201cIt was clear to
\nme that the AIC must never become
\ncomplacent in our key stakeholder
\nrelationships.\u00a0The risks and uncertainties
\npresented with the status quo had to be
\naddressed in order to bring necessary
\nchanges.\u00a0There are those who roll their
\neyes when the topic of strategic planning
\ncomes up, but this was exactly what has
\nbeen identified in the AIC Strategic Plan.
\nIt was an opportunity to bring a tangible,
\nnet positive result in-line with the vision
\nand strategic goals of both the LTO and
\nthe AIC.\u201d\u00a0 \u00a0<\/p>\n
Some of LTO\u2019s concerns included
\nensuring that declared values for
\nproperties were accurate and realistic.
\nThe\u00a0discussions also involved the time
\nframe for comparative sales. This\u00a0changed
\nfrom four months to up to six months,
\nunless accompanied by a reasonable <\/p>\n
This is an example of
\nthe AIC working with
\nour industry partners
\nand our members to <\/p>\n
improve communication
\nin a collaborative,
\nconstructive and <\/p>\n
positive way.<\/p>\n
\u201c<\/p>\n
\u201d<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201724 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
a new equilibrium by simply adjusting
\nappraisal terms of reference, having
\nintentional and deliberate conversations
\non how we can eliminate specific
\nannoyances and improve our member\u2019s
\nunderstanding \u2013 as well as the lawyers
\nrequesting the appraisals \u2013 that the
\nintended users of these reports require
\nextensive research and detailed analysis.
\nWe worked together to identify clear
\nscope of work requirements necessary
\nto ensure consistent, supportable and
\ncredible assignment results.\u00a0Then, we
\ncommunicated these requirements to
\nour members to help them understand
\nspecific expectations.\u201d<\/p>\n
Armed with the information they
\nneeded, Darrell and Deana put together a
\nseries of drafts updating the requirements
\nfor residential form appraisals. Main-
\ntaining an open dialogue with LTO
\nrepresentatives throughout the process,
\nit all came together in a set of guidelines
\nfor AIC members to refer to when
\ncompleting appraisals for the\u00a0LTO.
\nThis\u00a0subsequently led to Deana\u2019s
\npresentation of a \u2018lunch and learn\u2019
\nseminar delivered in Winnipeg and a
\nwebinar entitled Beyond the First Mortgage
\nFinancing Appraisal. <\/p>\n
\u201cAt the time, Darrell Thorvaldson
\nwas the Chair of the AIC Standards
\nCommittee, so it was an ideal situation,\u201d
\nsays Deana. \u201cDarrell and I were able <\/p>\n
to react quickly in order to meet the
\nchallenge and get the job done efficiently.
\nIt is an excellent example of appraisers
\ncoming together, sharing knowledge and
\nadvocating with others to ensure that we
\nare indeed \u2018the professionals of choice.\u2019\u201d<\/p>\n
Although these guidelines were
\ndeveloped specifically for the LTO, they
\ncan also be utilized by AIC members
\nwhen completing work with the intended
\nuse being for possible sale purposes,
\ndivorce\/family property accounting
\nmatters, estate work, etc. CUSPAP sets
\nout the minimum requirements for
\nappraisals. However, each assignment
\nshould be completed with the intended
\nuser and intended use in mind. <\/p>\n
Deana also believes that there
\nwill be a very positive uptake on this.
\n\u201cWhile\u00a0foreclosure work may not be
\nin high demand,\u201d she says, \u201cit is an
\nopportunity for appraisers to expand
\ntheir comfort zone and their services.
\nHigher\u00a0reporting standards, including
\nample analysis, enables us as AIC
\nmembers to raise the level of work
\nthat we do and ensure that our clients
\ncontinue looking to us to provide the
\nreports they\u00a0require.\u201d<\/p>\n
Darrell firmly believes that it was
\na genuine privilege to be part of this
\nentire process.\u00a0\u201cOur two organizations
\nare committed to protecting the public,\u201d
\nhe says, \u201cand this process demonstrated <\/p>\n
connected leadership with the shared
\nattitude of focusing on possibilities
\nrather than magnifying problems.
\nWe\u00a0now have a mechanism for turning
\nisolated appraisal interactions into a
\nconnected experience, as we are both
\ncommitted to revisiting this issue
\non a regular basis.\u00a0We know that we
\nmust incorporate flexibility to make
\ncorrections, but we are staying the
\ncourse with this comprehensive approach
\nthat also accommodates particular
\nvaluation\u00a0circumstances.\u201d\u00a0 \u00a0<\/p>\n
From the LTO\u2019s perspective, Irv
\nSimmonds states, \u201cWith open discussions
\nbetween both parties, the entire review
\nprocess was excellent. LTO very much
\nappreciates the ongoing dialogue it has
\nhad with the AIC for many years and its
\ncontinued collaboration in reviewing and
\ndiscussing appraisals for LTO purposes.\u201d<\/p>\n
According to Darrell, \u201cThis is an
\nexample of the AIC working with our
\nindustry partners and our members
\nto improve communication in a
\ncollaborative, constructive and positive
\nway. You cannot collaborate unless you
\nagree on the problem.\u00a0In a world where
\neveryone is busy, we showed the benefits
\nthat can be found by exploring the
\nissues, defining the elements within each
\nissue, discovering options available and
\nthen choosing the path forward, all with
\nprofessional collegiality.\u201d <\/p>\n
The collaborative team: Deana Halladay, CRA; Irv Simmonds, Deputy District Registrar \u2013 Winnipeg LTO; Joseph Imbrogno, District Registrar \u2013 <\/p>\n
Portage la Prairie (MB) LTO; Aimee Warkentin, Deputy District Registrar \u2013 Winnipeg LTO; and Darrell Thorvaldson, AACI, P. App. <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 25Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
La d\u00e9fense des int\u00e9r\u00eats et la collaboration
\njouent des r\u00f4les majeurs dans les <\/p>\n
relations du BTF avec les \u00e9valuateurs <\/p>\n
A mesure que les \u00e9valuateurs de partout au Canada s\u2019efforcent d\u2019\u00e9largir leurs services et de
\nrenforcer leurs positions en tant qu’
\n\u00ab\u00a0\u00e9valuateurs professionnels de choix\u00a0\u00bb, un
\n\u00e9l\u00e9ment essentiel du processus consiste \u00e0
\ntravailler en \u00e9troite collaboration avec les
\nutilisateurs des produits finis que nous
\noffrons. Au Manitoba, c\u2019est exactement ce
\nqui ressort des efforts concert\u00e9s de l\u2019Institut
\ncanadien des \u00e9valuateurs (ICE) et du Bureau
\ndes titres fonciers (BTF) du gouvernement
\nprovincial du Manitoba, qui fait maintenant
\npartie de l\u2019Office d\u2019enregistrement des titres
\net des instruments exploit\u00e9s par Teranet
\nManitoba\u00a0LP. <\/p>\n
Selon Deana Halladay, CRA, membre du
\nComit\u00e9 des normes de l\u2019ICE, qui a jou\u00e9 un
\nr\u00f4le de premier plan dans cette importante
\nd\u00e9marche\u00a0: \u00ab\u00a0Il y a quelques ann\u00e9es, le
\nBTF a travaill\u00e9 avec l\u2019ICE du Manitoba \u00e0
\n\u00e9laborer un Mandat des rapports d\u2019\u00e9valuation
\nr\u00e9sidentielle utilis\u00e9 par le BTF dans les
\ncas de forclusion. Les R\u00e8gles du registraire
\ng\u00e9n\u00e9ral r\u00e9gissant la vente d\u2019hypoth\u00e8ques et les
\nproc\u00e9dures de saisie hypoth\u00e9caire nommaient
\nexpress\u00e9ment les membres d\u00e9sign\u00e9s de l\u2019ICE
\ncomme fournisseurs exclusifs de ce service au
\nBTF, sauf si aucun \u00e9valuateur n\u2019est disponible,
\npar exemple dans une r\u00e9gion \u00e9loign\u00e9e.
\nQuand il s\u2019agit de l\u2019\u00e9valuation de propri\u00e9t\u00e9s
\nimportantes relativement \u00e0 l\u2019exercice du
\npouvoir de vente, aux saisies, aux calculs des
\ntaxes sur les transferts fonciers, etc., le BTF
\ns\u2019attend \u00e0 des rapports d\u2019\u00e9valuation de tr\u00e8s
\ngrande qualit\u00e9 et c\u2019est \u00e0 nos membres qu\u2019il
\nincombe de r\u00e9pondre aux attentes de ce
\nclient\u00a0sp\u00e9cifique.\u00a0\u00bb <\/p>\n
D\u00e9crivant le cheminement de cette
\ncollaboration, Irv Simmonds, registraire
\nadjoint du bureau des titres fonciers de
\nWinnipeg, explique\u00a0: \u00ab\u00a0Le BTF avait confi\u00e9
\ndeux \u00e9valuations \u00e0 Gord Tomiuk (AACI, <\/p>\n
P. App., Fellow) aux fins d\u2019examen et de
\ndiscussion en octobre 2016. Gordon nous
\nsugg\u00e9ra alors d\u2019examiner et d\u2019actualiser les
\nexigences qui dataient de 2006.\u00a0\u00bb \u00a0 <\/p>\n
Une r\u00e9union fut organis\u00e9e avec
\nle repr\u00e9sentant du Manitoba, Darrell
\nThorvaldson, directeur national de l\u2019ICE,
\nqui \u00e9tait alors pr\u00e9sident du Comit\u00e9 des
\nnormes. Darrell, en compagnie de Deana
\nHalladay, a rencontr\u00e9 des repr\u00e9sentants
\ndu BTF pour mieux comprendre leurs
\nexigences et leurs\u00a0attentes. <\/p>\n
d\u00e9clar\u00e9es pour les propri\u00e9t\u00e9s \u00e9taient exactes et
\nr\u00e9alistes. Les discussions ont \u00e9galement port\u00e9 sur
\nla p\u00e9riode de r\u00e9f\u00e9rence des ventes comparatives.
\nLa p\u00e9riode est pass\u00e9e de quatre mois \u00e0 six mois,
\nsauf lorsque la vente \u00e9tait accompagn\u00e9e d\u2019une
\nexplication raisonnable dans des situations o\u00f9, par
\nexemple, il pourrait y avoir un tr\u00e8s faible nombre
\nde ventes dans des r\u00e9gions \u00e9loign\u00e9es pendant
\nune p\u00e9riode prolong\u00e9e. Les \u00e9valuations devaient
\ninclure \u00e9galement des ant\u00e9c\u00e9dents de ventes
\nsuppl\u00e9mentaires de ventes comparables o\u00f9 des
\nsituations comme les saisies \u00e9taient en cause. <\/p>\n
\u00ab\u00a0Il \u00e9tait \u00e9vident que nous devions am\u00e9liorer
\nla qualit\u00e9 de nos rapports\u00a0\u00bb, explique Deana, qui
\nentreprit alors d\u2019examiner les exigences minimales
\nen mati\u00e8re de rapports \u00e9nonc\u00e9es dans les Normes
\nuniformes de pratique professionnelle en mati\u00e8re
\nd\u2019\u00e9valuation au Canada (NUPPEC) et de passer en
\nrevue les exigences minimales en la mati\u00e8re mises
\nen place par d\u2019autres organisations, y compris les
\npr\u00eateurs priv\u00e9s et les pr\u00eateurs\u00a0B. Cette recherche
\ncomprenait \u00e9galement une consultation des
\nrepr\u00e9sentants des autres provinces afin d\u2019\u00e9tudier
\nles lois provinciales en vigueur dans l\u2019ensemble
\ndu Canada et de recueillir tous les autres
\nrenseignements pertinents. <\/p>\n
Dans ce dernier cas, Sheila Roy, directrice
\ndes communications de l\u2019ICE, a contact\u00e9
\nles diff\u00e9rentes provinces pour obtenir les
\ncommentaires que Deana esp\u00e9rait obtenir. \u00c0 son
\ngrand \u00e9tonnement, Deana re\u00e7ut des r\u00e9ponses
\nen quelques jours seulement. \u00ab\u00a0Ce fut tout \u00e0
\nfait remarquable, dit-elle. \u00c7a nous d\u00e9montre
\ncomment la d\u00e9fense de nos int\u00e9r\u00eats et le travail
\nen \u00e9quipe nous permettent de travailler en
\ncollaboration afin de nous rendre tous meilleurs
\ndans ce que nous faisons.\u00a0\u00bb <\/p>\n
\u00ab\u00a0L\u2019ensemble du processus avec le BTF s\u2019est
\ntr\u00e8s bien pass\u00e9, explique Darrell. Nous avons eu
\ndes discussions ouvertes sur un grand nombre
\nde questions avec Barry Effler, registraire g\u00e9n\u00e9ral
\ndu Manitoba, Joseph Imbrogno, registraire du
\ndistrict de Portage la Prairie (MB), Tyler Watt, <\/p>\n
Nous avons ici un
\nexemple de ce que peut
\nfaire l\u2019ICE, en travaillant <\/p>\n
avec nos partenaires
\nde l\u2019industrie et nos <\/p>\n
membres, pour am\u00e9liorer
\nla communication de
\nmani\u00e8re collaborative, <\/p>\n
constructive et positive.<\/p>\n
\u00ab<\/p>\n
\u00bb
\nComme l\u2019affirme Darrell, \u00ab\u00a0il \u00e9tait clair <\/p>\n
pour moi que l\u2019ICE ne doit jamais devenir
\ncomplaisant dans nos relations avec les
\nprincipaux intervenants. Les risques et
\nles incertitudes li\u00e9s au statu quo devaient
\n\u00eatre pris en compte afin d\u2019apporter les
\nchangements n\u00e9cessaires. Il y en a qui
\ns\u2019impatientent quand on aborde la question
\nde la planification strat\u00e9gique, mais c\u2019\u00e9tait
\nexactement ce qui avait \u00e9t\u00e9 identifi\u00e9
\ncomme priorit\u00e9 dans le Plan strat\u00e9gique
\nde l\u2019ICE. Nous ne pouvions laisser passer
\nl\u2019occasion d\u2019apporter un r\u00e9sultat concret
\net positif align\u00e9 sur la vision et les objectifs
\nstrat\u00e9giques du BTF et de l\u2019ICE.\u00a0<\/p>\n
Certaines pr\u00e9occupations du BTF
\nconsistaient \u00e0 s\u2019assurer que les valeurs <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201726 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Les collaborateurs de l\u2019\u00e9quipe : Deana Halladay, CRA; Irv Simmonds, registraire adjoint du district de Winnipeg du BTF; Joseph Imbrogno, registraire
\ndu district de Portage la Prairie du BTF; Aimee Warkentin, registraire adjointe du district de Winnipeg du BTF; et Darrell Thorvaldson, AACI, P. App. <\/p>\n
registraire du district de Dauphin (MB) et
\nAimee Warkentin et Irv Simmonds, registraires
\nde district adjoints pour Winnipeg. Tous
\nse sont engag\u00e9s \u00e0 concevoir, construire,
\nmettre en \u0153uvre et g\u00e9rer cette initiative.
\nNous avons atteint un nouvel \u00e9quilibre
\nen ajustant simplement le mandat des
\n\u00e9valuateurs, en discutant intentionnellement et
\nd\u00e9lib\u00e9r\u00e9ment de la fa\u00e7on dont nous pouvons
\n\u00e9liminer certains irritants et en am\u00e9liorant la
\ncompr\u00e9hension de nos membres \u2013 ainsi que
\ncelle des avocats demandant les \u00e9valuations \u2013 \u00e0
\nsavoir que les utilisateurs pr\u00e9vus de ces rapports
\ns\u2019attendent \u00e0 une recherche approfondie et
\n\u00e0 une analyse d\u00e9taill\u00e9e. Nous avons travaill\u00e9
\nensemble \u00e0 d\u00e9finir clairement les exigences
\nde port\u00e9e du travail \u00e0 mettre en place pour
\ngarantir des r\u00e9sultats de contrats de services
\ncoh\u00e9rents, soutenables et cr\u00e9dibles. Nous
\navons ensuite communiqu\u00e9 ces exigences \u00e0
\nnos membres pour les aider \u00e0 comprendre les
\nattentes sp\u00e9cifiques.\u00a0\u00bb <\/p>\n
Arm\u00e9s de l\u2019information dont ils avaient
\nbesoin, Darrell et Deana ont mis au point
\nune s\u00e9rie d\u2019\u00e9bauches mettant \u00e0 jour les
\nexigences relatives aux formulaires d\u2019\u00e9valuation
\nr\u00e9sidentielle. En maintenant un dialogue
\nouvert avec les repr\u00e9sentants du BTF tout au
\nlong du processus, ils ont r\u00e9ussi \u00e0 regrouper
\nle tout dans un ensemble de lignes directrices
\nauxquelles les membres de l\u2019ICE pourraient se
\nr\u00e9f\u00e9rer lors de l\u2019ex\u00e9cution d\u2019\u00e9valuations pour
\nle BTF. Cela a permis \u00e0 Deana de pr\u00e9senter
\nun expos\u00e9 \u00e0 Winnipeg et un webinaire intitul\u00e9
\nBeyond the First Mortgage Financing Appraisal. <\/p>\n
\u00ab\u00a0\u00c0 l\u2019\u00e9poque, Darrell Thorvaldson \u00e9tait
\npr\u00e9sident du Comit\u00e9 des normes de l\u2019ICE,
\nune situation id\u00e9ale, explique Deana. <\/p>\n
Darrell\u00a0et moi avons pu r\u00e9agir rapidement
\nafin de relever le d\u00e9fi et de faire le
\ntravail efficacement. C\u2019est un excellent
\nexemple de ce que peuvent accomplir les
\n\u00e9valuateurs quand ils font \u00e9quipe, qu\u2019ils
\npartagent leurs connaissances et qu\u2019ils font
\nfront commun pour s\u2019assurer que nous
\nsommes effectivement les professionnels
\nde choix.\u00a0\u00bb <\/p>\n
Bien que ces lignes directrices aient
\n\u00e9t\u00e9 \u00e9labor\u00e9es sp\u00e9cifiquement pour le
\nBTF, les membres de l\u2019ICE peuvent les
\nutiliser \u00e9galement lorsqu\u2019ils effectuent
\nun travail dont l\u2019utilisation pr\u00e9vue est \u00e0
\ndes fins de vente, dans des cas de divorce
\nou de succession, etc. Les\u00a0NUPPEC
\n\u00e9tablissent les exigences minimales pour
\nles \u00e9valuations. Cependant, chaque
\ncontrat de service devrait \u00eatre effectu\u00e9 en
\ntenant compte de l\u2019utilisateur pr\u00e9vu et de
\nl\u2019utilisation\u00a0pr\u00e9vue. <\/p>\n
Deana croit \u00e9galement que ce travail
\nsera tr\u00e8s bien accueilli. \u00ab\u00a0Bien que le travail
\nde forclusion ne soit pas tr\u00e8s en demande,
\ndit-elle, c\u2019est une opportunit\u00e9 pour les
\n\u00e9valuateurs d\u2019\u00e9largir leur zone de confort
\net leurs services. Des normes plus \u00e9lev\u00e9es
\nen mati\u00e8re de rapports, y compris une
\nanalyse approfondie, nous permettent, en
\ntant que membres de l\u2019ICE, de rehausser
\nle travail que nous faisons et de veiller \u00e0 ce
\nque nos clients continuent de compter sur
\nnous pour leur fournir les rapports dont ils
\nont\u00a0besoin.\u00a0\u00bb <\/p>\n
Darrell croit fermement que ce
\nfut un v\u00e9ritable privil\u00e8ge que de faire
\npartie de tout ce processus. \u00ab\u00a0Nos deux
\norganisations se sont engag\u00e9es \u00e0 prot\u00e9ger le <\/p>\n
public, dit-il, et cette d\u00e9marche a fait ressortir
\nla pr\u00e9sence d\u2019un leadership branch\u00e9 ayant
\nen commun le d\u00e9sir de se concentrer sur les
\npossibilit\u00e9s plut\u00f4t que sur les probl\u00e8mes.
\nNous avons maintenant un m\u00e9canisme qui
\nnous permet de transformer les interactions
\nd\u2019\u00e9valuation isol\u00e9es en une exp\u00e9rience
\nconnect\u00e9e, puisque nous nous engageons
\ntous les deux \u00e0 r\u00e9examiner r\u00e9guli\u00e8rement
\ncette question. Nous savons que nous devons
\nfaire preuve de souplesse pour apporter
\ndes corrections, mais nous maintenons
\nle cap gr\u00e2ce \u00e0 cette approche globale qui
\ntient \u00e9galement compte des circonstances
\nd\u2019\u00e9valuation particuli\u00e8res.\u00a0\u00bb<\/p>\n
Dans l\u2019optique du BTF, Irv Simmonds
\nd\u00e9clare\u00a0: \u00ab\u00a0En raison des discussions ouvertes
\nentre les deux parties, tout le processus
\nd\u2019examen a \u00e9t\u00e9 excellent. Le\u00a0BTF appr\u00e9cie
\ngrandement le dialogue continu qu\u2019il
\nentretient avec l\u2019ICE depuis de nombreuses
\nann\u00e9es et sa collaboration continue pour
\nexaminer et discuter des \u00e9valuations aux
\nfins\u00a0du BTF.\u00a0\u00bb <\/p>\n
\u00ab\u00a0Nous avons ici, selon Darrell, un
\nexemple de ce que peut faire l\u2019ICE, en
\ntravaillant avec nos partenaires de l\u2019industrie
\net nos membres, pour am\u00e9liorer la
\ncommunication de mani\u00e8re collaborative,
\nconstructive et positive. Il\u00a0est impossible de
\ncollaborer quand on ne s\u2019entend pas sur un
\nprobl\u00e8me. Dans\u00a0un monde occup\u00e9 comme le
\nn\u00f4tre, nous avons fait ressortir les avantages
\nque l\u2019on peut retirer \u00e0 explorer les probl\u00e8mes,
\n\u00e0 d\u00e9finir les \u00e9l\u00e9ments de chaque probl\u00e8me, \u00e0
\nd\u00e9couvrir les options disponibles et \u00e0 choisir
\nla marche \u00e0 suivre, le tout dans un esprit de
\ncoll\u00e9gialit\u00e9\u00a0professionnelle.\u00a0\u00bb <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 27Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
An AIC Member may be asked to prepare an expert report in
\nanticipation of a dispute over real <\/p>\n
property, be it a marital dispute, <\/p>\n
a dispute between landlord and <\/p>\n
tenant, or a dispute with respect to <\/p>\n
the assessment or the expropriation <\/p>\n
of property. In this article, I intend to explore <\/p>\n
three general issues:<\/p>\n
1. What are your duties to the court if you testify <\/p>\n
as an expert witness? <\/p>\n
2. Does your duty to the court take priority over <\/p>\n
your duty to the client? <\/p>\n
3. What involvement, if any, is it appropriate <\/p>\n
for a lawyer to have with respect to the <\/p>\n
preparation of your report?<\/p>\n
Duty to the client versus duty to the court: <\/p>\n
The fine line of lawyer
\ninvolvement in the stages of <\/p>\n
drafting an expert report<\/p>\n
WHAT TAKES
\nPRIORITY?<\/p>\n
1. WHAT ARE YOUR DUTIES TO THE COURT
\nIF YOU TESTIFY AS AN EXPERT WITNESS?
\nThe Canadian Uniform Standards of Professional Appraisal
\nPractice (CUSPAP) requires you to identify the client and the
\nintended user in your reports. How does this apply to reports
\nthat are intended for use before a tribunal?<\/p>\n
I will start this discussion with the underlying principles
\nrelated to expert evidence. You will be qualified as an expert
\nin appraisal matters and, as such, certain principles and
\nexceptions\u00a0apply. <\/p>\n
One of the leading cases is Moore v. Getahun, 2015 ONCA\u00a055.
\nThe court held that expert evidence constitutes \u201can exception
\nto the rule that witnesses may only testify as to facts, not
\nopinions, and that it is the exclusive prerogative of the judge
\nto draw inferences from proven facts.\u201d The expert witness may
\nprovide facts as well as an opinion based upon the proven facts.
\nThis\u00a0exception will apply to appraisers acting as expert witnesses. <\/p>\n
By Antoine Hacault, Barrister & Solicitor<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201728 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
The expert appraiser witness has specialized knowledge and
\nthis knowledge can assist a decision maker in determining
\nthe implications of all of the data presented, where a decision
\nmaker may not have the knowledge or competence to draw the
\nnecessary inferences unaided by their expertise. <\/p>\n
The question arises as to how we ensure that appraisers offer
\nan unbiased expert opinion based on the proven facts to the
\ncourts. Various tribunals have instituted requirements with
\nrespect to expert witnesses testifying before their tribunals.<\/p>\n
While the requirements vary from province to province, and
\nsome provinces do not even have requirements, an example of a
\ndeclaration that you might have to sign as part of your retainer
\nis as follows:<\/p>\n
ACKNOWLEDGMENT OF EXPERT\u2019S DUTY<\/p>\n
1.\u00a0 My name is ……………………………………………….. (name).
\nI live at ………………………………… (city), in the …………….
\n……………… (province) of …………………………….(Country).<\/p>\n
2.\u00a0 I have been engaged by or on behalf of ………………………..
\n(name of party\/parties) to provide evidence in relation to
\nthe above-noted court proceeding.<\/p>\n
3.\u00a0 I acknowledge that it is my duty to provide evidence in
\nrelation to this proceeding as follows:
\n(a) to provide opinion evidence that is fair, objective and <\/p>\n
non-partisan;
\n(b) to provide opinion evidence that is related only to <\/p>\n
matters that are within my area of expertise; and
\n(c) to provide such additional assistance as the court may <\/p>\n
reasonably require, to determine a matter in issue.<\/p>\n
4.\u00a0 I acknowledge that the duty referred to above prevails over
\nany obligation that I may owe to any party by whom or on
\nwhose behalf I am engaged.<\/p>\n
Date: Signature:<\/p>\n
(A copy of this form and more resources are available at
\nwww.aicanada.ca\/professional-practice\/expert-witness-resources)<\/p>\n
2. DOES YOUR DUTY TO THE COURT TAKE
\nPRIORITY OVER YOUR DUTY TO THE CLIENT?
\nYou will note that, although the wording acknowledges that
\nyou have been hired by one party to the dispute, it goes further
\nto indicate that it is your duty to provide your opinion in a
\nfair, objective and non-partisan way and, more importantly, to
\nprovide such assistance as the court may reasonably require,
\nto determine a matter in issue.<\/p>\n
Therefore, although the client is usually the person for
\nwhom you render professional services, the intended users
\nin litigation are the client and the tribunal, with the added
\ntwist that the duty to the tribunal takes priority. You are
\nexpected to acknowledge that the duty to the tribunal
\nprevails over any obligation that you, as an appraiser,
\nowe to your client. This\u00a0is the expectation of tribunals,
\nirrespective of whether you have included the statement
\nas part of your retainer. It\u00a0is my recommendation that, if
\na tribunal does not require a statement similar to the one
\nprovided in this article, on your own accord, you should
\nincorporate a similar statement as part of your\u00a0retainer.<\/p>\n
3. WHAT INVOLVEMENT, IF ANY, IS IT
\nAPPROPRIATE FOR A LAWYER TO HAVE
\nWITH RESPECT TO THE PREPARATION OF
\nYOUR REPORT?
\nIn Moore v. Getahun, 2015 ONCA 55, the court reiterated the
\nfollowing Common Law principles that are considered to be
\ngeneral rules:<\/p>\n
1. Expert evidence presented to the court should be,
\nand should be seen to be, the independent product of
\nthe expert uninfluenced as to form or content by the
\nexigencies of litigation.<\/p>\n
2. An expert witness should provide independent
\nassistance to the court by way of objective, unbiased
\nopinion in relation to matters within his expertise
\n[citation omitted]. An expert witness\u2026 should never
\nassume the role of an advocate. (para.52)<\/p>\n
In Ontario, there is a fairly extensive guide which sets out
\nthe role of a lawyer in relation to experts and their reports.
\nIt\u00a0can be found at: http:\/\/www.advocates.ca\/assets\/files\/pdf\/The_
\nAdvocates_Society-Principles_Governing_Communications_
\nwith_Testifying_Experts_3_sep18.pdf<\/p>\n
It is my view that the following guiding principles
\noutlined in that guide reflect best practice.<\/p>\n
A lawyer has a duty to present appraisal evidence that is:
\n(i) relevant to the matters at issue in the proceeding <\/p>\n
in\u00a0question;
\n(ii) reliable; and
\n(iii) clear and comprehensible. <\/p>\n
An appropriate degree of consultation with testifying
\nappraisers is essential to fulfilling this duty in many cases.
\nA\u00a0lawyer may, therefore, consult with appraisers, and
\nprepare appraisers to testify as expert witnesses during
\ntrials or hearings. A lawyer is not required to abandon the
\npreparation of a report or affidavit entirely to an appraiser,
\nand instead can provide appropriate advice regarding the
\nformat and content of a report or affidavit before it is finalized
\nand\u00a0delivered.<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 29Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
http:\/\/www.aicanada.ca\/professional-practice\/expert-witness-resources
\nhttp:\/\/www.advocates.ca\/assets\/files\/pdf\/The_Advocates_Society-Principles_Governing_Communications_with_Testifying_Experts_3_sep18.pdf<\/p>\n
At the outset of any engagement with an appraiser, the
\nappraiser should ensure that the lawyer provides complete
\ninformation regarding his\/her role and the nature and expectations
\nof an expert\u2019s duties, especially the requirements of independence
\nand\u00a0objectivity. <\/p>\n
A lawyer should ensure that an appraiser has a clear
\nunderstanding of the issue on which the appraiser has been asked
\nto opine. A lawyer should also ensure that the appraiser is provided
\nwith all documentation and information relevant to the issue on
\nwhich he or she has been asked to opine, regardless of whether
\nthat documentation or information is helpful or harmful to the
\nclient\u2019s\u00a0case. <\/p>\n
In fulfilling the lawyer\u2019s duty to present clear, comprehensible
\nand relevant expert evidence, the lawyer should not communicate
\nwith an appraiser in any manner likely to interfere with the
\nappraiser\u2019s duties of independence and\u00a0objectivity. <\/p>\n
The appropriate degree of consultation between a lawyer and
\nan appraiser who will testify as an expert will depend on
\nthe nature and complexity of the case in
\nquestion, the level of experience of
\nthe appraiser, the nature of the
\nappraiser\u2019s expertise and other
\nrelevant circumstances of
\nthe\u00a0case.<\/p>\n
A lawyer should take
\nreasonable steps to protect
\na testifying expert witness
\nfrom unnecessary criticism. <\/p>\n
While it is not the lawyer\u2019s
\nrole to be a reviewer, a lawyer can
\nbe in a position, through his or her
\nquestions and comments, to enhance
\nthe quality of a member\u2019s report, affidavit
\nor review of another report presented as evidence
\nin court. At a minimum, he or she can assist in avoiding
\ninconsistences, typos and mathematical errors in a report that can
\nhave an impact on the credibility a member before a\u00a0court.<\/p>\n
A knowledgeable lawyer might also be in a position to ask
\nquestions as to:<\/p>\n
\u2022 whether the scope of work employed in the report under
\nreview is appropriate for the intended use, intended user
\nand the property under study, or<\/p>\n
\u2022 the adequacy and relevance of the data and the propriety
\nof any adjustments to the data (see Review Standard Rule
\n8.2.9), or <\/p>\n
\u2022 whether the scope of work employed has been met, or
\n\u2022 whether or not the report under review met the <\/p>\n
requirements set by its stated purpose and scope of work, or
\n\u2022 whether the relevant Rules and Comments have been <\/p>\n
addressed, or<\/p>\n
\u2022 the appropriateness and proper application of the
\nmethodologies (valuation or other) and techniques used
\n(see\u00a0Review Standard Rule 8.2.10), or<\/p>\n
\u2022 whether the analyses, opinions and conclusions in the
\nreport under review are appropriate, reasonable and suitable
\nfor reliance by the intended user for the intended use (see
\nReview Standard Rule 8.2.11). <\/p>\n
Just as lawyers and judges need the input of experts, so too do
\nexpert witnesses need the assistance of lawyers in framing their
\nreports in a way that is comprehensible and responsive to the
\npertinent legal issues in a case. (para.62) Moore v. Getahun, 2015
\nONCA 55.<\/p>\n
Lawyers need to ensure that the expert witness understands
\nmatters such as:<\/p>\n
\u2022 the difference between the legal burden of proof,
\n\u2022 the need to:<\/p>\n
\u00a7 clarify the facts and assumptions underlying the
\nexpert\u2019s\u00a0opinion, <\/p>\n
\u00a7 confine the report to matters within the
\nexpert witness\u2019s area of expertise, and <\/p>\n
\u00a7 avoid usurping the court\u2019s
\nfunction as the ultimate arbiter
\nof the issues. (para.63) Moore v.
\nGetahun, 2015\u00a0ONCA 55 <\/p>\n
A lawyer can help an appraiser
\nunderstand that, for court or <\/p>\n
tribunal purposes, proof of a fact
\nneeds to be based on whether a witness <\/p>\n
can prove that the fact is probable.
\nFor\u00a0example, in a highest and best use <\/p>\n
analysis, the question is whether or not it
\nis probable that the zoning can be changed to <\/p>\n
allow a different use. It is not sufficient for it to be
\npossible for the zoning to change to allow a different use.<\/p>\n
Ultimately, if an appraiser is expected to testify before
\na tribunal, his or her report is an important part of the
\ncommunication with the tribunal. With knowledge comes
\nresponsibility. Your responsibility as an expert with appraisal
\nknowledge is to ensure that your reports are clear, comprehensible
\nand relevant, and that they effectively describe the underlying data
\nand communicate the logic and reasoning leading to the opinion
\nof value. Working as a team with the lawyer and understanding
\nthe role of the lawyer and the role of the expert witness is key to
\nmeeting your responsibility to provide assistance to the tribunal in
\nresolving a valuation issue. <\/p>\n
END NOTE
\n1 see Real Property Appraisal Standard Rule 6.2.1 and Comment
\n7.2, It is always appraisals or consulting in court, so maybe just
\nstick with that 1 or 2 Standard. <\/p>\n
\u201cYour responsibility as an
\nexpert with appraisal knowledge is <\/p>\n
to ensure that your reports are clear,
\ncomprehensible and relevant, and
\nthat they effectively describe the
\nunderlying data and communicate <\/p>\n
the logic and reasoning leading
\n to the opinion of value.\u201d<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201730 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
Un membre de l\u2019ICE peut \u00eatre invit\u00e9 \u00e0 pr\u00e9parer un
\nrapport d\u2019expert en pr\u00e9vision <\/p>\n
d\u2019un diff\u00e9rend en immobilier, qu\u2019il <\/p>\n
s\u2019agisse d\u2019un conflit conjugal, <\/p>\n
d\u2019un diff\u00e9rend entre locateur et <\/p>\n
locataire ou d\u2019un d\u00e9saccord relatif <\/p>\n
\u00e0 l\u2019\u00e9valuation ou \u00e0 l\u2019expropriation d\u2019un bien. Dans <\/p>\n
cet article, j\u2019ai l\u2019intention d\u2019explorer trois probl\u00e8mes <\/p>\n
g\u00e9n\u00e9raux :<\/p>\n
1. Quels sont vos devoirs envers le tribunal <\/p>\n
si vous \u00eates appel\u00e9 \u00e0 t\u00e9moigner \u00e0 titre <\/p>\n
d\u2019expert? <\/p>\n
2. Votre devoir envers le tribunal a-t-il priorit\u00e9 <\/p>\n
sur votre devoir envers le client? <\/p>\n
3. Dans quelle mesure un avocat peut-il <\/p>\n
participer, s\u2019il y a lieu, \u00e0 la pr\u00e9paration de <\/p>\n
votre rapport? <\/p>\n
1. QUELS SONT VOS DEVOIRS ENVERS LE TRIBUNAL
\nSI VOUS \u00caTES APPEL\u00c9 \u00c0 T\u00c9MOIGNER
\n\u00c0 TITRE D\u2019EXPERT?
\nLes Normes uniformes de pratique professionnelle en mati\u00e8re d\u2019\u00e9valuation
\nau Canada (NUPPEC) exigent que vous pr\u00e9cisiez, dans vos rapports, le
\nclient et l\u2019utilisateur pr\u00e9vu1. Comment cela s\u2019applique-t-il aux rapports
\ndestin\u00e9s \u00e0 \u00eatre utilis\u00e9s devant un\u00a0tribunal?<\/p>\n
J\u2019ouvre la discussion en invoquant les principes sous-jacents li\u00e9s \u00e0 la
\npreuve d\u2019expert. Vous serez qualifi\u00e9 d\u2019expert en mati\u00e8re d\u2019\u00e9valuation et, \u00e0
\nce titre, certains principes et exceptions s\u2019appliquent \u00e0 votre participation. <\/p>\n
L\u2019un des principaux cas est l\u2019affaire Moore c. Getahun, 2015 ONCA
\n55. Dans cette affaire, le tribunal a estim\u00e9 que les preuves d\u2019experts
\nconstituent une exception \u00e0 la r\u00e8gle selon laquelle \u00ab\u00a0les t\u00e9moins ne
\npeuvent t\u00e9moigner que des faits et non des opinions et que seul le juge
\npeut tirer des conclusions \u00e0 partir de faits prouv\u00e9s\u00a0\u00bb. Un t\u00e9moin expert
\npeut fournir des faits, ainsi que des opinions fond\u00e9es sur des faits prouv\u00e9s.
\nCette exception \u00e0 la preuve d\u2019expert s\u2019applique aux \u00e9valuateurs agissant
\nen qualit\u00e9 de t\u00e9moins experts. L\u2019\u00e9valuateur expert a des connaissances
\nsp\u00e9cialis\u00e9es et ces connaissances peuvent aider un d\u00e9cideur \u00e0 d\u00e9terminer <\/p>\n
Devoir envers le client ou devoir envers le tribunal : <\/p>\n
La fine ligne de d\u00e9marcation
\nentre l\u2019ing\u00e9rence et l\u2019assistance
\nd\u2019un avocat dans la r\u00e9daction <\/p>\n
d\u2019un rapport d\u2019expert<\/p>\n
LEQUEL A
\nPRIORIT\u00c9?
\nPar Antoine Hacault, avocat et procureur<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 31Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
les implications de toutes les donn\u00e9es pr\u00e9sent\u00e9es lorsque ledit
\nd\u00e9cideur ne poss\u00e8de pas les comp\u00e9tences n\u00e9cessaires pour tirer,
\nsans l\u2019aide d\u2019un expert, les conclusions qui s\u2019imposent. <\/p>\n
Par cons\u00e9quent, la question se pose \u00e0 savoir comment nous
\ndevons veiller \u00e0 ce que les \u00e9valuateurs offrent une opinion experte
\nimpartiale reposant sur les faits prouv\u00e9s devant les tribunaux.
\nDivers tribunaux ont mis en place des exigences concernant le
\nt\u00e9moignage de t\u00e9moins experts.<\/p>\n
Bien que les r\u00e8gles varient d\u2019une province \u00e0 l\u2019autre et sachant
\nque certaines provinces n\u2019ont m\u00eame pas cette exigence, voici un
\nexemple de ce que devrait contenir une d\u00e9claration portant votre
\nsignature \u00e0 joindre \u00e0 votre mandat\u00a0: <\/p>\n
RECONNAISSANCE DU DEVOIR DE L\u2019EXPERT<\/p>\n
1.\u00a0 Je m\u2019appelle ………………………………………… (votre nom).
\nJ\u2019 habite \u00e0 ………………………. (ville), dans la province de
\n……………………………. (province) au …………………(pays).<\/p>\n
2.\u00a0 J\u2019ai \u00e9t\u00e9 embauch\u00e9 par ou au nom de ……………………………
\n(nom de la ou des parties) pour fournir des preuves dans la
\ncause juridique susmentionn\u00e9e.<\/p>\n
3.\u00a0 Je reconnais qu\u2019 il est de mon devoir de fournir des preuves
\ndans cette affaire comme suit\u00a0:
\n(a) fournir des preuves d\u2019opinion qui sont justes, objectives <\/p>\n
et non partisanes;
\n(b) fournir des preuves d\u2019opinion qui se rapportent <\/p>\n
seulement aux questions qui rel\u00e8vent de mon domaine
\nd\u2019expertise; <\/p>\n
(c) fournir toute assistance suppl\u00e9mentaire que le tribunal
\npourrait raisonnablement exiger afin de d\u00e9terminer
\nune question en cause. <\/p>\n
4.\u00a0 Je reconnais que le devoir \u00e9nonc\u00e9 ci-dessus a pr\u00e9s\u00e9ance sur
\ntoute obligation que je pourrais avoir envers toute partie
\npar laquelle ou au nom de laquelle j\u2019ai \u00e9t\u00e9 embauch\u00e9. <\/p>\n
Date Signature<\/p>\n
(Un exemplaire de ce formulaire et d\u2019autres ressources se
\ntrouvent au https:\/\/www.aicanada.ca\/fr\/professional-practice\/
\nexpert-witness-resources\/ )<\/p>\n
2. VOTRE DEVOIR ENVERS LE TRIBUNAL A-T-IL
\nPRIORIT\u00c9 SUR VOTRE DEVOIR ENVERS LE CLIENT?
\nVous remarquerez que, bien que le libell\u00e9 reconnaisse que vous
\navez \u00e9t\u00e9 embauch\u00e9 par un client individuel, le m\u00eame libell\u00e9 va
\nplus loin en pr\u00e9cisant qu\u2019il est de votre devoir de donner votre
\nopinion de mani\u00e8re juste, objective et non partisane et, ce
\nqui importe encore davantage, de fournir l\u2019assistance que le
\ntribunal peut raisonnablement exiger, pour trancher une
\nquestion en cause. <\/p>\n
Par cons\u00e9quent, bien que le client soit habituellement la
\npersonne pour laquelle vous rendez des services professionnels,
\nles utilisateurs pr\u00e9vus dans le litige sont le client et le tribunal,
\navec la clause pr\u00e9cisant que votre obligation envers le tribunal
\na priorit\u00e9. Vous \u00eates cens\u00e9 reconna\u00eetre que le devoir envers
\nle tribunal pr\u00e9vaut sur toute obligation que vous, \u00e0 titre
\nd\u2019\u00e9valuateur, devez \u00e0 votre client ou \u00e0 quiconque vous a engag\u00e9.
\nC\u2019est ce que les tribunaux attendent de vous, que vous ayez
\ninclus ou non une telle d\u00e9claration dans votre mandat. Je vous
\nrecommande donc, si les exigences locales ne pr\u00e9voient pas
\nque vous signiez une d\u00e9claration semblable \u00e0 celle donn\u00e9e en
\nexemple, d\u2019inclure une telle d\u00e9claration dans votre mandat. <\/p>\n
3. DANS QUELLE MESURE UN AVOCAT PEUT-IL
\nPARTICIPER, S\u2019IL Y A LIEU, \u00c0 LA PR\u00c9PARATION DE
\nVOTRE RAPPORT?
\nDans Moore c. Getahun, 2015 ONCA 55, le tribunal a r\u00e9it\u00e9r\u00e9 les
\nprincipes de common law suivants qui sont consid\u00e9r\u00e9s comme des
\nr\u00e8gles g\u00e9n\u00e9rales\u00a0: <\/p>\n
1. La preuve d\u2019expert pr\u00e9sent\u00e9e au tribunal devrait \u00eatre le
\nproduit ind\u00e9pendant de l\u2019expert non influenc\u00e9 quant \u00e0
\nla forme ou au contenu selon les exigences du litige et
\ndevrait \u00eatre consid\u00e9r\u00e9e comme telle. <\/p>\n
2. Un t\u00e9moin expert devrait fournir une assistance
\nind\u00e9pendante \u00e0 la cour en fournissant une opinion
\nobjective, impartiale par rapport aux questions relevant de
\nson expertise [citation omise]. Un t\u00e9moin expert …
\nne doit jamais assumer le r\u00f4le d\u2019un avocat. (Para.52) <\/p>\n
En Ontario, il existe un guide passablement \u00e9labor\u00e9 qui \u00e9nonce
\nle r\u00f4le d\u2019un avocat face aux t\u00e9moins experts et \u00e0 leurs rapports.
\nOn peut le consulter au\u00a0: http:\/\/www.advocates.ca\/assets\/files\/pdf\/
\nThe_Advocates_Society-Principles_Governing_Communications_
\nwith_Testifying_Experts_3_sep18.pdf<\/p>\n
Je suis d\u2019avis que les principes directeurs suivants d\u00e9crits dans
\nce guide refl\u00e8tent les pratiques exemplaires. <\/p>\n
L\u2019avocat a le devoir de pr\u00e9senter une preuve d\u2019\u00e9valuation
\nqui\u00a0est\u00a0: <\/p>\n
(i) pertinente aux questions en cause dans l\u2019instance en
\nquestion; <\/p>\n
(ii) fiable; et
\n(iii) claire et compr\u00e9hensible. <\/p>\n
\u00ab Votre responsabilit\u00e9 en tant
\nqu\u2019expert ayant des connaissances en
\n\u00e9valuation est de veiller \u00e0 ce que vos <\/p>\n
rapports soient clairs, compr\u00e9hensibles et
\npertinents et qu\u2019ils d\u00e9crivent efficacement <\/p>\n
les donn\u00e9es sous-jacentes et communiquent
\nla ogique et le raisonnement conduisant <\/p>\n
\u00e0 l\u2019opinion sur la valeur. \u00bb<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201732 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
https:\/\/www.aicanada.ca\/fr\/professional-practice\/expert-witness-resources\/
\nhttps:\/\/www.aicanada.ca\/fr\/professional-practice\/expert-witness-resources\/
\nhttp:\/\/www.advocates.ca\/assets\/files\/pdf\/The_Advocates_Society-Principles_Governing_Communications_with_Testifying_Experts_3_sep18.pdf
\nhttp:\/\/www.advocates.ca\/assets\/files\/pdf\/The_Advocates_Society-Principles_Governing_Communications_with_Testifying_Experts_3_sep18.pdf
\nhttp:\/\/www.advocates.ca\/assets\/files\/pdf\/The_Advocates_Society-Principles_Governing_Communications_with_Testifying_Experts_3_sep18.pdf<\/p>\n
Pour bien s\u2019acquitter de son devoir, il est souvent essentiel que
\nl\u2019avocat consulte les \u00e9valuateurs appel\u00e9s \u00e0 t\u00e9moigner. L\u2019avocat peut
\ndonc consulter les \u00e9valuateurs et il peut pr\u00e9parer les \u00e9valuateurs
\n\u00e0 t\u00e9moigner au proc\u00e8s ou aux audiences en qualit\u00e9 de t\u00e9moins
\nexperts. L\u2019avocat n\u2019est pas tenu de c\u00e9der enti\u00e8rement la pr\u00e9paration
\nd\u2019un rapport ou d\u2019un affidavit \u00e0 un \u00e9valuateur et il peut prodiguer
\ndes conseils appropri\u00e9s quant au format et au contenu d\u2019un rapport
\nou d\u2019un affidavit avant sa pr\u00e9sentation dans sa version finale. <\/p>\n
Au d\u00e9but de tout engagement avec un \u00e9valuateur, l\u2019\u00e9valuateur
\ndevrait s\u2019assurer que l\u2019avocat lui fournit tous les renseignements
\nconcernant son r\u00f4le et la nature et les attentes relatives aux
\nfonctions d\u2019un expert, notamment les exigences en mati\u00e8re
\nd\u2019ind\u00e9pendance et d\u2019objectivit\u00e9. <\/p>\n
L\u2019avocat devrait veiller \u00e0 ce que l\u2019\u00e9valuateur ait une
\ncompr\u00e9hension claire de la question sur laquelle l\u2019\u00e9valuateur a \u00e9t\u00e9
\ninvit\u00e9 \u00e0 donner son opinion. L\u2019avocat devrait \u00e9galement veiller \u00e0 ce
\nque l\u2019\u00e9valuateur dispose de tous les documents et renseignements
\npertinents dans l\u2019affaire sur laquelle il a \u00e9t\u00e9 invit\u00e9 \u00e0 donner son
\nopinion, que cette documentation ou ces renseignements soient
\nutiles ou nuisibles \u00e0 la cause du client. <\/p>\n
Dans l\u2019accomplissement de son devoir de pr\u00e9senter des preuves
\nd\u2019experts claires, compr\u00e9hensibles et pertinentes, l\u2019avocat ne doit
\npas communiquer avec l\u2019\u00e9valuateur d\u2019une mani\u00e8re qui pourrait
\nnuire \u00e0 l\u2019ind\u00e9pendance et \u00e0 l\u2019objectivit\u00e9 de l\u2019\u00e9valuateur dans
\nl\u2019exercice de ses fonctions.<\/p>\n
Le degr\u00e9 appropri\u00e9 de consultation entre un avocat et un
\n\u00e9valuateur qui sera appel\u00e9 \u00e0 t\u00e9moigner \u00e0 titre d\u2019expert d\u00e9pendra
\nde la nature et de la complexit\u00e9 de l\u2019affaire en question, du niveau
\nd\u2019exp\u00e9rience de l\u2019\u00e9valuateur, du domaine d\u2019expertise de l\u2019\u00e9valuateur
\net d\u2019autres circonstances pertinentes dans cette\u00a0affaire. <\/p>\n
L\u2019avocat devrait prendre des mesures raisonnables pour prot\u00e9ger
\nun expert appel\u00e9 \u00e0 t\u00e9moigner contre toute critique inutile. <\/p>\n
Bien que le r\u00f4le de r\u00e9viseur ne fasse pas partie de ses fonctions,
\nl\u2019avocat peut, par ses questions et commentaires, rehausser la
\nqualit\u00e9 d\u2019un rapport d\u2019\u00e9valuation, affidavit ou rapport d\u2019examen
\npr\u00e9sent\u00e9 en preuve au tribunal. Il peut, \u00e0 tout le moins, aider \u00e0
\n\u00e9viter les incoh\u00e9rences, fautes de frappe et erreurs math\u00e9matiques
\ndans un rapport qui pourraient avoir des r\u00e9percussions sur la
\ncr\u00e9dibilit\u00e9 d\u2019un membre devant le tribunal. <\/p>\n
Un avocat bien inform\u00e9 peut aussi \u00eatre en mesure de poser des
\nquestions \u00e0 savoir si\u00a0: <\/p>\n
\u2022 la port\u00e9e du travail utilis\u00e9e dans le rapport \u00e0 l\u2019\u00e9tude est
\npertinente \u00e0 l\u2019utilisation pr\u00e9vue, \u00e0 l\u2019utilisateur pr\u00e9vu et \u00e0 la
\npropri\u00e9t\u00e9 \u00e0 l\u2019\u00e9tude ou<\/p>\n
\u2022 les donn\u00e9es sont ad\u00e9quates et pertinentes et les ajustements
\ndes donn\u00e9es sont pertinents (voir Norme relative aux activit\u00e9s
\nd\u2019examen – R\u00e8gle 8.2.9) ou <\/p>\n
\u2022 la port\u00e9e du travail utilis\u00e9e a \u00e9t\u00e9 satisfaite ou
\n\u2022 le rapport \u00e0 l\u2019\u00e9tude satisfait ou non aux exigences \u00e9tablies <\/p>\n
dans son \u00e9nonc\u00e9 d\u2019objectif et de port\u00e9e du travail ou <\/p>\n
\u2022 les r\u00e8gles et commentaires pertinents ont \u00e9t\u00e9 pris en
\nconsid\u00e9ration ou<\/p>\n
\u2022 les m\u00e9thodologies (d\u2019\u00e9valuation ou autre) et les techniques
\nutilis\u00e9es sont appropri\u00e9es et appliqu\u00e9es correctement (voir
\nNorme relative aux activit\u00e9s d\u2019examen – R\u00e8gle 8.2.10) ou<\/p>\n
\u2022 les analyses, les opinions et les conclusions figurant dans le
\nrapport \u00e0 l\u2019\u00e9tude sont appropri\u00e9es, raisonnables et adapt\u00e9es
\n\u00e0 l\u2019utilisation pr\u00e9vue par l\u2019utilisateur pr\u00e9vu (voir Norme
\nrelative aux activit\u00e9s d\u2019examen – R\u00e8gle 8.2.11). <\/p>\n
Tout comme les avocats et les juges ont besoin de la contribution
\nd\u2019experts, de m\u00eame les t\u00e9moins experts ont besoin de l\u2019aide des
\navocats pour formuler leurs rapports d\u2019une mani\u00e8re compr\u00e9hensible
\net adapt\u00e9e aux probl\u00e8mes juridiques pertinents dans une affaire.
\n(Para. 62) Moore c. Getahun, 2015 ONCA 55. <\/p>\n
Les avocats doivent veiller \u00e0 ce que le t\u00e9moin expert comprenne
\ndes questions telles que\u00a0: <\/p>\n
\u2022 la diff\u00e9rence entre le fardeau juridique de la preuve,
\n\u2022 la n\u00e9cessit\u00e9 de :<\/p>\n
\u00a7 clarifier les faits et les hypoth\u00e8ses sous-jacentes \u00e0
\nl\u2019opinion de l\u2019expert, <\/p>\n
\u00a7 limiter le rapport aux questions relevant du domaine
\nd\u2019expertise du t\u00e9moin expert et <\/p>\n
\u00a7 \u00e9viter d\u2019usurper la fonction de la cour comme arbitre
\nultime des probl\u00e8mes. (Para. 63) Moore c. Getahun,
\n2015\u00a0ONCA 55 <\/p>\n
Un avocat peut aider un \u00e9valuateur \u00e0 comprendre que, aux fins
\nd\u2019une cour ou d\u2019un tribunal, la preuve d\u2019un fait doit reposer
\nsur la capacit\u00e9 d\u2019un t\u00e9moin \u00e0 prouver que le fait est probable.
\nPar\u00a0exemple, dans une analyse de l\u2019utilisation optimale, la
\nquestion est de savoir s\u2019il est probable que le zonage peut \u00eatre
\nmodifi\u00e9 pour permettre une utilisation diff\u00e9rente. Il ne suffit
\npas qu\u2019il soit possible de modifier le zonage pour permettre une
\nutilisation\u00a0diff\u00e9rente. <\/p>\n
En fin de compte, si un \u00e9valuateur a \u00e9t\u00e9 invit\u00e9 \u00e0 t\u00e9moigner
\ndevant un tribunal, son rapport constitue une partie importante
\nde la communication avec le tribunal. Avec la connaissance vient
\nla responsabilit\u00e9. Votre responsabilit\u00e9 en tant qu\u2019expert ayant des
\nconnaissances en \u00e9valuation est de veiller \u00e0 ce que vos rapports
\nsoient clairs, compr\u00e9hensibles et pertinents et qu\u2019ils d\u00e9crivent
\nefficacement les donn\u00e9es sous-jacentes et communiquent la logique
\net le raisonnement conduisant \u00e0 l\u2019opinion sur la valeur. Pour
\natteindre l\u2019objectif de votre responsabilit\u00e9 de fournir une assistance
\nau tribunal pour r\u00e9soudre un probl\u00e8me d\u2019\u00e9valuation il est
\nessentiel que vous travailliez en \u00e9quipe avec l\u2019avocat et que vous
\ncompreniez le r\u00f4le de l\u2019avocat et le r\u00f4le de l\u2019\u00e9valuateur. <\/p>\n
NOTE EN FIN DE TEXTE
\n1 Voir la Norme relative aux activit\u00e9s d\u2019\u00e9valuation \u2013 R\u00e8gle 6.2.1 <\/p>\n
et Commentaire 7.2, Il s\u2019agit toujours d\u2019\u00e9valuation ou de
\nconsultation en cour, donc on peut s\u2019en tenir \u00e0 Norme 1 ou 2. <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 33Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
A director of the AIC BC North Chapter, Edwina Nearhood, AACI, P. App. is the owner of Nearhood Appraisal Services in Fort St.\u00a0John,
\nBritish Columbia, a company she began
\nin 2010 after 20 years working for other
\nappraisal firms in the north. Her company
\nservices northeastern BC, where the remoteness
\nof the region brings a unique set of challenges
\nand rewards, as well as a diverse scope of work.
\nAlong with earning her CRA designation in
\n1999 and her AACI, P. App. in 2008, Edwina
\nhas worked on a variety of appraisal projects
\nthrough the years and provides us with an
\ninteresting and unique insight into the world
\nof appraising in remote rural regions. <\/p>\n
Can you share examples of
\nmemorable experiences you have
\nhad working on appraisal projects
\nin a remote rural setting?
\nEN: With geography being a large part
\nof the north, I have had the pleasure
\nof appraising properties using planes,
\nhelicopters, boats, sleds and ATVs, and
\nhave had to undertake many long and
\nremote hikes to carry out assignments.
\nIt\u00a0has made for some very interesting times.<\/p>\n
In the sometimes-informal settings
\nthat are part of business life in the north,
\nI have also had occasion, for example,
\nto create ideas on napkins during lunch
\nmeetings with developers that resulted
\nin successful project outcomes. It is
\ndefinitely rewarding to be part of a team
\non a successful project no matter what the
\nunusual or unique circumstances.<\/p>\n
Also memorable are the
\ntwo years I worked in Fort
\nMcMurray. The\u00a0community was
\nheavily impacted by a population
\ngrowth that was not sustainable.
\nI always say that I gained
\n10\u00a0years of experience during my
\ntwo years in that boom market.
\nIt was a wise career move that
\nserved me well in preparation
\nfor returning home to open my
\nown firm.<\/p>\n
Are there unique aspects
\nof an appraiser\u2019s role in
\nremote rural projects?
\nEN: Relationships and community
\ninvolvement are extremely important.
\nOften, an appraiser is one of the few
\nprofessionals with a genuine overview
\nof the entire community. Bridging
\ngaps, networking and understanding
\nthe pulse of the neighborhoods
\nin which we work is extremely
\nimportant when you are involved
\nin municipal projects that require
\ncommunity input. Personally, I am
\nin a unique situation where I have
\na long-standing database that offers
\ninsight and information regarding
\ncurrent and historical trends for
\nmany different demographics.
\nThis often enables us to see the
\nearly warning signs impacting the
\neconomic stability of a community
\nprior to a downturn becoming
\nfully\u00a0evident. <\/p>\n
EDWINA NEARHOOD, AACI, P.APP <\/p>\n
ON APPRAISING IN
\nREMOTE RURAL REGIONS <\/p>\n
\u201cI HAVE HAD THE
\nPLEASURE OF APPRAISING <\/p>\n
PROPERTIES USING
\nPLANES, HELICOPTERS, <\/p>\n
BOATS, SLEDS AND
\nATVS, AND HAVE HAD TO
\nUNDERTAKE MANY LONG <\/p>\n
AND REMOTE HIKES TO
\nCARRY OUT ASSIGNMENTS.\u201d<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201734 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
What knowledge or specific
\nskill sets does an appraiser
\nrequire to be successful in
\nsuch a remote setting?
\nEN: Whereas appraisers in an urban
\nsetting often specialize in providing
\ncertain services, appraisers in the north
\nusually have a large portfolio and an
\nexpanded scope of work. At any given
\ntime, we are faced with numerous
\nchallenges that may include fluctuating
\nvacancy rates, rapidly changing
\nemployment levels, communities
\nexperiencing devastation because an
\nindustry has left… the list goes on.
\nWorking with out-of-town investors
\nto educate and advise them of the risk
\nfactors associated with investing in
\nthe north is different than what those
\nin well-established southern markets
\nmay\u00a0experience. <\/p>\n
What are the biggest
\nchallenges faced by an
\nappraiser with a rural practice?
\nEN: The biggest challenge is retention
\nof skilled professionals. Unless those
\nprofessionals are homegrown or have a vested
\ninterest in the region or the community, it is
\nhard to retain them as\u00a0employees. <\/p>\n
Another challenge involves competing
\nwith large corporate firms and their brand
\nrecognition. There have been times when
\nthose involved in a project know that
\nthe local appraisers can complete a well-
\nsubstantiated appraisal, however, their
\nclients have brand loyalty and want to utilize
\ntheir services. Ideally, large, recognizable
\nfirms see the value of building bridges with
\nnorthern appraisers to enable peer access and
\nknowledge as well as greater support and
\naccess to resources and employees. I believe
\nthis type of collaboration is a win\/win
\nsituation for all concerned.<\/p>\n
Does working in this
\nenvironment provide specific
\nrewards or job satisfaction?
\nEN: There has never been a day that
\nI did not enjoy coming to work.
\nI\u00a0am at a place in my career where
\nI do not necessarily want to be at
\nmy desk 12 hours a day. I currently
\nenjoy advocacy, mentorship and
\nrelationship building and see
\nthis as an important part of my
\nprofessional development. As a
\nchapter director, I am looking
\nforward to bringing the voice of the
\nnorth to our association. <\/p>\n
In particular, I very much
\nenjoy assisting not-for-profit
\norganizations in their growth or
\ndisposition process and I get a great
\ndeal of satisfaction helping clients
\nmake the best choice for their
\nunique circumstances. <\/p>\n
\u201cBECAUSE THE REGION IS SO VAST AND IT CAN BE
\nEXPENSIVE AND DIFFICULT TO OFFER THE EFFICIENCIES <\/p>\n
EXPERIENCED IN LARGER URBAN CENTRES, IT IS VITAL FOR
\nAPPRAISERS IN REMOTE REGIONS TO UTILIZE INNOVATION <\/p>\n
AND TECHNOLOGY TO THE BEST OF THEIR ABILITIES.\u201d<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 35Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
A PROFESSIONAL APPRAISER\u2019S PERSPECTIVE<\/p>\n
What is the competition like for
\nappraisal services in your area?
\nEN: There are several well-established
\nappraisal firms in the north. Each one
\nis diverse and offers service to a specific
\nregion. Because the region is so vast, it
\ncan be expensive and difficult to offer
\nthe efficiencies experienced in larger
\nurban centres, therefore, it is vital for
\nappraisers in remote regions to utilize
\ninnovation and technology to the
\nbest of their abilities in order to get
\nthe business. There is no doubt that
\nfirms focusing primarily on residential
\nappraisals have been impacted by
\nappraisal management companies
\n(AMCs) and definitely have a harder
\ntime growing their market share. <\/p>\n
Although I have to constantly
\nevolve in order to respond to market
\nnuances, I am fortunate that I am able
\nto select the work that is most efficient
\nfor me. <\/p>\n
How do you go about
\nmarketing your services
\nto grow your business?
\nEN: I currently write a column in our
\nregional newspaper to bring awareness
\nof the diversity of services that a real
\nestate appraiser can offer. I also have a
\ncolleague who hosts regular informative
\nsessions for various public sectors
\nand I am routinely invited to present
\nmy insight into the latest economic
\nindicators in the region. <\/p>\n
If I were to grow my business
\nany larger, I would consider a sale or
\nmerger to a large corporate firm that
\noffers international brand recognition.
\nBecause of our region\u2019s international
\npresence in the petroleum industry,
\nthere is a great opportunity to bring
\nbrand recognition to this community
\nfor international investors. A full
\nservice company would have an
\nopportunity to offer services beyond
\nreal estate appraisal. I would enjoy
\nbecoming part of a team and
\ncollaborating with partners in an
\nadvisory role. <\/p>\n
Are the support services and data
\nthat you require readily available?
\nEN: I have a strong network of valued
\nprofessionals within my peer group.
\nI\u00a0belong to the local chamber of
\ncommerce and truly believe networking
\nis the key to our success. <\/p>\n
Data access can be more
\nchallenging. We subscribe to a service
\nthat offers access to all sales within
\nthe region and then we cross-reference
\nwith historical or MLS files to verify
\nproperty data where available. On
\noccasion, we will do old-fashioned
\nresearch and call sellers or buyers
\nto confirm the sales details. Strong
\nrelationship building skills assist in
\nnavigating and building relationships
\nwith those property managers
\nor\u00a0owners. <\/p>\n
The great thing about growing up in
\na small community is that, when clients
\nnew to our area have questions I cannot
\nanswer, I will find someone who can.
\nWe are definitely the relationship hub.<\/p>\n
I see the world of technology
\nchanging very quickly and diminishing
\nthe human factor. We have become
\nso focused on metrics, efficiencies,
\nprogramming and data mining that we
\nhave forgotten about the human factor.
\nOne of the greatest things I love about
\nthe north is that there is still a strong
\nhuman factor where relationships truly
\nmatter. Communities come together to
\ncelebrate wins, mourn losses, and join
\nforces to help those in need. <\/p>\n
We recently published an article
\non the growing use of drones. Have
\nyou ventured into that technology
\nor do you see it in your future?
\nEN: We have been performing research
\nand development with drone technology.
\nIt truly is a great tool when looking
\nat large portions of vacant farmland.
\nWhat\u00a0used to take me eight hours to
\nview a 2000-acre ranch can now be done
\nwith a better overall view in less than two
\nhours using a drone. We are careful to be
\nrespectful of regulation and privacy issues,
\nso, at this time, we have focused the use
\naround remote rural agriculture parcels.
\nWhile there are a lot of regulations and
\nlicensing issues that will likely hinder
\nthe growth at the outset, I think there is
\na lot of opportunity for drone usage in
\nour\u00a0industry. <\/p>\n
Are there other trends
\nthat you see developing in
\nrural appraisal practice?
\nEN: I think advisory services and
\nthe ability to collaborate with many
\nstakeholders are the next trends. For
\nexample, there are great opportunities to
\ncollaborate with Indigenous communities
\nto work together as we set our sights on a
\nnew tomorrow. Building relationships that
\nbridge stewardship for the environment
\nwith advisory support on the impacts
\nof policies, procedures, regulations and
\neconomic growth that offer diversity
\nand sustainability is where we seem to
\nbe\u00a0headed. <\/p>\n
\u201cWE HAVE BECOME SO FOCUSED ON METRICS,
\nEFFICIENCIES, PROGRAMMING AND DATA MINING <\/p>\n
THAT WE HAVE FORGOTTEN ABOUT THE HUMAN FACTOR.
\nONE OF THE GREATEST THINGS I LOVE ABOUT THE NORTH <\/p>\n
IS THAT THERE IS STILL A STRONG HUMAN FACTOR
\nWHERE RELATIONSHIPS TRULY MATTER.\u201d<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201736 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n
U ne des directrices du chapitre nord de l\u2019ICE-CB, Edwina Nearhood, AACI, P.\u00a0App est la propri\u00e9taire de Nearhood
\nAppraisal Services \u00e0 Fort St. John,
\nColombie-Britannique, une compagnie
\nqu\u2019elle a lanc\u00e9e en 2010 apr\u00e8s avoir
\ntravaill\u00e9 20 ans pour d\u2019autres firmes
\nd\u2019 \u00e9valuation dans le nord. Sa\u00a0compagnie
\ndessert le nord-est de la province, o\u00f9
\nl\u2019 \u00e9loignement de la r\u00e9gion pr\u00e9sente une s\u00e9rie
\nbien particuli\u00e8re de d\u00e9fis et r\u00e9compenses,
\nde m\u00eame que des contrats de service dont la
\nport\u00e9e varie consid\u00e9rablement. Apr\u00e8s avoir
\nobtenu ses d\u00e9signations CRA, en 1999, et
\nAACI, P. App., en 2008, Edwina a travaill\u00e9
\ndans une diversit\u00e9 de projets d\u2019 \u00e9valuation
\nau cours des ann\u00e9es et elle nous donne un
\naper\u00e7u des plus int\u00e9ressant et unique de
\nl\u2019univers de l\u2019 \u00e9valuation dans les r\u00e9gions
\nrurales \u00e9loign\u00e9es.<\/p>\n
Pouvez-vous donner des exemples
\nd\u2019exp\u00e9riences m\u00e9morables
\nque vous avez v\u00e9cues dans
\ndes projets d\u2019\u00e9valuation en
\ncontexte rural \u00e9loign\u00e9 ?
\nEN : Comme la g\u00e9ographie est un \u00e9l\u00e9ment
\nincontournable des r\u00e9gions nordiques,
\nj\u2019ai eu le plaisir d\u2019\u00e9valuer des biens
\nimmobiliers en avion, en h\u00e9licopt\u00e8re, en
\nbateau, en tra\u00eeneau \u00e0 neige et en v\u00e9hicule
\ntout-terrain, ayant d\u00fb faire plusieurs
\nlongues randonn\u00e9es dans des endroits
\n\u00e9loign\u00e9s pour r\u00e9aliser des contrats de
\nservice. J\u2019aurais plein d\u2019exp\u00e9riences
\nfascinantes \u00e0 vous raconter.<\/p>\n
Dans les situations parfois informelles
\nqui caract\u00e9risent les activit\u00e9s d\u2019affaires
\ndans le nord, j\u2019ai aussi eu l\u2019occasion,
\npar exemple, de jeter mes id\u00e9es sur des
\nserviettes de table durant des d\u00e9jeuner
\nde travail avec des promoteurs, qui ont
\ndonn\u00e9 naissance \u00e0 des projets fructueux.
\nC\u2019est tr\u00e8s gratifiant de faire partie d\u2019une
\n\u00e9quipe qui travaille \u00e0 un projet prosp\u00e8re,
\nque les circonstances soient inhabituelles
\nou uniques.<\/p>\n
Une autre exp\u00e9rience que je
\nn\u2019oublierai jamais est la p\u00e9riode de deux
\nans o\u00f9 j\u2019ai travaill\u00e9 \u00e0 Fort McMurray.
\nLa communaut\u00e9 a subi un impact
\nimportant, parce que la croissance
\nrapide de la population n\u2019\u00e9tait pas
\nviable. Je dis toujours que j\u2019ai gagn\u00e9
\n10\u00a0ans d\u2019exp\u00e9rience au cours mes deux
\nann\u00e9es pass\u00e9es dans ce boum du march\u00e9.
\nC\u2019est\u00a0une sage d\u00e9cision de carri\u00e8re qui
\nm\u2019a bien pr\u00e9par\u00e9e au retour \u00e0 la maison
\npour lancer ma propre firme.<\/p>\n
Trouve-t-on des aspects
\nparticuliers du r\u00f4le d\u2019\u00e9valuateur
\ndans les projets ruraux \u00e9loign\u00e9s ?
\nEN : Les relations et l\u2019engagement
\ncommunautaire sont extr\u00eamement
\nimportants. Il arrive souvent
\nque l\u2019\u00e9valuateur soit un des rares
\nprofessionnels \u00e0 voir le v\u00e9ritable portrait
\nd\u2019une communaut\u00e9 enti\u00e8re. Combler les
\nfoss\u00e9s, faire du r\u00e9seautage et comprendre
\nle pouls des voisinages o\u00f9 nous travaillons
\nest essentiel en participant \u00e0 des projets
\nmunicipaux qui n\u00e9cessitent l\u2019apport <\/p>\n
EDWINA NEARHOOD, AACI, P.APP <\/p>\n
SUR L\u2019\u00c9VALUATION DANS LES
\nR\u00c9GIONS RURALES \u00c9LOIGN\u00c9ES<\/p>\n
\u00ab J\u2019AI EU LE PLAISIR
\nD\u2019\u00c9VALUER DES BIENS <\/p>\n
IMMOBILIERS EN AVION,
\nEN H\u00c9LICOPT\u00c8RE, EN <\/p>\n
BATEAU, EN TRA\u00ceNEAU \u00c0
\nNEIGE ET EN V\u00c9HICULE <\/p>\n
TOUT-TERRAIN, AYANT D\u00db
\nFAIRE PLUSIEURS LONGUES <\/p>\n
RANDONN\u00c9ES DANS
\nDES ENDROITS \u00c9LOIGN\u00c9S <\/p>\n
POUR R\u00c9ALISER DES
\nCONTRATS DE SERVICE. \u00bb<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 37Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n
de la communaut\u00e9. Pour ma part, je
\nsuis privil\u00e9gi\u00e9e car j\u2019entretiens depuis
\nlongtemps une base de donn\u00e9es qui
\ndonne des aper\u00e7us et des renseignements
\nsur les tendances actuelles et historiques
\nde multiples facettes d\u00e9mographiques
\ndiff\u00e9rentes. Cela nous permet souvent
\nde d\u00e9tecter les premiers avertissements
\nd\u2019instabilit\u00e9 \u00e9conomique pour la
\ncommunaut\u00e9 avant que le ralentissement
\ndevienne manifeste.<\/p>\n
De quelles connaissances
\nou comp\u00e9tences sp\u00e9cifiques
\nun \u00e9valuateur a-t-il besoin
\npour avoir du succ\u00e8s dans un
\ncontexte aussi \u00e9loign\u00e9 ?
\nEN : Alors que les \u00e9valuateurs en
\nmilieu urbain se sp\u00e9cialisent souvent
\ndans la prestation de certains services,
\nles \u00e9valuateurs dans le nord ont
\nhabituellement un gros portefeuille
\net une envergure des travaux plus
\n\u00e9tendue. De\u00a0temps \u00e0 autre, nous sommes
\nconfront\u00e9s \u00e0 plusieurs d\u00e9fis pouvant
\ncomprendre des taux d\u2019occupation
\nvariables, des niveaux d\u2019emploi changeant
\nrapidement, des communaut\u00e9s d\u00e9vast\u00e9es
\npar le d\u00e9part d\u2019une industrie\u2026 la liste
\nest longue. Nous travaillons avec des
\ninvestisseurs de l\u2019ext\u00e9rieur pour les
\n\u00e9duquer et les conseiller sur les facteurs
\nde risque associ\u00e9s aux investissements
\ndans le nord, qui diff\u00e8rent de ceux que
\npeuvent rencontrer les investisseurs dans
\nles march\u00e9s bien \u00e9tablis du sud.<\/p>\n
Quels sont les plus grandes
\ndifficult\u00e9s pour un \u00e9valuateur
\nexer\u00e7ant une pratique rurale ?
\nEN : Le plus grand d\u00e9fi est la r\u00e9tention
\ndes professionnels comp\u00e9tents. S\u2019ils
\nn\u2019ont pas grandi dans le nord ou n\u2019ont
\npas un int\u00e9r\u00eat direct dans la r\u00e9gion ou la
\ncommunaut\u00e9, il est difficile de les garder
\ncomme employ\u00e9s.<\/p>\n
Un autre d\u00e9fi, c\u2019est la concurrence
\navec les grandes firmes corporatives et
\nleurs marques reconnues. Il est arriv\u00e9
\nque les personnes impliqu\u00e9es dans un
\nprojet sachent que les \u00e9valuateurs locaux <\/p>\n
peuvent effectuer une \u00e9valuation bien
\ndocument\u00e9e; cependant, leurs clients
\nsont loyaux \u00e0 une marque donn\u00e9e et
\nveulent retenir ses services. Id\u00e9alement,
\nles grandes firmes reconnues sont
\nconscientes de la valeur de tisser des
\nliens avec les \u00e9valuateurs nordiques pour
\npermettre d\u2019acc\u00e9der aux pairs et aux
\nconnaissances, en plus de jouir d\u2019un
\nmeilleur soutien et d\u2019un plus grand acc\u00e8s
\naux ressources et aux employ\u00e9s. Je crois
\nque ce type de collaboration est une
\nsituation gagnant\/gagnant pour tous les
\njoueurs concern\u00e9s.<\/p>\n
Le travail dans cet environnement
\nprocure-t-il des r\u00e9compenses
\nparticuli\u00e8res ou une
\nsatisfaction d\u2019emploi ?
\nEN : Pas une seule journ\u00e9e je suis all\u00e9e
\nau travail de reculons. Je suis \u00e0 un
\nmoment de ma carri\u00e8re o\u00f9 je ne veux pas
\nn\u00e9cessairement m\u2019encha\u00eener \u00e0 mon bureau
\n12 heures par jour. J\u2019aime pr\u00e9sentement <\/p>\n
les activit\u00e9s de promotion des int\u00e9r\u00eats, de
\nmentorat et d\u2019\u00e9tablissement de relations,
\nque je consid\u00e8re comme une partie
\nimportante de mon perfectionnement
\nprofessionnel. Comme directrice de
\nchapitre, je suis heureuse de faire entendre
\nla voix du nord \u00e0 notre association.<\/p>\n
Particuli\u00e8rement, j\u2019aime bien aider les
\norganisations \u00e0 but non lucratif dans leur
\ncroissance ou leur processus de disposition
\net je retire beaucoup de satisfaction en
\naidant les clients \u00e0 faire le meilleur choix
\npossible dans leurs circonstances uniques.<\/p>\n
\u00c0 quoi ressemble la comp\u00e9tition
\npour les services d\u2019\u00e9valuation
\ndans votre r\u00e9gion ?
\nEN : Il y a plusieurs firmes d\u2019\u00e9valuation
\nbien \u00e9tablies dans le nord. Chacune est
\ndiff\u00e9rente et offre des services dans une
\nr\u00e9gion sp\u00e9cifique. Comme le territoire
\nest si vaste, cela peut \u00eatre dispendieux et
\ndifficile d\u2019offrir les \u00e9conomies possibles
\ndans des centres urbains plus importants. <\/p>\n
\u00ab COMME LE TERRITOIRE EST SI VASTE, CELA PEUT \u00caTRE
\nDISPENDIEUX ET DIFFICILE D\u2019OFFRIR LES \u00c9CONOMIES <\/p>\n
POSSIBLES DANS DES CENTRES URBAINS PLUS
\nIMPORTANTS. IL EST DONC VITAL POUR LES \u00c9VALUATEURS <\/p>\n
DES R\u00c9GIONS \u00c9LOIGN\u00c9ES DE RECOURIR \u00c0 L\u2019INNOVATION
\nET \u00c0 LA TECHNOLOGIE DU MIEUX QU\u2019ILS PEUVENT. \u00bb<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201738 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n
Il est donc vital pour les \u00e9valuateurs
\ndes r\u00e9gions \u00e9loign\u00e9es de recourir \u00e0
\nl\u2019innovation et \u00e0 la technologie du mieux
\nqu\u2019ils peuvent pour d\u00e9crocher des contrats
\nde service. Nul doute que les firmes faisant
\nsurtout des \u00e9valuations r\u00e9sidentielles
\nont \u00e9t\u00e9 affect\u00e9es par les compagnies de
\ngestion en \u00e9valuation (CGE) et qu\u2019elles
\nont d\u00e9finitivement plus de difficult\u00e9 \u00e0
\naugmenter leur part du\u00a0march\u00e9.<\/p>\n
M\u00eame si j\u2019\u00e9volue constamment pour
\nr\u00e9pondre aux nuances du march\u00e9, j\u2019ai la
\nchance de pouvoir choisir le travail qui
\nest le plus efficace pour moi.<\/p>\n
Comment vendez-vous vos
\nservices pour faire grandir
\nvotre compagnie ?
\nEN : Je tiens pr\u00e9sentement une chronique
\ndans notre journal r\u00e9gional pour
\nsensibiliser les gens \u00e0 la diversit\u00e9 des
\nservices que peut offrir un \u00e9valuateur
\nimmobilier. Un de mes coll\u00e8gues
\ndonne aussi des s\u00e9ances d\u2019information
\n\u00e0 diff\u00e9rents secteurs publics et il
\nm\u2019invite r\u00e9guli\u00e8rement \u00e0 y pr\u00e9senter
\nmes connaissances sur les plus r\u00e9cents
\nindicateurs \u00e9conomiques de la r\u00e9gion.<\/p>\n
Si je devais augmenter la taille de ma
\ncompagnie, je songerais \u00e0 la vendre ou la
\nfusionner avec une firme corporative plus
\nimportante qui offre la reconnaissance
\nd\u2019une marque mondiale. Notre r\u00e9gion
\naccueille la pr\u00e9sence internationale de
\nl\u2019industrie p\u00e9troli\u00e8re, ce qui repr\u00e9sente
\nune belle opportunit\u00e9 d\u2019apporter une
\nreconnaissance de marque \u00e0 cette
\ncommunaut\u00e9 pour les investisseurs de
\nl\u2019\u00e9tranger. Une compagnie offrant tous
\nles services aurait la possibilit\u00e9 d\u2019offrir
\ndes services allant au-del\u00e0 de l\u2019\u00e9valuation
\nimmobili\u00e8re. J\u2019aimerais faire partie d\u2019une
\n\u00e9quipe et collaborer avec des partenaires
\ndans un r\u00f4le consultatif.<\/p>\n
Les services de soutien et les
\ndonn\u00e9es qu\u2019il vous faut sont-ils
\nfacilement accessibles ?
\nEN : Je jouis d\u2019un solide r\u00e9seau de
\nprofessionnels de valeur dans mon groupe
\nde pairs. J\u2019appartiens \u00e0 la chambre de <\/p>\n
commerce locale et je crois vraiment que
\nle r\u00e9seautage est la cl\u00e9 de notre succ\u00e8s.<\/p>\n
L\u2019acc\u00e8s aux donn\u00e9es peut \u00eatre plus
\nprobl\u00e9matique. Nous souscrivons \u00e0
\nun service qui permet d\u2019acc\u00e9der \u00e0
\ntoutes les ventes dans la r\u00e9gion, que
\nnous recoupons avec nos dossiers
\nhistoriques ou MLS pour v\u00e9rifier les
\ndonn\u00e9es immobili\u00e8res, le cas \u00e9ch\u00e9ant.
\n\u00c0\u00a0l\u2019occasion, nous faisons une bonne
\nvieille recherche en t\u00e9l\u00e9phonant aux
\nvendeurs ou aux acheteurs pour
\nconfirmer les d\u00e9tails des ventes.
\nDe\u00a0bonnes comp\u00e9tences pour \u00e9tablir des
\nrelations aident \u00e0 naviguer et \u00e0 \u00e9tablir
\ndes rapports avec ces gestionnaires ou
\npropri\u00e9taires de biens immobiliers.<\/p>\n
forage de donn\u00e9es que nous avons oubli\u00e9 le
\nfacteur humain. Une des choses que j\u2019aime
\nle plus \u00e0 propos du nord est que le facteur
\nhumain est encore tr\u00e8s pr\u00e9sent, alors que
\nles relations sont vraiment importantes.
\nLes\u00a0membres des communaut\u00e9s se
\nr\u00e9unissent pour c\u00e9l\u00e9brer leurs victoires,
\npleurer leurs pertes et joindre leurs forces
\npour aider les gens dans\u00a0le besoin.<\/p>\n
Nous avons r\u00e9cemment publi\u00e9
\nun article sur l\u2019utilisation accrue
\ndes drones. Vous \u00eates-vous
\nlanc\u00e9e dans cette technologie ou
\npensez-vous le faire un jour ?
\nEN : Nous avons fait des recherches et du
\nd\u00e9veloppement dans la technologie des
\ndrones. C\u2019est certainement un excellent
\noutil lorsqu\u2019on \u00e9value de grandes \u00e9tendues
\nde terres agricoles vacantes. Ce qui me
\nprenait huit heures pour visiter un ranch
\nde 2000 acres peut maintenant se faire avec
\nune meilleure vue d\u2019ensemble en moins de
\ndeux heures avec un drone. Nous t\u00e2chons
\nde respecter la r\u00e9glementation et les enjeux
\ntouchant la vie priv\u00e9e, donc en ce moment
\nnous utilisons un drone pour \u00e9valuer
\ndes parcelles agricoles rurales \u00e9loign\u00e9es.
\nAlors\u00a0que beaucoup de r\u00e8glements et de
\nquestions concernant l\u2019attribution de
\nlicences affecteront la croissance au d\u00e9but,
\nje pense qu\u2019il y a beaucoup de possibilit\u00e9s
\nd\u2019employer des drones dans notre industrie.<\/p>\n
Voyez-vous d\u2019autres tendances
\nse d\u00e9velopper dans la pratique
\nd\u2019\u00e9valuation rurale ?
\nEN : Je pense que les services de
\nconsultation et la capacit\u00e9 de collaborer avec
\nplusieurs intervenants sont les prochaines
\ntendances. Par exemple, il y a d\u2019excellentes
\nopportunit\u00e9s de collaborer avec les
\ncommunaut\u00e9s autochtones alors que nous
\nregardons ensemble dans la lunette d\u2019un
\nnouveau lendemain. B\u00e2tir des relations
\nqui liant la g\u00e9rance de l\u2019environnement
\navec le soutien consultatif sur l\u2019impact des
\npolitiques, des proc\u00e9dures, des r\u00e8glements
\net de la croissance \u00e9conomique qui offrent
\ndiversit\u00e9 et durabilit\u00e9, c\u2019est l\u00e0 o\u00f9 nous
\nsemblons nous diriger. <\/p>\n
\u00ab NOUS SOMMES
\nDEVENUS SI CONCENTR\u00c9S <\/p>\n
SUR LES PARAM\u00c8TRES,
\nLES \u00c9CONOMIES, LA <\/p>\n
PROGRAMMATION
\nET LE FORAGE DE <\/p>\n
DONN\u00c9ES QUE NOUS
\nAVONS OUBLI\u00c9 <\/p>\n
LE FACTEUR HUMAIN.
\nUNE DES CHOSES <\/p>\n
QUE J\u2019AIME LE PLUS
\n\u00c0 PROPOS DU NORD <\/p>\n
EST QUE LE FACTEUR
\nHUMAIN EST ENCORE <\/p>\n
TR\u00c8S PR\u00c9SENT, ALORS
\nQUE LES RELATIONS <\/p>\n
SONT VRAIMENT
\nIMPORTANTES. \u00bb<\/p>\n
L\u2019avantage de grandir dans une
\npetite communaut\u00e9 est que lorsque de
\nnouveaux clients dans notre r\u00e9gion ont
\ndes questions auxquelles je ne peux pas
\nr\u00e9pondre, je peux trouver la personne
\nqui aura la r\u00e9ponse. Nous sommes
\nd\u00e9finitivement le carrefour des relations.<\/p>\n
Je vois le monde de la technologie
\nchanger tr\u00e8s rapidement et r\u00e9duire
\nl\u2019intervention humaine. Nous sommes
\ndevenus si concentr\u00e9s sur les param\u00e8tres,
\nles \u00e9conomies, la programmation et le <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 39Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
PROFESSIONAL PRACTICE MATTERS<\/p>\n
to express an opinion on the disputed
\nmatter or some aspect of it based on
\ninstructions provided by counsel.
\nTherefore, the arbitrator\u2019s decision is
\nreached in a very different way from the
\nmore investigative process followed by
\nthe expert. <\/p>\n
When experts are asked to assist the
\nparties in resolving issues within their
\nfield of expertise, it is usually to avoid
\nwhat might be seen as a more daunting
\narbitration process. Under\u00a0these
\ncircumstances, the lines between the
\nroles of arbitrator and expert are in
\ndanger of becoming blurred. Acting as
\narbitrators, experienced professionals
\nwill understand the distinction well and
\nwill avoid inserting their own experience
\nor knowledge into the evidentiary mix.
\nExperts asked to resolve a dispute are
\nlikely to be less familiar with the role
\nthey are being asked to play and what
\nground rules govern their engagement.
\nThe parties themselves, faced with a
\ndisarmingly clear-looking resolution
\nprovision in an agreement, may also
\nbe unaware of the implications of not
\nestablishing at the outset what the
\nrole of the expert is intended to be.
\nAlthough it may not be specified as
\nsuch, are they, in\u00a0fact, being asked to
\nact as an arbitrator? For the process
\nto work effectively, both the expert
\nand the parties need to understand
\nexactly how that role is defined and
\nwhat the implications of the possible
\nalternatives\u00a0are. <\/p>\n
EXPERT OR ARBITRATOR?
\nB Y C A R L N I L S E N , A A C I , P . A P P <\/p>\n
V OLUN T EER, A DJUC AT ING SUB-COMMI T T EE<\/p>\n
\u201cBY CLARIFYING
\nTHE NATURE OF THE <\/p>\n
APPOINTMENT \u2013
\nARBITRATOR OR EXPERT
\n\u2013 AND ESTABLISHING AN <\/p>\n
AGREED UPON PROCEDURE,
\nTHE POTENTIAL FOR <\/p>\n
CHALLENGES LATER ON
\nWILL BE ALLEVIATED.\u201d <\/p>\n
(Part of this article is reproduced with
\npermission from The Advocate. \u2018A View
\nFrom the Centre\u2019 (2017) 75 Advocate 555.) <\/p>\n
A s appraisers, we are often retained to provide independent expert opinions on real estate valuation matters.
\nIn the adversarial process of litigation or
\narbitration, we are typically retained by
\none of the parties to a dispute; the expert
\nreport then becomes part of the evidence
\nused by that party in presenting their
\ncase. This use of our expertise is familiar
\nto most of us, but there are other roles we
\nmay be asked to take on. For example,
\nboth parties may retain us to be the
\ndecision maker. If we do find ourselves
\nbeing asked to resolve a dispute, how
\nshould we respond to such a request and
\nhow can the parties and their counsel
\nensure this process runs as smoothly as
\nthey would wish? <\/p>\n
The first question to ask is whether
\nwe are to be appointed as an arbitrator or
\nas an independent expert. Consequently,
\nan understanding of the difference
\nbetween these two functions is key.
\nAn\u00a0arbitrator considers evidence such as
\nexpert opinions and reaches a conclusion
\nas to the reliability and relevance of that
\nevidence and the degree to which it can
\ninform their decision. The arbitrator
\nrelies solely on the evidence presented
\nto them by the parties. The expert
\nchooses and gathers their own evidence;
\nthey then use this and their experience <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201740 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
PROFESSIONAL PRACTICE MATTERS<\/p>\n
In the area of real estate valuation,
\nthe need for resolution of differences
\ncomes up most frequently in the
\ncontext of lease rent reviews or where a
\ncontractual or other relationship requires
\na specific determination of value.
\nTypically, the resolution process will
\nbe found in the contractual document
\nitself. Most frequently, this will be
\nthrough arbitration, but there are often
\ninstances where the parties specify a
\nmechanism other than arbitration.
\nSuch\u00a0a mechanism is usually intended
\nto avoid the adversarial process by
\nappointing an expert, or experts, to
\nexpress an objective, professional
\nopinion. Frequently there is a formula,
\noften quite creative, to establish a
\nmechanism for bridging any gaps. If the
\nprocess is considered to be a de facto
\narbitration, the rules under which the
\nexpert is to operate are clear: they are
\nset out in the provincial Arbitration
\nAct and, in BC, the rules of the BC
\nInternational Commercial Arbitration
\nCentre. For\u00a0an expert-based resolution
\nprocess, the mechanisms and rules are
\nnot so prescriptive and, in the absence
\nof clear direction, require the appointed
\nexpert(s) to seek that clarity from the
\nparties before proceeding. <\/p>\n
At this point, an example might be
\nuseful to illustrate the kind of situation
\nbeing described. Imagine a purchase
\nand sale agreement that provides
\nfor the purchase price to be resolved
\nby the parties each appointing an
\nappraiser; in the absence of resolution,
\na third appraiser is to be appointed.
\nHaving\u00a0failed to reach agreement based
\non the first two appraisals, the parties
\nare nevertheless keen to avoid repeating
\nthe entire appraisal process and ask the
\nthird expert to review the other reports
\nand express an opinion based on them.
\nAt this point, the third appraiser needs
\nto think carefully about what they are
\nbeing asked to do. Reviewing evidence
\nin the form of reports will be a familiar
\nprocess to them, but, if they are to
\nexpress an opinion, they will need to be <\/p>\n
sure both parties agree on the ground
\nrules: is it the parties intention that
\nthe opinion be binding? Are they to
\nact as an arbitrator or expert? What are
\nthe procedures regarding provision of
\ninformation by the parties? How should
\nthe parties be permitted to respond to
\nsuch information? <\/p>\n
In this example, if the parties agree
\nthat the expert is to be appointed as
\nan arbitrator, the rules will be clear.
\nThe expert will nevertheless need to
\nunderstand what these rules are and
\nbe able to convey them to the parties.
\nThey\u00a0will also need to establish a
\nprocedure, which may, by agreement,
\nbe designed to be less formal in order to
\nbest meet the parties\u2019 objectives. As an
\narbitrator, then, the appointed expert
\nwill know how to proceed and what
\nhappens if either of the parties does not
\nlike the decision. The parties should also
\nhave a good understanding of what they
\nhave embarked on. <\/p>\n
If not acting as an arbitrator, the
\nindependent expert deciding the matter
\nmay believe they are simply doing what
\nthey do every day in their professional
\nlife. This is largely true, but there is
\na danger here of paying less attention
\nthan is required to procedural issues.
\nAlthough the role of the expert is
\nto conduct their own enquiries and <\/p>\n
to ensure this is done in the way
\nmandated by their professional code
\nof practice, there is a heightened need
\nto do this in a way that cannot be
\nimpugned by either party or become
\ngrounds for an allegation of negligence.
\nConsequently, while an expert cannot
\norder production of documents in the
\nsame way that an arbitrator can, they
\ndo need to ensure that, through making
\nappropriate inquiries, every effort is
\nmade to obtain the information they
\nneed to complete the task. They\u00a0will
\nalso need to make certain that whatever
\nprocedure is described in the contract,
\nor is agreed to by the parties, is
\nfollowed\u00a0closely. <\/p>\n
If parties wish to settle disputes
\nby using an independent expert,
\nthe role of that expert, the task they
\nhave been asked to perform and the
\nprocess they are to follow needs to be
\nunderstood by everyone involved at
\nthe outset. By\u00a0clarifying the nature of
\nthe appointment \u2013 arbitrator or expert
\n\u2013 and establishing an agreed upon
\nprocedure, the potential for challenges
\nlater on will be alleviated. Failing to do
\nthis could result in extensive litigation
\n\u2013 just what the parties were trying to
\navoid by creating what they thought was
\ngoing to be a quicker and less formal
\nprocess to resolve their differences. <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 41Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
PARLONS PRATIQUE PROFESSIONNELLE<\/p>\n
(Une partie de cet article est reproduite et
\ntraduite avec la permission de The\u00a0Advocate.
\n\u2018A View From the Centre\u2019 (2017) 75
\nAdvocate 555.) <\/p>\n
E n tant qu\u2019\u00e9valuateurs, nous sommes souvent appel\u00e9s \u00e0 fournir des avis d\u2019experts ind\u00e9pendants sur des questions d\u2019\u00e9valuation
\nimmobili\u00e8re. Dans le processus accusatoire
\nde litige ou d\u2019arbitrage, nos services sont
\ng\u00e9n\u00e9ralement retenus par l\u2019une des parties
\ndans un diff\u00e9rend; le rapport d\u2019expert
\ndevient alors partie int\u00e9grante des \u00e9l\u00e9ments
\nde preuve utilis\u00e9s par cette partie pour
\npr\u00e9senter son cas. Cette utilisation de notre
\nexpertise est famili\u00e8re \u00e0 la plupart d\u2019entre
\nnous, mais il y a d\u2019autres r\u00f4les qu\u2019on pourrait
\nnous demander d\u2019assumer. Par exemple,
\nles deux parties peuvent nous retenir pour
\n\u00eatre le d\u00e9cideur. Si nous sommes amen\u00e9s \u00e0
\nr\u00e9soudre un diff\u00e9rend, comment devrions-
\nnous r\u00e9pondre \u00e0 une telle demande et
\ncomment les parties et leurs avocats
\npeuvent-ils veiller \u00e0 ce que le processus
\nse d\u00e9roule aussi harmonieusement qu\u2019ils
\nle\u00a0souhaiteraient ? <\/p>\n
La premi\u00e8re question \u00e0 se poser est de
\nsavoir si nous devons \u00eatre nomm\u00e9s en tant
\nqu\u2019arbitre ou en tant qu\u2019expert ind\u00e9pendant.
\nPar cons\u00e9quent, il est essentiel de bien
\ncomprendre la diff\u00e9rence entre ces deux
\nfonctions. Un arbitre prend en consid\u00e9ration
\ndes \u00e9l\u00e9ments de preuve tels que des opinions
\nd\u2019expert et conclut \u00e0 la fiabilit\u00e9 et \u00e0 la
\npertinence de ces \u00e9l\u00e9ments de preuve et \u00e0
\nla mesure dans laquelle ils peuvent \u00e9clairer <\/p>\n
sa\u00a0d\u00e9cision. L\u2019arbitre se fonde uniquement sur
\nla preuve pr\u00e9sent\u00e9e par les parties. Par\u00a0contre,
\nl\u2019expert choisit et rassemble ses propres
\npreuves; il utilise ensuite ces donn\u00e9es et son
\nexp\u00e9rience pour exprimer une opinion sur la
\nquestion en litige ou sur un aspect de celle-ci
\nen se fondant sur les instructions fournies par
\nle conseiller juridique. Par suite, la d\u00e9cision de
\nl\u2019arbitre est prise d\u2019une mani\u00e8re tr\u00e8s diff\u00e9rente
\ndu processus d\u2019enqu\u00eate plus approfondie que
\nsuit un expert. <\/p>\n
Quand on demande \u00e0 un expert
\nd\u2019aider les parties \u00e0 r\u00e9soudre des probl\u00e8mes
\nrelevant de son domaine d\u2019expertise, c\u2019est
\ng\u00e9n\u00e9ralement pour \u00e9viter ce qui pourrait
\n\u00eatre per\u00e7u comme un processus d\u2019arbitrage
\nplus intimidant. Dans ces circonstances, les
\nlignes de d\u00e9marcation entre les r\u00f4les d\u2019arbitre
\net d\u2019expert risquent de se brouiller. En tant
\nqu\u2019arbitres, les professionnels exp\u00e9riment\u00e9s
\ncomprendront bien la distinction et
\n\u00e9viteront d\u2019ins\u00e9rer leurs propres exp\u00e9riences
\nou connaissances dans l\u2019ensemble des
\npreuves d\u00e9pos\u00e9es. Les\u00a0experts invit\u00e9s \u00e0
\nr\u00e9soudre un diff\u00e9rend sont susceptibles
\nd\u2019\u00eatre moins familiers avec le r\u00f4le qu\u2019on
\nleur demande de jouer et les r\u00e8gles de base
\nqui r\u00e9gissent leur engagement. Les parties
\nelles-m\u00eames, confront\u00e9es \u00e0 une disposition
\nde r\u00e9solution d\u2019une clart\u00e9 apparemment
\nd\u00e9sarmante dans un accord, peuvent aussi
\nignorer les implications de ne pas \u00e9tablir au
\nd\u00e9part ce que le r\u00f4le de l\u2019expert est cens\u00e9
\n\u00eatre. En d\u00e9finitive, leur demande-t-on,
\nsans le mentionner express\u00e9ment, d\u2019agir
\ncomme\u00a0arbitre? Pour que le processus
\nfonctionne efficacement, l\u2019expert et les parties <\/p>\n
EXPERT OU ARBITRE?
\nP A R C A R L N I L S E N , A A C I , P . A P P<\/p>\n
B\u00c9N\u00c9 V OL E , S OUS -COMI T \u00c9 D\u2019A JUDIC AT ION<\/p>\n
\u00ab EN CLARIFIANT
\nLA NATURE DE LA <\/p>\n
NOMINATION – ARBITRE
\nOU EXPERT – ET EN
\n\u00c9TABLISSANT UNE <\/p>\n
PROC\u00c9DURE CONVENUE,
\nLE POTENTIEL DE <\/p>\n
CONTESTATION
\nSERA ALL\u00c9G\u00c9. \u00bb <\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201742 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
PARLONS PRATIQUE PROFESSIONNELLE<\/p>\n
doivent comprendre exactement comment ce
\nr\u00f4le est d\u00e9fini et quelles sont les implications
\ndes alternatives possibles. <\/p>\n
Dans le domaine de l\u2019\u00e9valuation
\nimmobili\u00e8re, la n\u00e9cessit\u00e9 de r\u00e9soudre les
\ndiff\u00e9rends revient le plus souvent dans le
\ncontexte des r\u00e9visions de baux de location
\nou lorsqu\u2019une relation contractuelle ou
\nautre exige une d\u00e9termination sp\u00e9cifique
\nde la valeur. Typiquement, le processus de
\nr\u00e9solution se trouve d\u00e9j\u00e0 dans le document
\ncontractuel lui-m\u00eame. Le plus souvent,
\nle m\u00e9canisme pr\u00e9vu est l\u2019arbitrage, mais
\nil arrive aussi que les parties pr\u00e9cisent un
\nm\u00e9canisme autre que l\u2019arbitrage. Un tel
\nm\u00e9canisme est g\u00e9n\u00e9ralement destin\u00e9 \u00e0 \u00e9viter
\nle processus contradictoire en d\u00e9signant
\nun ou plusieurs experts pour exprimer une
\nopinion objective et professionnelle. Il existe
\nsouvent une formule, souvent tr\u00e8s cr\u00e9ative,
\npour \u00e9tablir un m\u00e9canisme permettant
\nde combler les lacunes. Si le processus est
\nconsid\u00e9r\u00e9 comme un arbitrage de facto, les
\nr\u00e8gles selon lesquelles l\u2019expert doit op\u00e9rer
\nsont claires\u00a0: elles sont \u00e9nonc\u00e9es dans la
\nLoi\u00a0sur l\u2019arbitrage de la province comp\u00e9tente
\net, en Colombie-Britannique, dans les
\nr\u00e8gles du BC International Commercial
\nArbitration Centre. Dans le cas d\u2019un
\nprocessus de r\u00e9solution fond\u00e9 sur des experts, <\/p>\n
les m\u00e9canismes et les r\u00e8gles ne sont pas aussi
\nprescriptifs et, en l\u2019absence d\u2019instructions
\nclaires, ils obligent le ou les experts d\u00e9sign\u00e9s
\n\u00e0 demander cette pr\u00e9cision aux parties avant
\nde proc\u00e9der. <\/p>\n
\u00c0 ce stade, un exemple pourrait \u00eatre
\nutile pour illustrer le type de situation que
\nnous d\u00e9crivons. Imaginez un contrat d\u2019achat
\net de vente pr\u00e9voyant que le prix d\u2019achat
\nsoit d\u00e9termin\u00e9 par les parties d\u00e9signant
\nchacune un \u00e9valuateur; en l\u2019absence de
\nr\u00e9solution, un troisi\u00e8me \u00e9valuateur doit
\n\u00eatre nomm\u00e9. N\u2019ayant pas r\u00e9ussi \u00e0 se mettre
\nd\u2019accord sur la base des deux premi\u00e8res
\n\u00e9valuations, les parties souhaitent n\u00e9anmoins
\n\u00e9viter de r\u00e9p\u00e9ter l\u2019ensemble du processus
\nd\u2019\u00e9valuation et demander au troisi\u00e8me
\nexpert d\u2019examiner les autres rapports et
\nd\u2019exprimer une opinion bas\u00e9e sur ces
\nderniers. \u00c0 ce stade, le troisi\u00e8me \u00e9valuateur
\ndoit r\u00e9fl\u00e9chir attentivement \u00e0 ce qu\u2019on lui
\ndemande de faire. L\u2019examen des preuves sous
\nla forme de rapports est un exercice auquel
\nil est familier, mais s\u2019il doit exprimer une
\nopinion, il doit s\u2019assurer que les deux parties
\ns\u2019accordent sur les r\u00e8gles de base\u00a0: les parties
\nsont-elles dispos\u00e9es \u00e0 accepter l\u2019opinion
\ncomme contraignante? Le troisi\u00e8me
\n\u00e9valuateur devra-t-il agir comme arbitre ou
\ncomme expert? Quelles sont les proc\u00e9dures <\/p>\n
concernant la fourniture d\u2019informations par les
\nparties ? Comment les parties devraient-elles
\n\u00eatre autoris\u00e9es \u00e0 r\u00e9pondre \u00e0 ces informations ? <\/p>\n
Dans cet exemple, si les parties conviennent
\nque l\u2019expert doit \u00eatre d\u00e9sign\u00e9 comme arbitre,
\nles r\u00e8gles seront claires. L\u2019expert devra
\nn\u00e9anmoins comprendre quelles sont ces r\u00e8gles
\net \u00eatre capable de les transmettre aux parties.
\nLes\u00a0parties devront \u00e9galement convenir d\u2019une
\nproc\u00e9dure pouvant \u00eatre moins formelle afin
\nde mieux r\u00e9pondre aux objectifs des parties.
\nEn tant qu\u2019arbitre, l\u2019expert d\u00e9sign\u00e9 saura alors
\ncomment proc\u00e9der et \u00e0 quoi s\u2019en tenir si l\u2019une
\ndes parties n\u2019aime pas la d\u00e9cision. Les parties
\ndevraient \u00e9galement bien comprendre dans
\nquoi\u00a0elles s\u2019embarquent. <\/p>\n
S\u2019il n\u2019agit pas en tant qu\u2019arbitre, l\u2019expert
\nind\u00e9pendant d\u00e9cidant de l\u2019affaire peut croire
\nqu\u2019il fait simplement ce qu\u2019il fait chaque jour
\ndans sa vie professionnelle. C\u2019est en grande
\npartie vrai, mais le danger qui existe ici est
\nd\u2019accorder moins d\u2019attention que n\u00e9cessaire
\naux questions de proc\u00e9dure. Bien que le
\nr\u00f4le de l\u2019expert soit de mener ses propres
\nenqu\u00eates et de veiller \u00e0 ce que cela soit fait de
\nla mani\u00e8re prescrite par son code de pratique
\nprofessionnelle, il est n\u00e9cessaire de le faire d\u2019une
\nmani\u00e8re qui ne puisse \u00eatre contest\u00e9e par aucune
\ndes parties ou qui ne puisse donner lieu \u00e0 des
\nall\u00e9gations de n\u00e9gligence. Par cons\u00e9quent,
\nm\u00eame si un expert ne peut pas ordonner la
\nproduction de documents de la m\u00eame mani\u00e8re
\nqu\u2019un arbitre, il doit veiller \u00e0 ce que, par des
\nenqu\u00eates appropri\u00e9es, tous les efforts soient faits
\npour obtenir l\u2019information dont il a besoin pour
\naccomplir la t\u00e2che. Il devra \u00e9galement s\u2019assurer
\nque toute proc\u00e9dure d\u00e9crite dans le contrat ou
\naccept\u00e9e par les parties est suivie de pr\u00e8s. <\/p>\n
Si les parties souhaitent r\u00e9gler les diff\u00e9rends
\nen faisant appel \u00e0 un expert ind\u00e9pendant, le
\nr\u00f4le de cet expert, la t\u00e2che qui lui a \u00e9t\u00e9 confi\u00e9e
\net le processus qu\u2019il doit suivre doivent \u00eatre
\ncompris par tous les intervenants d\u00e8s le d\u00e9part.
\nEn clarifiant la nature de la nomination – arbitre
\nou expert – et en \u00e9tablissant une proc\u00e9dure
\nconvenue, le potentiel de contestation sera
\nall\u00e9g\u00e9. Ne pas le faire pourrait entra\u00eener de
\nnombreux litiges – ce que les parties essayaient
\nd\u2019\u00e9viter en cr\u00e9ant ce qu\u2019elles pensaient \u00eatre un
\nprocessus plus rapide et moins formel pour
\nr\u00e9soudre leurs diff\u00e9rends. <\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 43Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
LEGAL MATTERS<\/p>\n
I n a rent review under a lease, the lease must be read to determine the basis upon which the landlord and the tenant have agreed rent will be reset.
\nIs the rent to be based on the market or
\nupon other criteria established by the
\nparties? To decide the question, principles
\nof contract interpretation must be applied.<\/p>\n
General interpretation principlesThe interpretation principles applicable to a lease were recently confirmed in
\nPark Royal Shopping Center Holdings Ltd.
\nv. Gap (Canada) Inc., 2017 BCSC 1257
\n[Park Royal]. At paragraphs 51 and 52, the
\ncourt wrote the following:<\/p>\n
[51] As noted in Athwal v. Black
\nTop Cabs Ltd., 2012 BCCA 107:<\/p>\n
[42] The contractual intent of
\nthe parties to a written contract
\nis objectively determined
\nby construing the plain and
\nordinary meaning of the words
\nof the contract in the context of
\nthe contract as a whole and the
\nsurrounding circumstances (or
\nfactual matrix) that existed at
\nthe time the contract was made,
\nunless to do (sic) would result in
\nan absurdity.<\/p>\n
[52] The \u201cinterpretation of a
\nwritten contractual provision
\nmust always be grounded in the
\ntext and read in light of the entire
\ncontract:\u201d Creston Moly Corp. v.
\nSattva Capital Corp., 2014 SCC 53
\nat para. 57.<\/p>\n
In Creston Moly Corp. v. Sattva
\nCapital Corp., 2014 SCC 53 [Sattva],
\nRothstein\u00a0J. wrote at paragraph 47 that
\n\u201c\u2026 Consideration of the surrounding
\ncircumstances recognizes that
\nascertaining contractual intention can be
\ndifficult when looking at words on their
\nown, because words alone do not have
\nan immutable or absolute meaning \u2026\u201d
\nAt paragraph 48, Rothstein J. explained
\nfurther:<\/p>\n
48 The meaning of words is
\noften derived from a number of
\ncontextual factors, including the
\npurpose of the agreement and the
\nnature of the relationship created
\nby the agreement \u2026 As stated
\nby Lord Hoffmann in Investors
\nCompensation Scheme Ltd. v. West
\nBromwich Building Society, [1998]
\n1 All E.R. 98 (H.L.):<\/p>\n
The meaning which a
\ndocument (or any other
\nutterance) would convey to a
\nreasonable man is not the same
\nthing as the meaning of its
\nwords. The meaning of words
\nis a matter of dictionaries and
\ngrammars; the meaning of the
\ndocument is what the parties
\nusing those words against
\nthe relevant background
\nwould reasonably have been
\nunderstood to mean \u2026<\/p>\n
At paragraph 57, the role of surrounding
\ncircumstances was described: \u201cWhile
\nthe surrounding circumstances will <\/p>\n
RENT REVIEW CLAUSES:
\nMARKET-BASED OR NOT? <\/p>\n
B Y J O H N S H E V C H U K
\nB A RRIS T ER & S OL ICI TOR, C. A RB, A ACI (HON) , R I<\/p>\n
\u201cTO DECIDE IF RENT IS
\nBASED ON THE MARKET <\/p>\n
OR OTHER CRITERIA,
\nPRINCIPLES OF CONTRACT <\/p>\n
MUST BE APPLIED.\u201d<\/p>\n
Canadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada | Volume 61 | Book 4 \/ Tome 4 | 201744 Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n
LEGAL MATTERS<\/p>\n
be considered in interpreting the
\nterms of a contract, they must never
\nbe allowed to overwhelm the words
\nof the agreement \u2026 The goal of
\nexamining such evidence is to deepen
\na decision-maker\u2019s understanding of
\nthe mutual and objective intentions of
\nthe parties as expressed in the words of
\nthe contract.\u201d Evidence that qualifies
\nunder \u201csurrounding circumstances\u201d was
\ndiscussed at paragraph 58, part of which
\nis set out below:<\/p>\n
58 The nature of the evidence that
\ncan be relied upon under the rubric
\nof \u201csurrounding circumstances\u201d
\nwill necessarily vary from case
\nto case. It does, however, have
\nits limits. It should consist only
\nof objective evidence of the
\nbackground facts at the time of the
\nexecution of the contract \u2026 that is,
\nknowledge that was or reasonably
\nought to have been within the
\nknowledge of both parties at or
\nbefore the date of contracting \u2026<\/p>\n
Application of interpretation
\nprinciples to leases
\nGiven the current state of the law
\nregarding interpretation of contracts,
\nwhich includes leases, how will a court
\ndetermine if rent is to be reset having
\nregard to the market or on some other
\nbasis? Although the following cases
\npre-date Sattva and Park Royal, perhaps
\nthey can provide some insight on the
\nway\u00a0forward.<\/p>\n
In Fire Productions Ltd. v. Lauro,
\n2006 BCCA 497, Mr. Justice Lowry
\nheld at paragraph 9 that \u201cfair\u201d in \u201cfair
\nmarket value\u201d does not mean that rent
\nis to be calculated on some basis other
\nthan what the market would attract.
\nHe held that the parties did not agree
\nto \u201cfair rent,\u201d but to fair market rent.
\n\u201cFair\u201d adds nothing to the meaning of
\nmarket rent except that the market is
\nto be considered a consistent market
\nunaffected by significant transient
\nfluctuations that may be evident at
\nthe time of renewal. In coming to this <\/p>\n
conclusion, the learned justice relied
\nupon the Supreme Court of Canada\u2019s
\ninterpretation of the word \u201cfair\u201d in
\nconsidering the fair market value of
\nshares in Untermyer v. British Columbia
\n(Attorney General) (1928), [1929] S.C.R.
\n84 at 319.<\/p>\n
In NRI Manufacturing Inc. v. Gross,
\n1998 CarswellOnt 2741 (Ont. Gen.
\nDiv.) [NRI Manufacturing],1 the court
\nconsidered the following clause in a lease
\nrenewal dispute:<\/p>\n
Section 19.2 Rent for
\nInitial Renewal Term
\nThe Basic Rent payable for each year
\nof the Initial Renewal Term will
\nbe the fair market rental value of
\nthe Initial Renewal Premises as at
\nDecember 31, 1998.
\nFor the purposes of this Section
\n19.2, \u201cfair market rental value\u201d
\nof the Initial Renewal Premises <\/p>\n
will be as agreed by the parties
\nor as determined by arbitration
\nas provided herein, based on all
\nrelevant facts and circumstances \u2026<\/p>\n
The tenant argued that the plain language
\nof the agreement, both in law and in
\naccordance with industry standards,
\nrequired that an objective market value
\napproach be adopted. The\u00a0landlord
\ncontended that giving effect to the
\ntenant\u2019s position would make superfluous
\nthe phrase \u201c… based on all relevant
\nfacts and circumstances\u00a0…\u201d contained
\nin Article 19.2. The court quoted from
\nYonge-Eglinton Building Ltd. v. Toronto
\nTransit Commission (1997), 97\u00a0O.A.C.
\n205 (Ont. Div. Ct.) where \u201c… to fix a fair
\nand proper sum to be paid as yearly rent
\nof the said demised parcels of land…\u201d was
\nthe disputed phrase:<\/p>\n
A large number of cases were
\nreferred to by counsel for each\u00a0party. <\/p>\n
Suite 101, 24 Inglewood Drive, St. Albert, AB T8N 6K4<\/p>\n
Please send resumes to: info@crvg.com
\nAACI & Candidates<\/p>\n
Tel: (780) 424-8856 \u2022 Fax: (587) 290-2267<\/p>\n
Volume 61 | Book 4 \/ Tome 4 | 2017 | \u00c9valuation Immobili\u00e8re au Canada | Canadian Property Valuation 45Click HERE to return to
\nTABLE OF CONTENTS<\/p>\n