{"id":68336,"date":"2019-11-27T10:51:01","date_gmt":"2019-11-27T15:51:01","guid":{"rendered":"https:\/\/www.aicanada.ca\/?post_type=issue&#038;p=68336"},"modified":"2019-11-27T11:52:01","modified_gmt":"2019-11-27T07:52:01","slug":"2019-volume-63-tome-3-2","status":"publish","type":"issue","link":"https:\/\/www.aicanada.ca\/fr\/cpv-issue\/2019-volume-63-tome-3-2\/","title":{"rendered":"2019 \u2013 Volume 63 \u2013 Tome 4"},"content":{"rendered":"<p>Immobili\u00e8re au Canada<\/p>\n<p>Canadian Property<br \/>\nVol 63 | Book 4 \/ Tome 4 2019<\/p>\n<p>P<br \/>\nM<\/p>\n<p> #<br \/>\n40<\/p>\n<p>00<br \/>\n82<\/p>\n<p>49<br \/>\n R<\/p>\n<p>et<br \/>\nur<\/p>\n<p>n<br \/>\nun<\/p>\n<p>de<br \/>\nli<\/p>\n<p>ve<br \/>\nra<\/p>\n<p>bl<br \/>\ne <\/p>\n<p>C<br \/>\nan<\/p>\n<p>ad<br \/>\nia<\/p>\n<p>n<br \/>\nA<\/p>\n<p>dd<br \/>\nre<\/p>\n<p>ss<br \/>\nes<\/p>\n<p> t<br \/>\no:<\/p>\n<p> A<br \/>\npp<\/p>\n<p>ra<br \/>\nis<\/p>\n<p>al<br \/>\n In<\/p>\n<p>st<br \/>\nit<\/p>\n<p>ut<br \/>\ne <\/p>\n<p>of<br \/>\n C<\/p>\n<p>an<br \/>\nad<\/p>\n<p>a,<br \/>\n 4<\/p>\n<p>03<br \/>\n-2<\/p>\n<p>00<br \/>\n C<\/p>\n<p>at<br \/>\nhe<\/p>\n<p>ri<br \/>\nne<\/p>\n<p> S<br \/>\nt.<\/p>\n<p>, O<br \/>\ntt<\/p>\n<p>aw<br \/>\na,<\/p>\n<p> O<br \/>\nN<\/p>\n<p> K<br \/>\n2P<\/p>\n<p> 2<br \/>\nK<\/p>\n<p>9.<br \/>\n E<\/p>\n<p>m<br \/>\nai<\/p>\n<p>l:<br \/>\n in<\/p>\n<p>fo<br \/>\n@<\/p>\n<p>ai<br \/>\nca<\/p>\n<p>na<br \/>\nda<\/p>\n<p>.c<br \/>\na<\/p>\n<p>See page 7<\/p>\n<p>Voyez la page 12<\/p>\n<p>\u00ab Votre avenir<br \/>\nse dessine<br \/>\nmaintenant \u00bb<\/p>\n<p>\u201dYour voice,<br \/>\nyour choice\u201d<\/p>\n<p>mailto:info@aicanada.ca<\/p>\n<p>CDC provides quality,<br \/>\nprofessional valuations<br \/>\nto our clients on a timely<br \/>\nbasis with integrity,<br \/>\neffectiveness and value.<br \/>\nCDC fournit des \u00e9valuations<br \/>\nprofessionnelles de qualit\u00e9 \u00e0 ses<br \/>\nclients, de fa\u00e7on rapide, avec int\u00e9grit\u00e9,<br \/>\nefficacit\u00e9 et valeur. <\/p>\n<p>LocaL appraisers,<br \/>\nNatioNaL coverage,<br \/>\nexceLLeNt service.<\/p>\n<p>\u00c9vaLuateurs Locaux,<br \/>\ncouverture NatioNaLe, <\/p>\n<p>service exceLLeNt.<\/p>\n<p>CDC INC. is a national full service appraisal firm<br \/>\nCDC INC. est une firme nationale d\u2019\u00e9valuation multiservices<br \/>\nT \/ T\u00e9l. : 1.866.479.7922<br \/>\nF \/ T\u00e9l\u00e9c. : 1.877.429.7972<br \/>\nE \/ Courriel : info@cdcinc.ca<br \/>\nW : www.cdcinc.ca<\/p>\n<p>REAL PROPERTY APPRAISALS<br \/>\n\u00c9VALUATIONS IMMOBILI\u00c8RES<br \/>\nOur Value. Your Future.<br \/>\nNotre expertise. Votre avenir.<\/p>\n<p>mailto:info@cdcinc.ca<br \/>\nhttp:\/\/www.cdcinc.ca<\/p>\n<p>CDC provides quality,<br \/>\nprofessional valuations<br \/>\nto our clients on a timely<br \/>\nbasis with integrity,<br \/>\neffectiveness and value.<br \/>\nCDC fournit des \u00e9valuations<br \/>\nprofessionnelles de qualit\u00e9 \u00e0 ses<br \/>\nclients, de fa\u00e7on rapide, avec int\u00e9grit\u00e9,<br \/>\nefficacit\u00e9 et valeur. <\/p>\n<p>LocaL appraisers,<br \/>\nNatioNaL coverage,<br \/>\nexceLLeNt service.<\/p>\n<p>\u00c9vaLuateurs Locaux,<br \/>\ncouverture NatioNaLe, <\/p>\n<p>service exceLLeNt.<\/p>\n<p>CDC INC. is a national full service appraisal firm<br \/>\nCDC INC. est une firme nationale d\u2019\u00e9valuation multiservices<br \/>\nT \/ T\u00e9l. : 1.866.479.7922<br \/>\nF \/ T\u00e9l\u00e9c. : 1.877.429.7972<br \/>\nE \/ Courriel : info@cdcinc.ca<br \/>\nW : www.cdcinc.ca<\/p>\n<p>REAL PROPERTY APPRAISALS<br \/>\n\u00c9VALUATIONS IMMOBILI\u00c8RES<br \/>\nOur Value. Your Future.<br \/>\nNotre expertise. Votre avenir.<\/p>\n<p>Find \u2022 Invest \u2022 Develop \u2022 Manage \u2022 Real Estate <\/p>\n<p>Uncover the real value<br \/>\nof your property or portfolio. <\/p>\n<p>Precise and dependable property<br \/>\nvaluation services to help you make<br \/>\ntimely, informed real estate decisions.<\/p>\n<p>Dave Black<br \/>\nSenior Vice President<br \/>\n&#038; National Practice Lead<br \/>\nAdvisory and Appraisal Services<br \/>\nDave.Black@am.jll.com<br \/>\njll.ca\/value<\/p>\n<p>mailto:Dave.Black@am.jll.com<br \/>\nhttp:\/\/jll.ca\/value<\/p>\n<p>www<\/p>\n<p>Ready? <\/p>\n<p>Contact Brandi Heidler at:<br \/>\ncanada.careers@colliers.com<br \/>\nfor a confidential chat to learn <\/p>\n<p>more about our competitive<br \/>\ncompensation packages and <\/p>\n<p>the benefits of joining the<br \/>\nColliers Team. <\/p>\n<p>14 Offices<br \/>\n90 Professionals<br \/>\n4,500 Appraisals Each Year<br \/>\n1,250 Tax Appeals<\/p>\n<p>Interested in<br \/>\nbuilding value?<br \/>\nWe are actively seeking experienced<br \/>\ncommercial appraisers ready to take their<br \/>\ncareers to the next level.<\/p>\n<p>Accelerating success.<\/p>\n<p>Be inspired.<br \/>\nAt Colliers, we provide you with the tools to grow your business,<br \/>\nwhether you want to build a team and\/or become an asset type expert.<br \/>\nOur renowned educational platform, Colliers University, mentorship<br \/>\nstructure and innovative business model are just a few ways we can<br \/>\nhelp you build your career.   <\/p>\n<p>Be collaborative.<br \/>\nWork with a fun and supportive team of professionals across North<br \/>\nAmerica who are ready to lend a hand and share their expertise.<br \/>\nThis gives you the opportunity to work on a variety of asset classes<br \/>\nwith the support of our specialty asset type leaders. <\/p>\n<p>Be entrepreneurial.<br \/>\nWe give you the freedom and flexibility to build and manage your<br \/>\ncareer. Our role is to give you every advantage necessary to<br \/>\naccomplish your work efficiently so you can take that next step.  <\/p>\n<p>Colliers International Canada<br \/>\nValuation &#038; Advisory Services<\/p>\n<p>collierscanada.com\/vas<\/p>\n<p>mailto:canada.careers@colliers.com<br \/>\nhttp:\/\/collierscanada.com\/vas<\/p>\n<p>The articles printed in<br \/>\nthis issue represent<br \/>\nauthors\u2019 opinions only<br \/>\nand are not necessarily<br \/>\nendorsed by the<br \/>\nAppraisal Institute<br \/>\nof Canada. Copyright<br \/>\n2019 by the Appraisal<br \/>\nInstitute of Canada.<br \/>\nAll rights reserved.<br \/>\nReproduction in whole<br \/>\nor in part without<br \/>\nwritten permission<br \/>\nis strictly prohibited.<br \/>\nSubscription, $40.00 per<br \/>\nyear. Printed in Canada. <\/p>\n<p>Les articles imprim\u00e9s dans<br \/>\nce num\u00e9ro ne rep\u00e9sentent<br \/>\nque l\u2019opinion de leur auteur<br \/>\nrespectif, mais ne sont pas<br \/>\nn\u00e9ces\u2013sairement endoss\u00e9s<br \/>\npar l\u2019Institut Canadien des<br \/>\n\u00c9valuateurs. Tous droits<br \/>\nreserv\u00e9s 2019 par l\u2019Institut<br \/>\nCanadien des \u00c9valuateurs.<br \/>\nLa reproduction totale ou<br \/>\npartielle sous quelque<br \/>\nform que se soit sans<br \/>\nauthorisation \u00e9crite est<br \/>\nabsolument interdite.<br \/>\nAbonnement $40.00 par<br \/>\nann\u00e9e. Imprim\u00e9 au Canada.<\/p>\n<p>* The Appraisal Institute of<br \/>\nCanada reserves the right<br \/>\nto reject advertising that it<br \/>\ndeems to be inappropriate.<\/p>\n<p>** The publisher and the<br \/>\nAppraisal Institute of Canada<br \/>\ncannot be held liable for<br \/>\nany material used or claims<br \/>\nmade in advertising included<br \/>\nin this publication.Indexed<br \/>\nin the Canadian Business<br \/>\nIndex and available on-line<br \/>\nin the Canadian Business &#038;<br \/>\nCurrent Affairs database.<br \/>\nISSN 0827-2697<\/p>\n<p>Publication Mails Agreement<br \/>\n#40008249<\/p>\n<p>Return undeliverable<br \/>\nCanadian addresses to:<br \/>\nAppraisal Institute of Canada<br \/>\n403-200 Catherine St.,<br \/>\nOttawa, ON K2P 2K9.<br \/>\nEmail: info@aicanada.ca<\/p>\n<p>Director &#8211; Communications:<br \/>\nPaul H\u00e9bert, Ottawa<\/p>\n<p>Publication management,<br \/>\ndesign and production by:<br \/>\nDirection, conception et<br \/>\nproduction par :<\/p>\n<p>3rd Floor \u2013 2020 Portage<br \/>\nAvenue, Winnipeg,<br \/>\nMB R3J 0K4<br \/>\nPhone: 866-985-9780<br \/>\nFax: 866-985-9799<br \/>\nE-mail: info@kelman.ca<br \/>\nWeb: www.kelman.ca<\/p>\n<p>Managing Editor:<br \/>\nCraig Kelman<\/p>\n<p>Design\/Layout:<br \/>\nKristy Unrau<\/p>\n<p>Marketing Manager:<br \/>\nKris Fillion<\/p>\n<p>Advertising Co-ordinator:<br \/>\nStefanie Hagidiakow<\/p>\n<p>50 A Professional<br \/>\nAppraiser\u2019s Perspective<br \/>\nThe Corridor Valuation<br \/>\ntextbook \u2013 the Canadian<br \/>\nexperience<\/p>\n<p>56 Legal Matters<br \/>\nWhy can the public file<br \/>\ncomplaints against<br \/>\nMembers? <\/p>\n<p>60 Professional<br \/>\nPractice Matters<br \/>\nLaunch of<br \/>\nCUSPAP 2020<\/p>\n<p>64 Marketing &#038;<br \/>\nCommunications<br \/>\nTake back control<br \/>\nof your email<\/p>\n<p>67 Advocacy<br \/>\n2019 Federal<br \/>\nElection Results<\/p>\n<p>69 News<br \/>\n\u2022 In Memoriam<br \/>\n\u2022 AIC Exchange Blog<\/p>\n<p>70 Designations,<br \/>\nCandidates, Students<\/p>\n<p>52 Point de vue d\u2019un<br \/>\n\u00e9valuateur professionnel<br \/>\nLe manuel d\u2019\u00e9valuation<br \/>\ndes corridors &#8211; l\u2019exp\u00e9rience<br \/>\ncanadienne <\/p>\n<p>58 Questions juridiques<br \/>\nPourquoi le public<br \/>\npeut-il porter plainte<br \/>\ncontre un membre?<\/p>\n<p>62  Parlons de la pratique<br \/>\nprofessionelle<br \/>\nLancement des<br \/>\nNUPPEC 2020<\/p>\n<p>65 Marketing et<br \/>\nCommunications<br \/>\nReprenez le contr\u00f4le<br \/>\nde vos courriels <\/p>\n<p>68 D\u00e9fense<br \/>\nR\u00e9sultats des \u00e9lections<br \/>\nf\u00e9d\u00e9rales de 2019<\/p>\n<p>69  Nouvelles<br \/>\n\u2022 En memoire<br \/>\n\u2022 Le blogue \u00c9change de l&rsquo;ICE<\/p>\n<p>70  D\u00e9signations,<br \/>\nstagiaires, \u00e9tudiants<\/p>\n<p>The commercial real estate market<br \/>\nis changing\u2026 but are appraisers?<\/p>\n<p>Le march\u00e9 de l\u2019immobilier commercial<br \/>\nest en pleine \u00e9volution&#8230; mais les<br \/>\n\u00e9valuateurs le sont-ils aussi? <\/p>\n<p>An Analysis of Partial Takings and<br \/>\nContributory Value in the Context<br \/>\nof Various Court Decisions<\/p>\n<p>Analyse de l\u2019expropriation partielle et<br \/>\nde la valeur contributive en fonction<br \/>\ndes d\u00e9cisions des tribunaux<\/p>\n<p>46<\/p>\n<p>16<\/p>\n<p>COLUMNS CHRONIQUES<\/p>\n<p>Shaping our Future<\/p>\n<p>Fa\u00e7onner notre avenir<\/p>\n<p>07<\/p>\n<p>www<\/p>\n<p>Ready? <\/p>\n<p>Contact Brandi Heidler at:<br \/>\ncanada.careers@colliers.com<br \/>\nfor a confidential chat to learn <\/p>\n<p>more about our competitive<br \/>\ncompensation packages and <\/p>\n<p>the benefits of joining the<br \/>\nColliers Team. <\/p>\n<p>14 Offices<br \/>\n90 Professionals<br \/>\n4,500 Appraisals Each Year<br \/>\n1,250 Tax Appeals<\/p>\n<p>Interested in<br \/>\nbuilding value?<br \/>\nWe are actively seeking experienced<br \/>\ncommercial appraisers ready to take their<br \/>\ncareers to the next level.<\/p>\n<p>Accelerating success.<\/p>\n<p>Be inspired.<br \/>\nAt Colliers, we provide you with the tools to grow your business,<br \/>\nwhether you want to build a team and\/or become an asset type expert.<br \/>\nOur renowned educational platform, Colliers University, mentorship<br \/>\nstructure and innovative business model are just a few ways we can<br \/>\nhelp you build your career.   <\/p>\n<p>Be collaborative.<br \/>\nWork with a fun and supportive team of professionals across North<br \/>\nAmerica who are ready to lend a hand and share their expertise.<br \/>\nThis gives you the opportunity to work on a variety of asset classes<br \/>\nwith the support of our specialty asset type leaders. <\/p>\n<p>Be entrepreneurial.<br \/>\nWe give you the freedom and flexibility to build and manage your<br \/>\ncareer. Our role is to give you every advantage necessary to<br \/>\naccomplish your work efficiently so you can take that next step.  <\/p>\n<p>Colliers International Canada<br \/>\nValuation &#038; Advisory Services<\/p>\n<p>collierscanada.com\/vas<\/p>\n<p>mailto:info@aicanada.ca<br \/>\nmailto:info@kelman.ca<br \/>\nhttp:\/\/www.kelman.ca<\/p>\n<p>SAVE THE DATE!<\/p>\n<p>R\u00c9SERVEZ LA DATE !<\/p>\n<p>SAVE THE DATE!<\/p>\n<p>R\u00c9SERVEZ LA DATE !<\/p>\n<p>The Appraisal Institute of Canada (AIC) Board of Directors recently struck a Task<br \/>\nForce to undertake a wholesale examination<br \/>\nof the disruptors facing our industry,<br \/>\nanalyze the impact of those disruptors, and<br \/>\ndevelop recommendations regarding how<br \/>\nthe organization can facilitate Members\u2019<br \/>\nadaptation to the new marketplace with<br \/>\nstrategies that will allow them to thrive.<br \/>\nGiven the magnitude of the market changes<br \/>\nfacing the membership, the importance of the<br \/>\nTask Force\u2019s work cannot be overstated.<\/p>\n<p>We are honored to have been named co-<br \/>\nchairs of the Task Force and we look forward<br \/>\nto leading this multi-year project; the very<br \/>\nsuccess of our industry may hinge upon<br \/>\ngetting this right. The Task Force\u2019s kickoff<br \/>\nmeeting was held on October 27, 2019 and<br \/>\nthe work is already underway.<\/p>\n<p>One of the guiding principles identified<br \/>\nby the Task Force was that the entire<br \/>\nmembership be engaged and that their input<br \/>\nbe solicited throughout the process of this<br \/>\nimportant work. We will be communicating<br \/>\nthe progress of the Task Force\u2019s work on a<br \/>\nregular basis and will always advise you of<br \/>\nyour opportunities to provide input.<\/p>\n<p>In this, the first of a regular column in the<br \/>\nCPV about the Task Force\u2019s progress, we wanted<br \/>\nto provide some context that we feel relates<br \/>\nwell to the position in which the AIC and the<br \/>\nmembership find themselves. As you will see,<br \/>\nwe are far from being the only industry having to<br \/>\ndeal with disruption and change.<\/p>\n<p>Throughout history, products, services,<br \/>\neven entire industries have had a finite<br \/>\nlifespan. Commercial offerings are inevitably<br \/>\ndisplaced by disruptive technology or <\/p>\n<p>SAVE THE DATE!<\/p>\n<p>R\u00c9SERVEZ LA DATE !<\/p>\n<p>SAVE THE DATE!<\/p>\n<p>R\u00c9SERVEZ LA DATE !<\/p>\n<p>BY BRAD BREWSTER, AACI, P.APP. AND DAN BREWER, AACI, P.APP., FELLOW<\/p>\n<p>B<br \/>\nR<\/p>\n<p>E<br \/>\nW<\/p>\n<p>S<br \/>\nT<\/p>\n<p>E<br \/>\nR<\/p>\n<p>B<br \/>\nR<\/p>\n<p>E<br \/>\nW<\/p>\n<p>E<br \/>\nR<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 7Return to CONTENTS<\/p>\n<p>1. Real estate<\/p>\n<p>In 2018, real estate accounted for about<br \/>\n12.75%, or $250 billion, of Canadian GDP,<br \/>\nas reported by Statistics Canada. That is<br \/>\nmore than any other industry, including<br \/>\nmanufacturing at $174 billion. Real<br \/>\nestate, as a whole, covers a number of<br \/>\nmarket segments, including commercial<br \/>\nindustries such as retail construction and<br \/>\nrentals to the residential market. Real<br \/>\nestate construction alone contributed<br \/>\nmore than $80 billion to the Canadian<br \/>\neconomy last year, while apartment rental<br \/>\nproperties are worth north of $100 billion.<\/p>\n<p>The real estate industry provides a<br \/>\nhuge market for opportunity. A US example<br \/>\nof AI in this space is from Compass, a<br \/>\nstartup that uses AI to connect potential<br \/>\nhomebuyers and renters with properties<br \/>\nthat best meet their needs. While<br \/>\nthere are multiple websites that offer a<br \/>\nsimilar service, Compass perfected the<br \/>\nart by breaking the mold and standing<br \/>\nout. According to a representative of<br \/>\nSoftBank Vision Fund, which invested<br \/>\n$450  million in Compass, it is well<br \/>\npositioned for future growth for building<br \/>\na \u201cdifferentiated end-to-end tech<br \/>\nplatform that aggregates across diverse<br \/>\ndata streams to support agents and<br \/>\nhomebuyers through the entire process.\u201d<\/p>\n<p>2. Insurance<\/p>\n<p>Insurance companies and their leaders have a<br \/>\nlot to deal with lately, as reported by Deloitte\u2019s<br \/>\nlatest market research report called Fintech by<br \/>\nthe numbers. As reported by Deloitte, \u201cPolitical<br \/>\nand regulatory upheavals around the world are<br \/>\nchanging some of the ground rules about how<br \/>\ncarriers are allowed to operate. An accelerating<br \/>\nevolution in the way business is conducted is<br \/>\nbeing driven by innovation and higher customer<br \/>\nexpectations, while disruptive newcomers are<br \/>\nlooking to take market share from incumbent<br \/>\ninsurers in the insurance industry.\u201d <\/p>\n<p>Upheaval and changes create opportunities<br \/>\nfor savvy entrepreneurs, which is exactly<br \/>\nwhat Lemonade is capitalizing on. Without<br \/>\nrelying on legacy players in the space,<br \/>\nLemonade blends insurance with tech and<br \/>\ndigitally transforms the user experience by<br \/>\nappealing to consumers of all ages, removing<br \/>\ncosts and expediting claims. The data<br \/>\nthat is gathered helps drive efficiency and<br \/>\nquantify risks.<\/p>\n<p>In December 2016, Lemonade set the world<br \/>\nrecord for settling a claim in three seconds<br \/>\nusing its AI-powered claims bot, which ran 18<br \/>\nfraud algorithms simultaneously. Its technology<br \/>\nunderstands the nature, severity and urgency of<br \/>\nmost claims. If any claim is too complex, it gets<br \/>\nhanded over to human counterparts for further<br \/>\nmanual analysis.<\/p>\n<p>rendered obsolete by other changes in<br \/>\nthe marketplace. Their lifespans can<br \/>\nvary greatly in length, from the relatively<br \/>\nshort, such as Sony BetaMax VCRs, or<br \/>\nvery long, as with the horse and buggy.<br \/>\nHowever, in each of these cases, the<br \/>\nproduct was either displaced by emerging<br \/>\ntechnology; in the case of the horse and<br \/>\nbuggy it was the automobile, and with<br \/>\nBetaMax, it was VHS\u2019 ability to flood the<br \/>\nmarketplace despite the superiority of the<br \/>\nSony products. From prehistoric stone<br \/>\ntools, to the Blackberry, the lifespans of<br \/>\nproducts and services are, in a significant<br \/>\nway, subject to displacement by emerging<br \/>\ntechnologies or obsolescence due to<br \/>\nexternal marketplace changes. <\/p>\n<p>Industries under siege<br \/>\nMost recently, we have seen dramatic<br \/>\ndisruption in the marketplace with the<br \/>\nadvent of Artificial Intelligence (AI). Two<br \/>\nexamples of industries facing disruption<br \/>\ninclude real estate and insurance.<\/p>\n<p>Return to CONTENTSCanadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 8<\/p>\n<p>Adapt to survive<br \/>\nand thrive<br \/>\nSome products and services, however,<br \/>\nmanage to adapt or reinvent themselves<br \/>\nin order to thrive, despite threats from<br \/>\ncompetition, technology or a changing<br \/>\nmarketplace. Today\u2019s business landscape<br \/>\nis often in a state of flux. Whether these<br \/>\nchanges are cultural, economic, or<br \/>\ntechnological, companies are challenged<br \/>\nto keep their businesses relevant in the<br \/>\nface of an evolving market. No matter<br \/>\nhow successful a company may be,<br \/>\nthey can be vulnerable to new trends or<br \/>\nrapidly advancing technology.<\/p>\n<p>Fortunately, a number of business<br \/>\nleaders are able to adapt in times of<br \/>\nchange. Some are not only able to<br \/>\nadapt, but they are also able to use<br \/>\nchanging habits and game-changing new<br \/>\ntechnology that eventually gave way to<br \/>\nenormous growth.<\/p>\n<p>1. Netflix: online streaming <\/p>\n<p>Now an online streaming juggernaut,<br \/>\nNetflix started as a DVD rental home<br \/>\ndelivery service. At the peak of its <\/p>\n<p>popularity in 2010, Netflix\u2019s DVD-<br \/>\nby-mail service had 20 million <\/p>\n<p>subscribers.<\/p>\n<p>Netflix has since been pulling<br \/>\nin substantial growth in revenue<br \/>\nand subscriber numbers in recent<br \/>\nyears. Its online streaming business<br \/>\nunit is booming, with $6.1 billion in<br \/>\nrevenue and 75 million subscribers<br \/>\nin 50 countries, and its DVD-by-mail<br \/>\nbusiness is also alive and well, with<br \/>\n5.3 million subscribers still paying for<br \/>\ntheir monthly DVD delivery service.<\/p>\n<p>Netflix\u2019s reinvention shows that<br \/>\ninnovation does not necessarily<br \/>\nmean forsaking the old in favor of the<br \/>\nnew. By retaining its DVD-by-mail<br \/>\nbusiness while growing its online<br \/>\nstreaming unit, the company has<br \/>\nbeen able to retain a loyal customer<br \/>\nbase while reaching out to new<br \/>\naudiences.<\/p>\n<p>2. National Geographic:  <\/p>\n<p>integration of new media<\/p>\n<p>The yellow-bordered National<br \/>\nGeographic magazine has come a<br \/>\nlong way. Founded 128 years ago,<br \/>\nthe magazine was at risk of dying out<br \/>\nalong with some of its peers in print<br \/>\npublication because of digitalization.<br \/>\nTheir subscription revenue fell from<br \/>\n$289 million in 1999 to $211 million<br \/>\nin 2009.<\/p>\n<p>National Geographic embarked on<br \/>\na massive restructuring and sought<br \/>\nto diversify its media platforms. The<br \/>\npublication struck a $100 million cable<br \/>\nprogramming deal with Fox in 2012 and<br \/>\nmade editorial changes to improve and<br \/>\nintegrate its content. Its website was<br \/>\nredesigned to have better navigation and<br \/>\nmore intuitive access to the editorial<br \/>\nteam\u2019s stories, photography and videos.<br \/>\nNational Geographic also successfully<br \/>\nutilized social media to reach new<br \/>\naudiences that actively and visibly engage<br \/>\nwith the brand.<\/p>\n<p>As a result, the company made a total<br \/>\nof $569 million in revenue in 2013 with<br \/>\nboth its print and digital business units<br \/>\nthriving. National Geographic currently<br \/>\nhas almost 53 million followers on its<br \/>\nInstagram account and its Facebook page<br \/>\nhas more than 40 million fan page likes.<br \/>\nAs of 2014, the print magazine had 6.8<br \/>\nmillion subscribers, while its website<br \/>\ngarnered 41 million page views.<\/p>\n<p>The appraisal industry<br \/>\nin a disrupted marketplace<br \/>\nThe appraisal industry is not immune<br \/>\nto the types and scale of change<br \/>\ndiscussed above. Disruptors like Artificial <\/p>\n<p>Return to CONTENTS Volume 63 | Book 4 \/ Tome 4 | 2019 9<\/p>\n<p>Intelligence, Blockchain, Proptech, Open<br \/>\nBanking and many more are already<br \/>\nhaving an impact on the appraisal<br \/>\nindustry, and the pace and breadth of<br \/>\nchange will only increase over time.<\/p>\n<p>Shaping our Future<br \/>\nThe appraisal profession and market<br \/>\nlandscape have changed dramatically<br \/>\nover the past number of years. In the<br \/>\nface of this changing landscape, AIC is<br \/>\nconstantly working to ensure that, as an<br \/>\norganization, we continue to meet and<br \/>\nanticipate the needs of Members. In fact,<br \/>\none of our primary objectives is to<br \/>\nensure the continued viability of the<br \/>\nappraisal profession and to help our<br \/>\nMembers thrive, regardless of market<br \/>\nconditions. To that end, the AIC Board of<br \/>\nDirectors, along with the leadership of all <\/p>\n<p>of the provincial affiliates assembled on<br \/>\nFebruary 24, 2019 in Toronto. The group<br \/>\nconducted a facilitated issue analysis,<br \/>\nvisioning and brainstorming exercise<br \/>\naimed at defining how AIC can continue to<br \/>\nbest meet the needs of its membership in<br \/>\nlight of ongoing and anticipated changes<br \/>\nin the marketplace. The process included<br \/>\na detailed issue analysis to identify and<br \/>\narticulate all the factors and changes that<br \/>\nare impacting the appraisal profession.<br \/>\nThe day also included a brainstorming<br \/>\nexercise to identify a list of potential<br \/>\nmeasures that AIC can take to work with<br \/>\nMembers in addressing and adapting to<br \/>\nthe changing landscape.<\/p>\n<p>The work that was begun by the<br \/>\nworking group in February 2019 has<br \/>\nnow been assigned to a Task Force<br \/>\nthat was struck by the AIC Board in <\/p>\n<p>August 2019. The Task Force has been<br \/>\ncharged to develop organizational<br \/>\nrecommendations to the AIC Board<br \/>\nregarding how AIC can continue to best<br \/>\nmeet the needs of its membership in<br \/>\nlight of ongoing and anticipated changes<br \/>\nin the marketplace. Specifically, the<br \/>\nTask Force will:<\/p>\n<p>\u2022 explore the impact of technology<br \/>\nand other industry disruptors on<br \/>\nthe profession;<\/p>\n<p>\u2022 analyze various scenarios of the<br \/>\nchanging landscape for appraisals; <\/p>\n<p>\u2022 conduct a review of AIC\u2019s<br \/>\ngovernance, organizational and<br \/>\noperational structure(s) to provide<br \/>\nmore efficient and effective delivery<br \/>\nof services and programs; and<\/p>\n<p>\u2022 identify how AIC can best focus its<br \/>\nresources to facilitate Members\u2019<br \/>\nability to diversify their services.<\/p>\n<p>The Task Force\u2019s work has been<br \/>\nbranded \u2018Shaping our Future\u2019 because<br \/>\nthat is exactly what the resulting<br \/>\nrecommendations are intended to do.<\/p>\n<p>The Task Force held its first meeting<br \/>\nin October 2019, with Shaping our<br \/>\nFuture expected to be a multi-year<br \/>\nproject. As co-chairs of the Task Force,<br \/>\nwe commit to you, the membership of<br \/>\nAIC, to continually work to solicit your<br \/>\ninput and participation in the process<br \/>\nand we further commit to being fully<br \/>\ntransparent with you throughout the<br \/>\nprocess. This will include a regular<br \/>\nupdate in this magazine, in the<br \/>\nmonthly communiqu\u00e9, and more often,<br \/>\nas required.<\/p>\n<p>You, the membership, will have<br \/>\nmultiple opportunities to provide your<br \/>\ninput; you will be notified once the<br \/>\nconsultation period begins, and we<br \/>\nstrongly encourage you to participate \u2013<br \/>\nit is your future!<\/p>\n<p>We welcome the opportunity<br \/>\nto guide this project, as it is of<br \/>\ncritical importance to the future of<br \/>\nour profession.<\/p>\n<p>If you have any questions about the<br \/>\nTask Force, please contact the AIC<br \/>\nNational Office at future@aicanada.ca. <\/p>\n<p>Suite 101, 24 Inglewood Drive, St. Albert, AB T8N 6K4<\/p>\n<p>Please send resumes to: info@crvg.com<br \/>\nAACI &#038; Candidates<\/p>\n<p>Tel: (780) 424-8856  \u2022  Fax: (587) 290-2267<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 10 Return to CONTENTS<\/p>\n<p>mailto:future@aicanada.ca<br \/>\nmailto:info@crvg.com<\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"NU5eXBxmSh\"><p><a href=\"https:\/\/crvg.com\/\">CRVG Home<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;CRVG Home&#8221; &#8212; CRVG - Canadian Resource Valuation Group\" src=\"https:\/\/crvg.com\/embed\/#?secret=e5SfjCZ02i#?secret=NU5eXBxmSh\" data-secret=\"NU5eXBxmSh\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><\/p>\n<p>C<\/p>\n<p>M<\/p>\n<p>Y<\/p>\n<p>CM<\/p>\n<p>MY<\/p>\n<p>CY<\/p>\n<p>CMY<\/p>\n<p>K<\/p>\n<p>BCQS-Recruitment Advert-AIC-Canadian Property Valuation-PRINT.pdf   1   2019-10-29   12:11 PM<\/p>\n<p>mailto:careers@bcqs.com<\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"Y5U5XmW4V9\"><p><a href=\"https:\/\/bcqs.com\/careers\/\">Careers<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;Careers&#8221; &#8212; BCQS\" src=\"https:\/\/bcqs.com\/careers\/embed\/#?secret=LTZ1VLYm7W#?secret=Y5U5XmW4V9\" data-secret=\"Y5U5XmW4V9\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"qgASmVYHKA\"><p><a href=\"https:\/\/bcqs.com\/\">BCQS International Home<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;BCQS International Home&#8221; &#8212; BCQS\" src=\"https:\/\/bcqs.com\/embed\/#?secret=DL4ldJgLO1#?secret=qgASmVYHKA\" data-secret=\"qgASmVYHKA\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><\/p>\n<p>R\u00e9cemment, le Conseil d\u2019administration de l\u2019Institut canadien des \u00e9valuateurs (ICE)<br \/>\na mis sur pied un Groupe de travail charg\u00e9<br \/>\nd\u2019entreprendre un examen exhaustif des<br \/>\nperturbateurs auxquels notre industrie fait<br \/>\nface, d\u2019analyser l\u2019impact de ces perturbateurs<br \/>\net de formuler des recommandations sur la<br \/>\nfa\u00e7on dont l\u2019organisation pourrait faciliter<br \/>\nl\u2019adaptation des membres au nouveau<br \/>\nmarch\u00e9 par l\u2019adoption de strat\u00e9gies qui leur<br \/>\npermettront de se d\u00e9velopper. \u00c9tant donn\u00e9<br \/>\nl\u2019ampleur des changements du march\u00e9<br \/>\nauxquels sont confront\u00e9s les membres, on<br \/>\nne saurait trop insister sur l\u2019importance du<br \/>\nmandat de ce groupe de travail. <\/p>\n<p>Nous sommes honor\u00e9s d\u2019avoir \u00e9t\u00e9 nomm\u00e9s<br \/>\ncopr\u00e9sidents du Groupe de travail et nous<br \/>\navons h\u00e2te de diriger ce projet pluriannuel;<br \/>\nle succ\u00e8s m\u00eame de notre industrie peut<br \/>\nd\u00e9pendre de la r\u00e9ussite de ce projet. La<br \/>\nr\u00e9union de lancement du Groupe de travail a<br \/>\neu lieu le 27 octobre 2019 et les travaux sont<br \/>\nd\u00e9j\u00e0 en cours. <\/p>\n<p>L\u2019un des principes identifi\u00e9s par<br \/>\nle Groupe de travail \u00e9tait que tous les<br \/>\nmembres doivent \u00eatre impliqu\u00e9s et que<br \/>\nleurs commentaires doivent \u00eatre sollicit\u00e9s<br \/>\ntout au long du processus de cet important<br \/>\ntravail. Nous vous tiendrons r\u00e9guli\u00e8rement<br \/>\nau courant de l\u2019avancement des travaux du<br \/>\nGroupe de travail et nous vous aviserons<br \/>\ntoujours des occasions de nous faire part<br \/>\nde vos commentaires. <\/p>\n<p>Dans cet article, le premier<br \/>\nd\u2019une chronique r\u00e9guli\u00e8re dans<br \/>\nEIC consacr\u00e9e aux progr\u00e8s du<br \/>\nGroupe de travail, nous nous<br \/>\nproposons de vous donner<br \/>\nun aper\u00e7u du contexte<br \/>\nde la position dans<br \/>\nlaquelle l\u2019ICE et<br \/>\nses membres<br \/>\nse trouvent. <\/p>\n<p>PAR BRAD BREWSTER, AACI, P.APP. ET DAN BREWER, AACI, P.APP., FELLOW<\/p>\n<p>B<br \/>\nR<\/p>\n<p>E<br \/>\nW<\/p>\n<p>S<br \/>\nT<\/p>\n<p>E<br \/>\nR<\/p>\n<p>B<br \/>\nR<\/p>\n<p>E<br \/>\nW<\/p>\n<p>E<br \/>\nR<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 12 Return to CONTENTS<\/p>\n<p>Comme vous le constaterez, nous<br \/>\nsommes loin d\u2019\u00eatre la seule industrie \u00e0<br \/>\ndevoir faire face \u00e0 des perturbations et \u00e0<br \/>\ndes changements. <\/p>\n<p>Tout au long de l\u2019histoire, les produits,<br \/>\nles services, voire des industries<br \/>\nenti\u00e8res ont eu une dur\u00e9e de vie limit\u00e9e.<br \/>\nIn\u00e9vitablement, les offres commerciales<br \/>\nsont supplant\u00e9es par des technologies<br \/>\nperturbatrices ou sont rendues<br \/>\nd\u00e9su\u00e8tes par d\u2019autres changements<br \/>\nsur le march\u00e9. Leur dur\u00e9e de vie peut<br \/>\nvarier consid\u00e9rablement, allant d\u2019une<br \/>\ndur\u00e9e relativement courte, comme les<br \/>\nmagn\u00e9toscopes BetaMax de Sony, ou tr\u00e8s<br \/>\nlongue, comme ce fut le cas pour le cheval<br \/>\net la charrette. Cependant, dans chacun<br \/>\nde ces cas, le produit a \u00e9t\u00e9 remplac\u00e9<br \/>\npar une technologie \u00e9mergente; dans le<br \/>\ncas du cheval et de la charrette, ce fut<br \/>\nl\u2019automobile, et pour BetaMax, ce fut<br \/>\nla capacit\u00e9 du VHS \u00e0 inonder le march\u00e9<br \/>\nmalgr\u00e9 la sup\u00e9riorit\u00e9 des produits Sony.<br \/>\nDepuis les outils en pierre pr\u00e9historiques<br \/>\njusqu\u2019au Blackberry, la dur\u00e9e de vie des<br \/>\nproduits et services est, d\u2019une mani\u00e8re<br \/>\nsignificative, sujette au d\u00e9placement<br \/>\npar les technologies \u00e9mergentes ou \u00e0<br \/>\nl\u2019obsolescence due aux changements<br \/>\nexternes du march\u00e9.<\/p>\n<p>Des industries assi\u00e9g\u00e9es<br \/>\nPlus r\u00e9cemment, nous avons \u00e9t\u00e9 t\u00e9moins<br \/>\nde bouleversements spectaculaires sur le<br \/>\nmarch\u00e9 avec l\u2019av\u00e8nement de l\u2019intelligence<br \/>\nartificielle (IA). L\u2019immobilier et l\u2019assurance<br \/>\nsont deux exemples d\u2019industries<br \/>\nconfront\u00e9es \u00e0 de profondes perturbations. <\/p>\n<p>1. L\u2019immobilier <\/p>\n<p>Selon Statistique Canada, l\u2019immobilier<br \/>\nrepr\u00e9sentait environ 12,75 % du PIB<br \/>\ncanadien, soit 250 milliards de dollars,<br \/>\nen 2018. C\u2019est plus que n\u2019importe quelle<br \/>\nautre industrie, y compris le secteur<br \/>\nmanufacturier, qui se chiffre \u00e0 174 milliards<br \/>\nde dollars. Dans l\u2019ensemble, l\u2019immobilier<br \/>\ncouvre un certain nombre de segments<br \/>\ndu march\u00e9, y compris les industries<br \/>\ncommerciales comme la construction<br \/>\nde commerces de d\u00e9tail et la location<br \/>\nau march\u00e9 r\u00e9sidentiel. La construction<br \/>\nimmobili\u00e8re \u00e0 elle seule a contribu\u00e9 pour<br \/>\nplus de 80 milliards de dollars \u00e0 l\u2019\u00e9conomie<br \/>\ncanadienne l\u2019an dernier, tandis que les<br \/>\npropri\u00e9t\u00e9s locatives d\u2019appartements valent<br \/>\nplus de 100 milliards de dollars.<\/p>\n<p>L\u2019industrie de l\u2019immobilier offre un<br \/>\n\u00e9norme potentiel d\u2019affaires. Un exemple<br \/>\nam\u00e9ricain de l\u2019impact de l\u2019IA dans cet<br \/>\nespace est celui de Compass, une jeune<br \/>\nentreprise qui utilise l\u2019IA pour mettre en<br \/>\nrelation les acheteurs et les locataires<br \/>\npotentiels avec les propri\u00e9t\u00e9s qui r\u00e9pondent<br \/>\nle mieux \u00e0 leurs besoins. Bien qu\u2019il existe de<br \/>\nnombreux sites Web qui offrent un service<br \/>\nsimilaire, Compass a perfectionn\u00e9 l\u2019art<br \/>\nen brisant le moule et en se d\u00e9marquant.<br \/>\nSelon un repr\u00e9sentant de SoftBank Vision<br \/>\nFund, qui a investi 450 millions de dollars<br \/>\ndans Compass, l\u2019entreprise est bien<br \/>\npositionn\u00e9e pour la croissance future gr\u00e2ce<br \/>\n\u00e0 la construction d\u2019une \u00ab plate-forme<br \/>\ntechnologique diff\u00e9renci\u00e9e de bout en bout<br \/>\nqui regroupe les divers flux de donn\u00e9es pour<br \/>\nencadrer les agents et les acheteurs de<br \/>\nmaison tout au long du processus \u00bb.<\/p>\n<p>2. L\u2019assurance<\/p>\n<p>Les compagnies d\u2019assurance et leurs<br \/>\ndirigeants ont beaucoup \u00e0 faire ces<br \/>\nderniers temps, comme l\u2019indique le<br \/>\ndernier rapport d\u2019\u00e9tude de march\u00e9<br \/>\nde Deloitte intitul\u00e9 Fintech by the<br \/>\nnumbers. Comme le rapporte Deloitte,<br \/>\n\u00ab les bouleversements politiques et<br \/>\nr\u00e9glementaires dans le monde entier<br \/>\nmodifient certaines des r\u00e8gles de base<br \/>\nsur la mani\u00e8re dont les assureurs sont<br \/>\nautoris\u00e9s \u00e0 op\u00e9rer. L\u2019innovation et les<br \/>\nattentes plus \u00e9lev\u00e9es des clients sont<br \/>\n\u00e0 l\u2019origine d\u2019une \u00e9volution acc\u00e9l\u00e9r\u00e9e<br \/>\nde la fa\u00e7on dont les affaires sont<br \/>\nmen\u00e9es, tandis que les nouveaux venus<br \/>\nperturbateurs cherchent \u00e0 soutirer des<br \/>\nparts de march\u00e9 aux assureurs en place<br \/>\ndans l\u2019industrie de l\u2019assurance \u00bb.<br \/>\nLes bouleversements et les changements<br \/>\ncr\u00e9ent des opportunit\u00e9s pour les<br \/>\nentrepreneurs avis\u00e9s, et c\u2019est exactement<br \/>\nce sur quoi Lemonade capitalise. Sans<br \/>\ns\u2019appuyer sur les joueurs chevronn\u00e9s<br \/>\nen place sur le march\u00e9, Lemonade<br \/>\nallie l\u2019assurance \u00e0 la technologie et<br \/>\ntransforme num\u00e9riquement l\u2019exp\u00e9rience<br \/>\nde l\u2019utilisateur en s\u00e9duisant les<br \/>\nconsommateurs de tous \u00e2ges, en<br \/>\n\u00e9liminant les co\u00fbts et en acc\u00e9l\u00e9rant le<br \/>\nr\u00e8glement des r\u00e9clamations. Les donn\u00e9es<br \/>\nrecueillies contribuent \u00e0 accro\u00eetre<br \/>\nl\u2019efficacit\u00e9 et \u00e0 quantifier les risques.<\/p>\n<p>Return to CONTENTS Volume 63 | Book 4 \/ Tome 4 | 2019 13<\/p>\n<p>En d\u00e9cembre 2016, Lemonade a \u00e9tabli<br \/>\nle record du monde pour le r\u00e8glement<br \/>\nd\u2019un sinistre en trois secondes gr\u00e2ce<br \/>\n\u00e0 son robot intelligent de traitement<br \/>\ndes r\u00e9clamations. Ce robot a ex\u00e9cut\u00e9<br \/>\nsimultan\u00e9ment 18 algorithmes de fraude.<br \/>\nSa technologie tient compte de la nature,<br \/>\nde la gravit\u00e9 et de l\u2019urgence de la plupart<br \/>\ndes r\u00e9clamations. Si une r\u00e9clamation est<br \/>\ntrop complexe, elle est transmise \u00e0 des<br \/>\nhomologues humains pour une analyse<br \/>\nmanuelle plus pouss\u00e9e. <\/p>\n<p>S\u2019adapter pour<br \/>\nsurvivre et prosp\u00e9rer<br \/>\nCertains produits et services parviennent<br \/>\ncependant \u00e0 s\u2019adapter ou \u00e0 se r\u00e9inventer<br \/>\npour prosp\u00e9rer, malgr\u00e9 les menaces de<br \/>\nla concurrence, de la technologie ou d\u2019un<br \/>\nmarch\u00e9 en \u00e9volution. La conjoncture<br \/>\ndes affaires d\u2019aujourd\u2019hui est souvent<br \/>\nen pleine mutation. Qu\u2019il s\u2019agisse de<br \/>\nchangements culturels, \u00e9conomiques ou<br \/>\ntechnologiques, les entreprises doivent<br \/>\nrelever le d\u00e9fi de maintenir la pertinence<br \/>\nde leurs activit\u00e9s face \u00e0 l\u2019\u00e9volution du<br \/>\nmarch\u00e9. Quelle que soit la r\u00e9ussite d\u2019une<br \/>\nentreprise, elle peut \u00eatre vuln\u00e9rable aux<br \/>\nnouvelles tendances ou \u00e0 l\u2019\u00e9volution<br \/>\nrapide de la technologie. <\/p>\n<p>Heureusement, un certain nombre<br \/>\nde chefs d\u2019entreprise sont capables de<br \/>\ns\u2019adapter en p\u00e9riode de changement.<br \/>\nCertains sont non seulement capables de<br \/>\ns\u2019adapter, mais ils sont aussi capables, en<br \/>\nutilisant des habitudes changeantes et de<br \/>\nnouvelles technologies, \u00e0 se positionner<br \/>\npour une croissance \u00e9norme. <\/p>\n<p>1. Netflix : diffusion en continu  <\/p>\n<p>(online streaming)<\/p>\n<p>Netflix, qui est maintenant un v\u00e9ritable<br \/>\ng\u00e9ant du streaming en ligne, a commenc\u00e9<br \/>\ncomme service de livraison \u00e0 domicile<br \/>\npour la location de DVD. Au sommet de<br \/>\nsa popularit\u00e9 en 2010, le service DVD par<br \/>\ncourrier de Netflix comptait 20 millions<br \/>\nd\u2019abonn\u00e9s. <\/p>\n<p>Netflix a depuis lors enregistr\u00e9 une<br \/>\ncroissance consid\u00e9rable de ses revenus<br \/>\net du nombre d\u2019abonn\u00e9s au cours<br \/>\ndes derni\u00e8res ann\u00e9es. Son activit\u00e9 de<br \/>\nstreaming en ligne est en plein essor,<br \/>\navec 6,1 milliards de dollars de chiffre<br \/>\nd\u2019affaires et 75 millions d\u2019abonn\u00e9s dans<br \/>\n50 pays, et son activit\u00e9 de livraison de<br \/>\nDVD par courrier est \u00e9galement bien<br \/>\nvivante, avec 5,3 millions d\u2019abonn\u00e9s qui<br \/>\ncontinuent \u00e0 payer leur service mensuel<br \/>\nde distribution de DVD. <\/p>\n<p>La r\u00e9invention de Netflix montre<br \/>\nque l\u2019innovation ne signifie pas<br \/>\nn\u00e9cessairement abandonner l\u2019ancien<br \/>\nau profit du nouveau. En conservant<br \/>\nson activit\u00e9 de livraison de DVD par<br \/>\ncourrier tout en d\u00e9veloppant son unit\u00e9<br \/>\nde streaming en ligne, l\u2019entreprise a su<br \/>\nfid\u00e9liser sa client\u00e8le tout en s\u2019adressant<br \/>\n\u00e0 de nouveaux publics.<\/p>\n<p>2. National Geographic :  <\/p>\n<p>int\u00e9gration des nouveaux m\u00e9dias<\/p>\n<p>Le National Geographic, publication aux<br \/>\nbordures jaunes distinctives, a parcouru<br \/>\nun long chemin. Fond\u00e9 il y a 128 ans, le<br \/>\nmagazine risquait, il y a quelques ann\u00e9es,<br \/>\nde dispara\u00eetre avec certains de ses <\/p>\n<p>pairs de la presse \u00e9crite en raison de la<br \/>\nnum\u00e9risation. Les revenus d\u2019abonnement<br \/>\nbaissaient, passant de 289 millions de<br \/>\ndollars en 1999 \u00e0 211 millions en 2009. <\/p>\n<p>National Geographic s\u2019est lanc\u00e9 dans<br \/>\nune restructuration massive et a cherch\u00e9<br \/>\n\u00e0 diversifier ses plateformes m\u00e9diatiques.<br \/>\nLa publication a conclu une entente de<br \/>\nprogrammation par c\u00e2ble de 100 millions<br \/>\nde dollars avec Fox en 2012 et a apport\u00e9<br \/>\ndes changements r\u00e9dactionnels pour<br \/>\nam\u00e9liorer et int\u00e9grer son contenu. Son<br \/>\nsite Web a \u00e9t\u00e9 remani\u00e9 pour permettre<br \/>\nune meilleure navigation et un acc\u00e8s plus<br \/>\nintuitif aux articles, photographies et<br \/>\nvid\u00e9os de l\u2019\u00e9quipe de production. National<br \/>\nGeographic a \u00e9galement utilis\u00e9 avec<br \/>\nsucc\u00e8s les m\u00e9dias sociaux pour atteindre<br \/>\nde nouveaux publics qui s\u2019engagent<br \/>\nactivement et visiblement avec la marque.<\/p>\n<p>Par cons\u00e9quent, l\u2019entreprise a r\u00e9alis\u00e9<br \/>\ndes revenus totaux de 569 millions<br \/>\nde dollars en 2013 gr\u00e2ce \u00e0 l\u2019essor<br \/>\nde ses unit\u00e9s d\u2019affaires imprim\u00e9es<br \/>\net num\u00e9riques. National Geographic<br \/>\ncompte actuellement pr\u00e8s de 53 millions<br \/>\nd\u2019adeptes sur son compte Instagram et sa<br \/>\npage Facebook compte plus de 40 millions<br \/>\nde visiteurs assidus. En 2014, le magazine<br \/>\nimprim\u00e9 comptait 6,8 millions d\u2019abonn\u00e9s,<br \/>\ntandis que son site Web a enregistr\u00e9<br \/>\n41 millions de pages vues. <\/p>\n<p>L\u2019industrie de l\u2019\u00e9valuation  <\/p>\n<p>dans un march\u00e9 perturb\u00e9 <\/p>\n<p>L\u2019industrie de l\u2019\u00e9valuation n\u2019est pas<br \/>\n\u00e0 l\u2019abri des types et de l\u2019ampleur<br \/>\ndes changements d\u00e9crits ci-dessus. <\/p>\n<p>Return to CONTENTSCanadian Property Valuation | \u00c9valuation Immobili\u00e8re au Canada 14<\/p>\n<p>Des perturbateurs comme l\u2019intelligence<br \/>\nartificielle, Blockchain, Proptech, Open<br \/>\nBanking et bien d\u2019autres ont d\u00e9j\u00e0 un impact<br \/>\nsur l\u2019industrie de l\u2019\u00e9valuation, et le rythme<br \/>\net l\u2019ampleur du changement ne feront<br \/>\nqu\u2019augmenter avec le temps. <\/p>\n<p>Fa\u00e7onner notre avenir <\/p>\n<p>La profession d\u2019\u00e9valuateur et le paysage<br \/>\ndu march\u00e9 ont radicalement chang\u00e9<br \/>\nau cours des derni\u00e8res ann\u00e9es. Face \u00e0<br \/>\nce paysage changeant, l\u2019ICE travaille<br \/>\nsans rel\u00e2che \u00e0 s\u2019assurer que, en tant<br \/>\nqu\u2019organisation, nous continuons de<br \/>\nr\u00e9pondre et d\u2019anticiper les besoins des<br \/>\nmembres. En fait, l\u2019un de nos principaux<br \/>\nobjectifs est d\u2019assurer la viabilit\u00e9 continue<br \/>\nde la profession d\u2019\u00e9valuateur et d\u2019aider<br \/>\nnos membres \u00e0 prosp\u00e9rer, peu importe<br \/>\nles conditions du march\u00e9. \u00c0 cette fin, le<br \/>\nConseil d\u2019administration de l\u2019ICE et les<br \/>\ndirigeants de tous les affili\u00e9s provinciaux<br \/>\nse sont r\u00e9unis le 24 f\u00e9vrier 2019 \u00e0 Toronto.<br \/>\nLe groupe a men\u00e9 un exercice anim\u00e9<br \/>\nd\u2019analyse des enjeux, de visualisation et de<br \/>\nremue-m\u00e9ninges visant \u00e0 d\u00e9finir comment<br \/>\nl\u2019ICE peut continuer \u00e0 r\u00e9pondre le mieux<br \/>\npossible aux besoins de ses membres<br \/>\n\u00e0 la lumi\u00e8re des changements actuels<br \/>\net pr\u00e9vus sur le march\u00e9. La d\u00e9marche<br \/>\ncomprenait une analyse d\u00e9taill\u00e9e de la<br \/>\nquestion afin d\u2019identifier et d\u2019articuler<br \/>\ntous les facteurs et les changements<br \/>\nqui ont une incidence sur la profession <\/p>\n<p>d\u2019\u00e9valuateur. La journ\u00e9e comprenait<br \/>\n\u00e9galement un exercice de <\/p>\n<p>remue-m\u00e9ninges visant<br \/>\n\u00e0 dresser une liste <\/p>\n<p>de mesures que l\u2019ICE pourrait prendre<br \/>\npour travailler avec les membres \u00e0 mieux<br \/>\nfaire face \u00e0 l\u2019\u00e9volution du paysage et \u00e0<br \/>\nmieux s\u2019y adapter. <\/p>\n<p>Les travaux entrepris en f\u00e9vrier 2019<br \/>\npar le Groupe de travail ont \u00e9t\u00e9 confi\u00e9s<br \/>\n\u00e0 une nouvelle entit\u00e9 qui a \u00e9t\u00e9 cr\u00e9\u00e9e par<br \/>\nle Conseil d\u2019administration de l\u2019ICE en<br \/>\nao\u00fbt 2019. Le Groupe de travail a \u00e9t\u00e9<br \/>\ncharg\u00e9 d\u2019\u00e9laborer des recommandations<br \/>\norganisationnelles \u00e0 l\u2019intention du Conseil<br \/>\nd\u2019administration de l\u2019ICE sur la fa\u00e7on dont<br \/>\nl\u2019ICE peut continuer \u00e0 mieux r\u00e9pondre aux<br \/>\nbesoins de ses membres \u00e0 la lumi\u00e8re des<br \/>\nchangements en cours et pr\u00e9vus sur le<br \/>\nmarch\u00e9. Plus pr\u00e9cis\u00e9ment, le Groupe de<br \/>\ntravail est charg\u00e9 : <\/p>\n<p>\u2022 d\u2019explorer l\u2019impact sur la profession<br \/>\nde la technologie et d\u2019autres<br \/>\nperturbateurs de l\u2019industrie;<\/p>\n<p>\u2022 d\u2019analyser divers sc\u00e9narios de<br \/>\nl\u2019\u00e9volution du paysage pour les<br \/>\n\u00e9valuations; <\/p>\n<p>\u2022 d\u2019examiner la ou les structures de<br \/>\ngouvernance, organisationnelles et<br \/>\nop\u00e9rationnelles de l\u2019ICE afin d\u2019assurer<br \/>\nune prestation plus efficiente<br \/>\net efficace des services et des<br \/>\nprogrammes; et<\/p>\n<p>\u2022 de d\u00e9terminer la meilleure fa\u00e7on pour<br \/>\nl\u2019ICE de concentrer ses ressources<br \/>\nafin de faciliter la capacit\u00e9 de ses<br \/>\nmembres \u00e0 diversifier leurs services.<\/p>\n<p>Le mandat du Groupe de travail a \u00e9t\u00e9<br \/>\nintitul\u00e9 \u00ab Fa\u00e7onner notre avenir \u00bb<br \/>\nparce que c\u2019est exactement ce que les<br \/>\nrecommandations qui en d\u00e9coulent visent<br \/>\n\u00e0 faire. <\/p>\n<p>Le Groupe de travail a tenu sa premi\u00e8re<br \/>\nr\u00e9union en octobre 2019, et on s\u2019attend \u00e0<br \/>\nce que Fa\u00e7onner notre avenir soit un projet<br \/>\npluriannuel. En tant que copr\u00e9sidents du<br \/>\nGroupe de travail, nous nous engageons<br \/>\nenvers vous, les membres de l\u2019ICE, \u00e0<br \/>\ntravailler continuellement pour solliciter<br \/>\nvos commentaires et votre participation<br \/>\nau processus et nous nous engageons<br \/>\naussi \u00e0 \u00eatre enti\u00e8rement transparents<br \/>\navec vous tout au long du processus.<br \/>\nCela comprendra une mise \u00e0 jour r\u00e9guli\u00e8re<br \/>\ndans ce magazine, dans le communiqu\u00e9<br \/>\nmensuel et plus souvent, si n\u00e9cessaire. <\/p>\n<p>Vous, les membres, aurez de multiples<br \/>\noccasions de nous faire part de vos<br \/>\ncommentaires; vous serez avis\u00e9s d\u00e8s<br \/>\nle d\u00e9but de la p\u00e9riode de consultation,<br \/>\net nous vous encourageons fortement \u00e0<br \/>\nparticiper &#8211; votre avenir en d\u00e9pend!<\/p>\n<p>Nous sommes heureux d\u2019avoir<br \/>\nl\u2019occasion de guider ce projet, car il est<br \/>\nd\u2019une importance cruciale pour l\u2019avenir<br \/>\nde notre profession. <\/p>\n<p>Si vous avez des questions au sujet du<br \/>\nGroupe de travail, veuillez communiquer<br \/>\navec le bureau national de l\u2019ICE \u00e0<br \/>\nfuture@aicanada.ca. <\/p>\n<p>Return to CONTENTS Volume 63 | Book 4 \/ Tome 4 | 2019 15<\/p>\n<p>mailto:future@aicanada.ca<\/p>\n<p>INTRODUCTION<\/p>\n<p>The value of a partial taking for public use can be measured in<br \/>\nterms of the taken parcel\u2019s contribution to the whole or larger<br \/>\nparcel in its highest and best use, rather than its value as a<br \/>\nseparate parcel.1 A component of real property that cannot be<br \/>\nsevered and sold on the open market for an economic use is<br \/>\nnot a viable entity. A partial taking of real property that has no<br \/>\nindependent highest and best use or that is not part of an integrated<br \/>\nhighest and best use can only be analyzed by its relationship to the<br \/>\nmarket value of a defined larger parcel in its highest and best use.2<\/p>\n<p>Compensation for a nonviable partial taking can be determined<br \/>\nby first estimating the market value of the larger parcel, including<br \/>\nthe nonviable partial taking, followed by an estimate of the market<br \/>\nvalue of the larger parcel, absent the nonviable partial taking. The<br \/>\ndifference between the two independent estimates of market value<br \/>\nreflects the contributory value of the nonviable partial taking or<br \/>\nthe loss in value occasioned by the partial taking. The Dictionary of<br \/>\nReal Estate, sixth edition, defines contributory value as<br \/>\n1. A type of value that reflects the amount a property or <\/p>\n<p>component of a property contributes to the value of another<br \/>\nasset or to the property as a whole. <\/p>\n<p>2. The change in the value of a property as a whole, whether<br \/>\npositive or negative, resulting from the addition or deletion<br \/>\nof a property component.3 The concept of contributory<br \/>\nvalue applies to both unimproved and improved land and<br \/>\nhas application in all three approaches to value: (1) sales<br \/>\ncomparison approach, (2) income capitalization approach,<br \/>\nand (3) cost approach. <\/p>\n<p>When analyzing market value, the objective of comparative<br \/>\nanalysis is to bring the price of each comparable sale, expressed<br \/>\nas an appropriate unit of comparison, in line with the subject<br \/>\nproperty by adjusting only for elements (or factors) that deviate<br \/>\nfrom the subject property and for which there is recognition in<br \/>\nthe marketplace. The Appraisal of Real Estate, fourteenth edition,<br \/>\ndescribes comparative analysis as follows:<\/p>\n<p>Comparative analysis of properties and transactions focuses<br \/>\non similarities and differences that affect value, called<br \/>\nelements of comparison, which may include variations in<br \/>\nproperty rights, financing terms, market conditions, and<br \/>\nphysical characteristics, among others. Appraisers examine<br \/>\nmarket evidence using paired data analysis, trend analysis,<br \/>\nstatistics, and other techniques to identify which elements <\/p>\n<p>An Analysis of Partial Takings<br \/>\nand Contributory Value<br \/>\nin the Context of Various Court Decisions <\/p>\n<p>This material originally was published in The Appraisal Journal 87, no. 2 (Spring 2019).<br \/>\nReprinted with permission of the Appraisal Institute, copyright 2019. All rights reserved.<\/p>\n<p>By Tony Sevelka, MAI, SRA, AI-GRS, AACI, P.App<\/p>\n<p>ABSTRACT<\/p>\n<p>This article addresses condemnation and expropriation; the tests required to establish the existence of a partial taking; and the methods<br \/>\nof calculating the contributory value of land taken when it is impossible or not practical to assign market value directly to the land taken.<br \/>\nMeasuring the contributory value requires an understanding of the concept of the larger parcel in the context of highest and best use,<br \/>\nboth before and after the taking. Any damages or benefits occasioned by a taking can be measured by applying the before and after<br \/>\nmethod, with the pre- and post-taking valuations prepared separately and independently of one another. This article offers examples of<br \/>\ncourt analyses in partial takings cases.<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 16 Return to CONTENTS<\/p>\n<p>of comparison within the data set of comparable sales are<br \/>\nresponsible for value differences.4<\/p>\n<p>Contributory value is consistent with the unit rule5 and argues<br \/>\nagainst reliance on the summation method, an additive property<br \/>\ncomponent approach that has been frowned upon by the courts<br \/>\nin analyzing market value and damages in condemnation<br \/>\nproceedings.6 Contributory value is also consistent with the<br \/>\n\u201cprinciple of contribution,\u201d which states \u201cthe value of a particular<br \/>\ncomponent is measured in terms of its contribution to the value<br \/>\nof the whole property or as the amount that its absence would<br \/>\ndetract from the value of the whole. The cost of an item does not<br \/>\nnecessarily equal its value.\u201d7 According to the Uniform Appraisal<br \/>\nStandards for Federal Land Acquisitions (UASFLA), application<br \/>\nof the unit rule as a means of analyzing the value of property<br \/>\nis consistent with the principle of contribution. UASFLA states<br \/>\nthat in the unit rule, \u201cIt is the contribution of the improvements<br \/>\n(and all of its components) to the market value of the whole that<br \/>\nis being measured.\u201d [Section 1.5.3.1.4; also Section 4.4.3.1.]<br \/>\nUASFLA also advises that \u201cProperty must be valued as a whole<br \/>\nfor federal acquisition purposes, with due consideration of all<br \/>\nof the components that make up its value. Its constituent parts<br \/>\nare considered only in light of how they diminish the value of the<br \/>\nwhole, with care being exercised to avoid so-called cumulative<br \/>\nor summation appraisals.\u201d [Section 1.10.1.] Likewise, analyzing<br \/>\nthe value of a property as a whole under single ownership<br \/>\ncannot be based on the summing of separate values for various<br \/>\nproperty components.8 <\/p>\n<p>TAKING LESS THAN THE WHOLE<\/p>\n<p>An opinion of market value must be predicated on highest and<br \/>\nbest use of a defined larger parcel. A partial taking that is<br \/>\nincapable of being defined as a larger parcel and satisfying the<br \/>\nconcurrent test of highest and best use includes takings that<br \/>\nare less than the property ownership as a whole, such as those<br \/>\nlisted below:<\/p>\n<p>\u2022 A taking of a watercourse traversing a property.<br \/>\n\u2022 A taking of embankment land from a property.<br \/>\n\u2022 A taking of land to which there is no direct legal access.<br \/>\n\u2022 A taking of land for a surface, subsurface or overhead <\/p>\n<p>easement, either temporary or permanent.<br \/>\n\u2022 A taking of a narrow linear strip of land along the frontage <\/p>\n<p>of a property for a road widening.9<\/p>\n<p>\u2022 A taking of a right-of-way.<br \/>\n\u2022 A taking of land which forms part of leased land that <\/p>\n<p>extends beyond the part taken.<br \/>\n\u2022 A taking of an existing easement with or without <\/p>\n<p>embedded infrastructure.<br \/>\n\u2022 A taking of one property that impacts the utility or use <\/p>\n<p>(i.e., unity of use) of other noncontiguous property,<br \/>\nboth under the same ownership.10<\/p>\n<p>TESTING FOR HIGHEST AND BEST USE <\/p>\n<p>A partial taking of a section that has no independent highest and<br \/>\nbest use or is not part of an integrated highest and best use of a<br \/>\nlarger parcel is effectively a nonviable partial taking. The highest<br \/>\nand best use analysis need go no further than the initial tests of<br \/>\nphysical possibility and legal permissibility in order to identify<br \/>\na partial taking. A negative response to any one of the following<br \/>\nquestions is confirmation of a partial taking: <\/p>\n<p>\u2022 Physical Possibility<br \/>\n&#8211; Is the area of the taking large enough to support any <\/p>\n<p>probable economic use?<br \/>\n&#8211; Is the configuration of the taking sufficient to support <\/p>\n<p>any probable economic use?<br \/>\n&#8211; Is the topography of the taking suitable for any <\/p>\n<p>probable economic use?<br \/>\n&#8211; Is the soil capacity of the taking capable of supporting <\/p>\n<p>any probable economic use?<br \/>\n&#8211; Is the area of the taking physically accessible from a <\/p>\n<p>public road?<br \/>\n&#8211; Is the land taken, if encumbered by an easement, capable <\/p>\n<p>of accommodating any probable economic use?<br \/>\n\u2022 Legal Permissibility<\/p>\n<p>&#8211; Is the area of the taking large enough to support any<br \/>\nlegally permissible use?<\/p>\n<p>&#8211; Is the configuration of the taking sufficient to support any<br \/>\nlegally permissible use?<\/p>\n<p>&#8211; Is the topography suitable for any legally permissible use?<br \/>\n&#8211; Is the soil capacity of the taking capable of supporting <\/p>\n<p>any legally permissible use?<br \/>\n&#8211; Is the soil quality of the taking clean enough to support <\/p>\n<p>any legally permissible use?<br \/>\n&#8211; Is the area of the taking legally accessible from a <\/p>\n<p>public road?<br \/>\n&#8211; Is the taking, if encumbered by a restrictive covenant, <\/p>\n<p>capable of accommodating any legally permissible use?<br \/>\n&#8211; Is the taking, if encumbered by an easement, able to <\/p>\n<p>accommodate any legally permissible use?<br \/>\nFurthermore, land taken that bisects buildings or structures or<br \/>\nthat is encumbered by a lease or life estate encumbering part or<br \/>\nall of the land not taken also fails the two initial tests of highest<br \/>\nand best use and must be treated as a partial taking.<\/p>\n<p>An analysis of all probable economic uses of the part taken<br \/>\nthat fails the initial highest and best use test of physical possibility<br \/>\nor legal permissibility precludes further analysis of those uses<br \/>\nin the context of marketability, supply and demand, and financial<br \/>\nfeasibility. Accordingly, the highest and best use analysis must<br \/>\nbe expanded beyond the partial taking to incorporate some or<br \/>\nall of the land not taken to define notional boundary limits of a<br \/>\nlarger parcel or an economic unit and identify economic uses that<br \/>\nsatisfy the complete spectrum of the four-prong test of highest <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 17Return to CONTENTS<\/p>\n<p>and best use: physical possibility, legal permissibility, financial<br \/>\nfeasibility, and maximum productivity. Some key considerations of<br \/>\nhighest and best use analysis include the following, as described<br \/>\nin \u201cPartial Taking Expropriation.\u201d11<\/p>\n<p>\u2022 Title restrictions: Legal use precluded by restrictive<br \/>\ncovenant or use limited to a specific legal use.12<\/p>\n<p>\u2022 Legal permissibility: Use must be legal or capable of<br \/>\nbeing achieved (i.e., rezoning and\/or official\/master plan<br \/>\namendment) within a reasonable time frame.13 <\/p>\n<p>\u2022 Physical adaptability: Site and\/or improvements, including<br \/>\noff-site infrastructure, must be capable of supporting<br \/>\nthe use.14 <\/p>\n<p>\u2022 Externalities: Impact on use by external forces that effect<br \/>\nproperty values.15 <\/p>\n<p>\u2022 Probability of use: Must have a greater than 50% chance<br \/>\nof being achieved.16<\/p>\n<p>\u2022 Timing of use: Must be achieved within a reasonable<br \/>\ntime frame.17 <\/p>\n<p>\u2022 Demand: There must be an active market for the use.<br \/>\n\u2022 Financial feasibility: Prices and\/or rents must be <\/p>\n<p>sufficient to support the use.<br \/>\n\u2022 Sustainability: The use must be maximally productive <\/p>\n<p>over a long period.<br \/>\n\u2022 Purchaser\/user: The most likely purchaser or user <\/p>\n<p>must be identified.<br \/>\nIn State ex rel. Ordway v. Buchanan,18 the court identified two<br \/>\nmethods of analyzing the value of a partial taking, either as part of<br \/>\nthe whole parcel or as a separate economic unit, and it stressed<br \/>\nthe importance of highest and best use analysis in making<br \/>\nthat determination: <\/p>\n<p>In partial taking cases, generally the land taken is valued as<br \/>\npart of the whole tract and not as if it stood alone\u2026 The rule<br \/>\nprotects the condemnee by assuring a just award, because in<br \/>\nmany cases the part taken would be useless and valueless if<br \/>\nconsidered alone. [case citation omitted] <\/p>\n<p>Ultimately, whether a partial taking is a separate economic unit<br \/>\nor should be analyzed as part of the whole property is a matter of<br \/>\nhighest and best use analysis. The Ordway court stated: <\/p>\n<p>[T]he determination of whether the land taken should be valued<br \/>\nseparately or as part of the whole is based on a determination<br \/>\nof the highest and best use of the land. Where the part taken<br \/>\nhas a market value based on a separate economic use and<br \/>\ncommands a higher value as a separate entity than as a part<br \/>\nof a larger tract, such value has been allowed. Conversely,<br \/>\nthe highest and best use of the part taken may be so related<br \/>\nto its use with the entire property that the value of the part<br \/>\ntaken is dependent upon the value of the entire tract. [case<br \/>\ncitations omitted]19<\/p>\n<p>In addition, the owner or beneficial owner of the land taken must<br \/>\nalso own contiguous land or land close by, the value of which <\/p>\n<p>is enhanced by unified ownership with the land taken to the<br \/>\nextent that, <\/p>\n<p>Such a connection or relation of adaptation, convenience, and<br \/>\nactual and permanent use, as to make the enjoyment of the<br \/>\nparcel taken reasonably and substantially necessary to the<br \/>\nenjoyment of the parcel left, in the most advantageous and<br \/>\nprofitable manner in the business for which it is used.20 <\/p>\n<p>Consequently, is it only possible to commence the actual<br \/>\nvaluation after notional boundaries have been drawn to define<br \/>\nthe larger parcel as an economic unit, incorporating the part<br \/>\ntaken and supporting its own highest and best use.<\/p>\n<p>LARGER PARCEL OR PARENT TRACT <\/p>\n<p>When ownership of an entire tract or whole property does not<br \/>\nconstitute the larger parcel, there must be a determination<br \/>\nof the tract that constitutes the larger parcel and a notional<br \/>\nredrawing of the boundary limits based on a number of factors.<br \/>\nUASFLA notes that the larger parcel has the following attributes:<\/p>\n<p>That tract or those tracts of land that possess a unity of<br \/>\nownership and have the same, or an integrated highest<br \/>\nand best use. Elements of consideration by the appraiser<br \/>\nin making a determination in this regard are contiguity,<br \/>\nor proximity, as it bears on the highest and best use of<br \/>\nthe property, unity of ownership, and unity of highest and<br \/>\nbest use.21<\/p>\n<p>These attributes \u2013 unity of title, unity of use, and contiguity \u2013<br \/>\nare referred to as the larger parcel trinity.<\/p>\n<p>Valuation of a partial taking through expropriation may<br \/>\nrequire consideration of the \u201clarger parcel\u201d and injurious<br \/>\naffection (loss in value [or betterment&#8211;increase in value] to<br \/>\nthe remainder).22 Assemblage establishes the effect, if any, on<br \/>\nvalue of the \u201clarger parcel\u201d [where a separate and contiguous<br \/>\nparcel is under the same ownership].23 <\/p>\n<p>In general, to be considered as the larger parcel, the tract(s)<br \/>\nmust be owned by the same individual(s). The form of ownership<br \/>\nis not the determining factor, as \u201cownership (possession) can<br \/>\nbe held in fee simple, a lesser estate, a combination thereof or<br \/>\nunder a partnership agreement.\u201d 24 Ownership can be confirmed<br \/>\nthrough title searches. Ownership maps prepared by the<br \/>\ncondemning authority also are useful in determining ownership.<\/p>\n<p>Another term that expresses the concept of the larger parcel<br \/>\nis economic unit. Black\u2019s Law Dictionary defines economic unit<br \/>\nas follows:<\/p>\n<p>In a partial-condemnation case, the property that is used<br \/>\nto determine the fair-market value of the portion that is<br \/>\ntaken by eminent domain. The land taken may be a large<br \/>\nor small portion of the entire property. To determine how<br \/>\nmuch property to include in an economic unit, three factors<br \/>\nare weighed: (1) unity of use, (2) unity of ownership, and (3)<br \/>\ncontiguity. Of these, the most important is unity of use.25<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 18 Return to CONTENTS<\/p>\n<p>An economic unit is a self-contained property, the boundaries of<br \/>\nwhich are defined entirely by the partial taking. This distinguishes<br \/>\nit from a larger parcel, which encompasses the land taken, is<br \/>\ndefined as less than the boundary limits of the whole property<br \/>\nownership, and allows for consideration of both the contributory<br \/>\nvalue of the land taken and the prospect of damages or benefits<br \/>\n(or neither) to the remainder. An economic unit is a self-sufficient,<br \/>\nseparate economic unit that is independent of the parent tract<br \/>\nwith a different highest and best use. Its market value can be<br \/>\ndetermined without reference to the remaining land.26 Support for<br \/>\na separate and independent economic unit requires that the tract<br \/>\nbe marketable: <\/p>\n<p>In order for the land to be valued as a separate unit, the law<br \/>\nrequires only that the parcel taken be of a size and shape that is<br \/>\ncapable of a separate and independent use in the market.27<\/p>\n<p>Other terms that assist in understanding and applying the concept<br \/>\nof the larger parcel include:<\/p>\n<p>\u2022 Parcel \u2013 A tract of land; esp., a continuous tract or plat of<br \/>\nland in one possession, no part of which is separated from<br \/>\nthe rest by intervening land in another\u2019s possession.28 <\/p>\n<p>\u2022 Property \u2013 The right to possess, use, and enjoy a determinate<br \/>\nthing (either a tract of land or a chattel); the right of<br \/>\nownership \u2013 the institution of private property is protected<br \/>\nfrom undue governmental interference. Also termed bundle<br \/>\nof rights.29 <\/p>\n<p>\u2022 Partial taking\u2013The acquisition of a part of a real estate<br \/>\nparcel or a real property interest for public or quasi-public<br \/>\nuse under eminent domain; acquisition by Condemnation of<br \/>\nonly part of the property or some property rights.30 <\/p>\n<p>\u2022 Remainder \u2013 The portion of a parcel that is retained by the<br \/>\nowner after a partial taking.31 <\/p>\n<p>\u2022 Nonviable remainder \u2013 A nonviable remainder has<br \/>\nno independent highest and best use, and has limited<br \/>\nmarketability. Unless it can be tied to an adjoining property<br \/>\nas part of a larger parcel, for which a highest and best use<br \/>\ncan be established, a nonviable remainder will have nominal<br \/>\nor no market value. Only land from an adjoining property that<br \/>\nis not part of any other land expropriated [or condemned] can<br \/>\nbe considered in defining the larger parcel.32 <\/p>\n<p>Courts in the United States and Canada recognize the concept of<br \/>\nthe larger parcel or parent tract, a concept that is confined almost<br \/>\nexclusively to condemnation and expropriation. Defining the larger<br \/>\nparcel is required whether the partial taking of the real property<br \/>\nis whole or partial. It matters not that the larger parcel, when it<br \/>\nis defined as constituting less than the whole, has no actual legal<br \/>\nboundaries, because they are effectively defined by highest and<br \/>\nbest use analysis.<\/p>\n<p>When ownership involves only one property in the highest<br \/>\nand best use test of the larger parcel analysis, the larger parcel<br \/>\nfunctions as a separate economic unit. \u201cAn economic unit may be <\/p>\n<p>defined as the smallest, marketable, and sustainable portion of a<br \/>\nproperty,\u201d according to the Texas Department of Transportation\u2019s<br \/>\nROW Appraisal and Review Manual.33 <\/p>\n<p>Where a partial taking does not possess the same physical<br \/>\ncharacteristics or highest and best use of the land as a whole, the<br \/>\nunit rule is modified to reflect the disproportionate contribution of<br \/>\nthe partial taking to the value of the property as a whole. As noted<br \/>\nby the Illinois appellate court in Department of Transportation v.<br \/>\nKelley, it is recognized that <\/p>\n<p> \u201c[n]ot every part of a tract will be as valuable as other parts,<br \/>\nand different highest and best uses may be used in valuing<br \/>\nthe tract as a whole,\u201d [case citations omitted] and \u201c[i]t may be<br \/>\nproper to assign a highest and best use for one portion of the<br \/>\nproperty and a different highest and best use for another.\u201d<br \/>\n[case citations omitted] 34<\/p>\n<p>In Kelley, the property in question was acquired for the purpose<br \/>\nof widening an intersection. The two appraisers representing<br \/>\nthe landowner valued different portions of the land separately,<br \/>\nclaiming that the partial taking should not be subject to the unit<br \/>\nrule. The court decided it was not appropriate to deviate from<br \/>\nthe unit rule,35 and expressed concern over the arbitrariness of<br \/>\ndelineating the \u201czones of value.\u201d<\/p>\n<p>[T]he facts in this case do not provide&#8230; clearly delineated<br \/>\nboundaries. Even the defendants\u2019 appraisers could not agree<br \/>\nas to where one \u201c\u2018zone of use\u201d began and another ended\u2026<br \/>\n[The appraisals] bring into focus the import and intent of the<br \/>\nunit rule, that is, to prevent misrepresentation of the value of<br \/>\ncondemned property.<\/p>\n<p>In another Illinois case, Illinois Dept. of Transp. v. Raphael,36<br \/>\nthere was a partial taking of land from a parcel improved with a<br \/>\ntwo-story, single-family dwelling and attached three-car garage.<br \/>\nThe taking consisted of an 871-square-foot strip across the<br \/>\nfrontage that included portions of the front lawn, the driveway,<br \/>\nand the turnaround area. The valuation method applied by both<br \/>\nthe property owner\u2019s appraiser and the condemnor\u2019s appraiser<br \/>\nwere found to be improper for failing to properly account for<br \/>\nthe contributory value of improvements. The property owner\u2019s<br \/>\nappraiser valued the whole property at $475,000. He then<br \/>\nproceeded to address the value of the partial taking, stating<br \/>\n\u201c[t]he value of the take lies in its contribution to the whole<br \/>\nproperty, functioning as an integral part of the whole\u201d valuing the<br \/>\npart taken as follows:<\/p>\n<p>In calculating the value of the part taken, the whole<br \/>\nproperty value of $475,000 divided by the whole land area of<br \/>\n13,175 square feet=[$]36.05 per square foot of land improved.<br \/>\nApplying the unit value to the part taken is calculated as<br \/>\n871 square feet \u00d7 $36.05=$31,402, rounded to $31,000.<\/p>\n<p>The appraiser then turned his attention to the remainder, and<br \/>\nconcluded that the remainder had suffered a diminution in value of<br \/>\n$34,000, based on the following reasoning:<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 19Return to CONTENTS<\/p>\n<p>He opined that the \u201croad-widening project will have a significant<br \/>\nimpact on the subject property\u2019s remainder.\u201d\u2026 [He] explained<br \/>\nthat Route 53 will be closer to the residence and that the<br \/>\npaved parking and turnaround area will be restricted to a<br \/>\none-car parking area or a turnaround area, but not both\u2026 [The<br \/>\nappraiser] wrote: \u201cThis loss results in a diminution in the value<br \/>\nof the remaining property.\u201d He valued that loss at $34,000,<br \/>\nbased on comparable sales.<\/p>\n<p>The appeals court ruled that the appraiser\u2019s valuation method<br \/>\nwas improper for failing to distinguish characteristics of the<br \/>\npartial taking that contributed disproportionately to the value of<br \/>\nthe property as a whole, commenting as follows:<\/p>\n<p>To determine the value of the part taken,\u2026[the appraiser]<br \/>\nassigned a uniform square-foot value to the entire property\u2026<br \/>\n[He] assumed that every part of the property was as valuable as<br \/>\nevery other part, despite the fact that the remainder contained<br \/>\na single-family home and the part taken was a 10-foot strip<br \/>\ncontaining only parts of a lawn, an asphalt-paved driveway,<br \/>\nand an asphalt-paved turnaround area. Because the part<br \/>\ntaken could not be used for any other purpose, i.e., it was non-<br \/>\nbuildable,\u2026[The appraiser\u2019s] valuation method misrepresented<br \/>\nthe value of the \u201cspecific land portion to be taken.\u201d\u2019<br \/>\n[case citations omitted] [He] assumed, without basis, that the<br \/>\npart taken was as valuable as the remainder\u2026 The owner\u2019s<br \/>\nclaim that the unit rule requires a determination based upon a<br \/>\nuniform square-foot valuation misapplies the unit rule in this<br \/>\ncase. Such a calculation would be appropriate were the entire<br \/>\nproperty, the part taken and the remainder, homogeneous.<\/p>\n<p>Appraisal evidence presented by the condemnor was also rejected<br \/>\nas improper for failing to consider the contributory value of the<br \/>\nimprovements contained in the remainder.37<\/p>\n<p>Similarly,&#8230; [the condemnor\u2019s appraiser] failed to consider<br \/>\nthe contributory value of the improvements within the<br \/>\nremainder when valuing the part taken. Contrary to her own<br \/>\nopinion that the highest and best use of the whole property<br \/>\nwas residential,\u2026[the appraiser] estimated the value of the<br \/>\npart taken as vacant\u2026.then valued the part taken on a per<br \/>\nacre basis, based only on comparable vacant-land sales\u2026<br \/>\n[The condemnor\u2019s appraiser] added $1.50 per acre [sic] for<br \/>\nthe contributory value of the improvements contained only on<br \/>\nthe part taken: asphalt and grass. She testified that, when she<br \/>\nvalued the part taken, she did not consider the contributory<br \/>\nvalue of the single-family home, because it was \u201cnot part of the<br \/>\nacquisition.\u201d Thus, &#8230;[the] valuation method was improper.<\/p>\n<p>In State v. Chana, the Texas appeals court affirmed the \u201cseparate<br \/>\neconomic unit\u201d methodology advanced by the landowners\u2019<br \/>\nappraiser.38 The case involved a dispute over the market value of<br \/>\npartial taking acquired for the purpose of constructing a detention<br \/>\npond. The landowners\u2019 property consisted of a rectangular<br \/>\n7.765-acre tract. It was bounded by FM 529 to the north, by Dinner <\/p>\n<p>Creek to the east, and a subdivision to the south. Originally,<br \/>\nthe state planned to take 2.385 acres for a detention pond, but<br \/>\nat the request of the landowners the state agreed to shift the<br \/>\nback boundary of the partial taking thirty feet forward to the<br \/>\nnorth. This allowed the landowners to connect the remainder of<br \/>\nthe property to Dinner Creek, allowing for future drainage and<br \/>\nwater detention, and reduced the partial taking to 2.072 acres.<br \/>\nThe court accepted the landowners\u2019 appraiser\u2019s opinion that<br \/>\nthe highest and best use of the 7.765-acre tract was division<br \/>\ninto three separate, independent parcels or economic units for<br \/>\ncommercial development, and the taking would be part of a<br \/>\n2.385-acre self-sufficient unit (the same land the state originally<br \/>\nplanned to take) with a high probability of severance to which the<br \/>\nappraiser confined his estimate of value.<\/p>\n<p>COMINGLING VALUATION METHODS \u2013 <\/p>\n<p>SEPARATE ECONOMIC UNIT AND DAMAGES <\/p>\n<p>At times, the courts have comingled valuation methods,<br \/>\nimproperly applying methods for valuation of the partial taking<br \/>\nand larger parcel; the following presents some examples.<\/p>\n<p>In State ex rel. Ordway v. Buchanan,39 a partial taking<br \/>\nadjacent to the road was part of a five-acre rectangular interior<br \/>\nparcel with a frontage of 330 feet. Before the partial taking,<br \/>\nthe five-acre parcel was flat, undeveloped acreage, physically<br \/>\nhomogenous throughout. The property was vacant and unused,<br \/>\nwith no turnouts from the street. <\/p>\n<p>[Buchanan\u2019s appraiser] testified that the land taken was<br \/>\ncapable of being used independently for some use, possibly<br \/>\na gas station, although earlier he also testified that it was<br \/>\nnot probable that the land taken had an independent value<br \/>\nby itself in the market. The State\u2019s expert testified that the<br \/>\nproperty taken was \u201cprobably usable,\u201d but that it was \u201cnot a<br \/>\nrational, marketable size property in this market\u201d because<br \/>\nof the frontage-to-depth ratio. Essentially, the State\u2019s expert<br \/>\nagreed that the square footage of the property was sufficient<br \/>\nto support an independent use, but questioned its usability<br \/>\nbecause of the shape of the land taken.<\/p>\n<p>In upholding the lower court\u2019s award of $110,000 for the partial<br \/>\ntaking based on Buchanan\u2019s appraiser\u2019s larger parcel theory, the<br \/>\nappeals court ruled there was sufficient basis for the trial court<br \/>\nto admit evidence on the value of the parcel taken as a separate<br \/>\nand independent unit. Yet, the appraiser testified that it was not<br \/>\nprobable that the land taken had an independent value by itself<br \/>\nin the market. The two positions adopted by the appraiser were<br \/>\nincompatible with each other, as a partial taking that cannot<br \/>\nbe marketed on its own is not a standalone parcel, a critical<br \/>\nfactor disregarded by the majority in upholding the award for<br \/>\nthe partial taking as a separate economic unit. As noted by the<br \/>\nmajority in the appeals court\u2019s ruling addressing the value of the<br \/>\npartial taking:<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 20 Return to CONTENTS<\/p>\n<p>Determination of whether the land taken should be valued<br \/>\nseparately or as part of the whole is based on a determination<br \/>\nof the highest and best use of the land. Where the part taken<br \/>\nhas a market value based on a separate economic use and<br \/>\ncommands a higher value as a separate entity than as a part<br \/>\nof a larger tract, such value has been allowed. [case citations<br \/>\nomitted] Conversely, the highest and best use of the part taken<br \/>\nmay be so related to its use with the entire property that the<br \/>\nvalue of the part taken is dependent upon the value of the<br \/>\nentire tract.<\/p>\n<p>As for the remainder property, the lower court\u2019s award of<br \/>\n$37,000 for severance damages was reversed as the appraiser<br \/>\nhad comingled two mutually exclusive approaches recognized in<br \/>\nvaluing a partial taking, thus resulting in double compensation.<br \/>\nThe appeals court said:<\/p>\n<p>Using the proper valuation process, severance damages<br \/>\nmay be appropriate even though the part taken is valued as a<br \/>\nseparate unit. In a partial taking where the land taken is valued<br \/>\nseparately, severance damages to the remainder also should be<br \/>\ndetermined by considering only the before and after value of the<br \/>\nremaining property as a separate unit and not its value as a part<br \/>\nof the larger parcel. [case citation omitted] Thus, the before<br \/>\nvalue of the remainder should not be dependent in any way upon<br \/>\nthe remainder\u2019s use as a part of the larger parcel. This method<br \/>\nof valuation will protect against duplicative damage awards<br \/>\nwhere the land taken is valued as a separate unit.<\/p>\n<p>It is axiomatic that a party must be consistent in the valuation<br \/>\nmethod it utilizes for valuing both the part taken and the<br \/>\nseverance damages to the remainder. A party is not precluded<br \/>\nfrom arguing the \u201cwhole parcel\u201d and \u201cseparate unit\u201d values as<br \/>\nalternative theories. However, he cannot attempt to combine the<br \/>\nmethods and value the land taken separately but then consider<br \/>\nthe remainder as part of the larger parcel for the determination of<br \/>\nseverance damages.<\/p>\n<p>The claim for severance damages was based on:<br \/>\n1. damage to the remainder resulting from the inability to <\/p>\n<p>develop the front in conjunction with the back of the property<br \/>\n(underutilization); <\/p>\n<p>2. reduced visibility as a result of being set back 80 feet from the<br \/>\nmain street; and <\/p>\n<p>3. damages caused by altered traffic flow as a result of the change<br \/>\nin the street on the land taken. <\/p>\n<p>The value of the separate unit included the ownership\u2019s frontage,<br \/>\nits access to traffic flow, and its ability to be developed separate<br \/>\nand apart from the rest of the parcel. In this instance, the so-<br \/>\ncalled damages to the remainder were artificially created as<br \/>\na consequence of the separate unit selected by the appraiser.<br \/>\nThe court found severance damages would have been a relevant<br \/>\nconsideration only if the \u201cwhole parcel method\u201d of valuation had<br \/>\nbeen adopted by the appraiser:<\/p>\n<p>Under the \u201cseparate use\u201d method of valuation, neither the<br \/>\nutilization of the remainder, its visibility from the road, nor the<br \/>\ntraffic flow around it were affected by the taking. Viewed as a<br \/>\nseparate parcel, the remainder could not be used in conjunction<br \/>\nwith the condemned land before the taking. Consequently, the<br \/>\nways in which the remainder could be used did not change after<br \/>\nthe taking. Similarly, visibility was not affected by the taking.<br \/>\nBefore the taking, the northern boundary of the remainder<br \/>\nwas 80 feet from the main street. After the taking the visibility<br \/>\nof the remainder was unaffected\u2014the boundary was still 80<br \/>\nfeet back from the main road. If anything, the visibility of the<br \/>\nremainder was enhanced by the taking because the frontage<br \/>\nroad brought traffic closer to the remainder. Finally, in this case<br \/>\nthe remainder, considered as a separate unit, had no traffic flow<br \/>\nin front of it before the taking. After the taking, the frontage<br \/>\nroad bordered the remainder so that the remainder actually<br \/>\nbenefitted from increased traffic flow.<\/p>\n<p>The dissent in Buchanan rejected the \u201cseparate use\u201d method of<br \/>\nvaluing the land taken, concluding the result \u201cdefies common<br \/>\nsense\u201d for failing to recognize the practical effect of the partial<br \/>\ntaking that simply replaced old frontage with new frontage. The<br \/>\ndissent noted, \u201cThat frontage still will have the same use which<br \/>\nBuchanan claims was acquired by the state. &#8230;By the magic of<br \/>\nthe majority\u2019s valuation process, Buchanan has been paid for the<br \/>\ntaking of valuable commercial frontage, but still has the same<br \/>\nfrontage and will profit from the same commercial value.\u201d<\/p>\n<p>In City of Phoenix v. Wilson, the Arizona appeals court awarded<br \/>\nremainder damages and reversed the lower court\u2019s finding that<br \/>\ndefined a larger parcel as less than the whole property. The<br \/>\nWilsons owned a 23.24-acre parcel from which a 1.4-acre parcel<br \/>\nwas taken from the corner. At the time of the partial taking, the<br \/>\nentire 23.24-acre parcel was being used for farming but was<br \/>\nresidentially zoned to permit one house per acre. The city\u2019s<br \/>\nGeneral Plan indicated that the area should be developed for high-<br \/>\ndensity uses such as apartments. The trial court awarded $80,000<br \/>\nfor the partial taking and $99,000 in severance damages based on<br \/>\nthe testimony of the landowner\u2019s appraiser.<\/p>\n<p>The landowner\u2019s appraiser opined that the highest and<br \/>\nbest use was to hold the property as though vacant for future<br \/>\ninvestment with the anticipation of splitting the property into<br \/>\ntwo economic units. According to the appraiser, a 5-acre portion<br \/>\naround the corner, which included the 1.4-acre partial taking,<br \/>\ncould form a separate economic unit commanding a price<br \/>\nproportionately higher than the remaining property. He thought<br \/>\nthe 5-acre separate economic unit was suitable for various<br \/>\ninstitutional uses such as a school or place of worship, or for<br \/>\nnonresidential but residential-compatible economic uses such<br \/>\nas mini-storage, offices, bank branch, dependent care facility,<br \/>\nmortuary, and hotel or motel. The latter economic uses would<br \/>\nrequire rezoning, but the landowner\u2019s appraiser thought rezoning <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 21Return to CONTENTS<\/p>\n<p>would be reasonably possible. Based on comparable sales, which<br \/>\nincluded a school site, and a church and school site, he estimated<br \/>\nthe market value of the 5-acre economic unit at $272,250 ($1.25<br \/>\nper square foot), with the 1.4-acre partial taking assigned a<br \/>\nproportionate value of $80,000, rounded. He then concluded that<br \/>\nthe remaining 3.6 acres of the (hypothetical) 5-acre separate<br \/>\neconomic unit had lost its economic advantage due to the impact<br \/>\nof the partial taking on access, visibility, and frontage to the<br \/>\nadjoining 18.24 acres, claiming severance damages of $99,000.<\/p>\n<p>At trial, the landowner\u2019s appraiser acknowledged that his<br \/>\nhypothetical 5-acre parcel could have been drawn in other ways<br \/>\nand that his selection of the precise size and location of the parcel<br \/>\nwas a matter of judgment. According to the appeals court, the<br \/>\nboundaries and size of the hypothetical 5-acre parcel selected for<br \/>\nanalysis were arbitrary. In reversing the lower court\u2019s judgment,<br \/>\nthe appeals court ruled that,<\/p>\n<p>no authority sanctions a method of evaluation that would allow<br \/>\nthe part taken [1.4 acres] to be valued as part of a hypothetical<br \/>\n[5-acre] parcel within a whole parcel. The [1.4-acre taking]<br \/>\nshould have been valued either as a separate [economic] unit<br \/>\nor as part of the whole parcel [consisting of 23.24 acres]. Only<br \/>\nafter one of these approved methods was selected could it then<br \/>\nbe determined whether there were severance damages to be<br \/>\ncalculated.<\/p>\n<p>On further appeal, the Arizona Supreme Court in City of Pheonix v<br \/>\nWilson reinstated the trial court\u2019s decision, finding the facts were<br \/>\nmaterially different in this case and did not support a rigid rule<br \/>\nthat \u201cthe property taken [1.4 acres] should have been valued either<br \/>\nas a separate unit or as part of the whole parcel 923.24 acres].\u201d<br \/>\nThe court said that, premised on a proper foundation<\/p>\n<p>The jury concluded that a 5-acre intersection corner, which<br \/>\ncould probably be rezoned for [a] different and higher use than<br \/>\nthe rest of the tract, would have a different and higher value<br \/>\nthan the remainder of the property. Once that is accepted,<br \/>\nthe owner is entitled to that higher value when the property<br \/>\nis taken, whether the taking is all or only a part of the more<br \/>\nvaluable [5-acre] portion [a separate economic unit]. 40<\/p>\n<p>In Russell Inns Ltd. v. Manitoba,41 a Canadian appeals court<br \/>\nupheld a commission\u2019s ruling that the larger parcel did not extend<br \/>\nto include an abutting lot, where the partial taking was confined to<br \/>\nonly one of two contiguous lots on a registered plan of subdivision<br \/>\nheld under the same ownership.<\/p>\n<p>The appeals court concluded the province had not provided<br \/>\nsufficient evidence justifying application of the larger parcel<br \/>\ntheory. The commission awarded damages confined strictly to<br \/>\nan analysis of Lot 2 (the presumed partial taking). However, the<br \/>\ncommission conceded situations can arise where the partial<br \/>\ntaking approach would be appropriate, without apparently<br \/>\nrealizing that by confining the partial taking analysis to Lot 2, the<br \/>\ncommission effectively determined Lot 2 to be the larger parcel.<\/p>\n<p>At the commission hearing, the owner testified that Lot 1<br \/>\nwas purchased because it was the only way to obtain Lot 2.<br \/>\nPresumably, the purchaser as a knowledgeable developer,<br \/>\nacted in his best interests when he chose to acquire both lots<br \/>\nsimultaneously. The ruling in this case did not consider a larger<br \/>\nparcel analysis in the after-taking scenario, as there is no post-<br \/>\ntaking highest and best analysis of the balance of Lot 2 combined<br \/>\nwith part or all of Lot 1, which is underimproved with a forty-year<br \/>\nold, 1,000-square-foot residence occupied as a rental. <\/p>\n<p>Both the balance of Lot 2 and Lot 1 have the same commercial<br \/>\nzoning, are physically contiguous and under the same ownership,<br \/>\nand were purchased at the same time. On this new potential<br \/>\nlarger parcel a highest and best use analysis should have<br \/>\nbeen conducted to determine whether the existing use or a use<br \/>\npermitted under the commercial zoning represented the highest<br \/>\nand best use. The partial taking reduced the frontage of Lot 2<br \/>\nfrom approximately 147 feet to 87 feet, but when combined with<br \/>\nadjoining Lot 1 could be increased to a maximum of 387 feet,<br \/>\nwhich, in effect, reestablished the diminished commercial<br \/>\npotential of Lot 2 occasioned by the partial taking. The absence<br \/>\nof a comprehensive post-taking analysis incorporating part or all<br \/>\nof Lot 1 resulted in compensation being paid twice: once for the<br \/>\npartial taking and again as remainder damages.<\/p>\n<p>The property owner was awarded a total of $145,000, which<br \/>\nat $3.50 per square foot represented the market value of Lot 2<br \/>\nbefore the partial taking[1\/m]\u2014yet the owner retained ownership<br \/>\nof the remaining portion of Lot 2, which could be combined with<br \/>\npart or all of his adjoining ownership of Lot 1. Even if adjoining<br \/>\nLot 1 were under different ownership, the market would still<br \/>\nattribute some value to the remainder of Lot 2 in contribution to<br \/>\nLot 1, with the owner of Lot 1 being the most likely purchaser in a<br \/>\nbilateral market.42ftnt<\/p>\n<p>In State v. Silver,43 the New Jersey appeals court was<br \/>\nconfronted with a unique situation involving a partial taking for<br \/>\nroad widening that involved a taking from each of two contiguous<br \/>\nproperties under the same ownership. Each property had an<br \/>\nindependent highest and best use and was treated as a separate<br \/>\nlarger parcel before the partial taking. One property had been<br \/>\noperated as a clothing store, and the other property was improved<br \/>\nwith gas pumps, a shed, and a bungalow. The clothing store had<br \/>\na 70-foot frontage, and the abutting gas station had a frontage of<br \/>\n100 feet, with a secondary frontage along a side street. <\/p>\n<p>The partial taking consisted of a 45-foot-wide strip along the<br \/>\nfrontage of each property, and a 3-foot-wide strip along the side<br \/>\nstreet. Virtually all the clothing store parking area was taken,<br \/>\nsubstantially reducing the functional utility of the parcel as a<br \/>\nclothing store. The partial taking also effectively destroyed the<br \/>\nuse of the other parcel as a gas station by eliminating its gasoline<br \/>\npumps, storage tanks, and structures. Based on the before and<br \/>\nafter rule, the trial court awarded $80,000 for the partial taking <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 22 Return to CONTENTS<\/p>\n<p>from the clothing store, and $26,200 for the partial taking from<br \/>\nthe gasoline station. Combined, the total awarded for the two<br \/>\npartial takings was $106,200. The awards were affirmed by the<br \/>\nappellate division. <\/p>\n<p>Having ruled that each of the two parcels must be valued<br \/>\nseparately, their common ownership was considered irrelevant<br \/>\nand disregarded in the award of severance damages attributed to<br \/>\neach property. On appeal, the condemning authority successfully<br \/>\nargued the larger parcel theory in relation to the two contiguous<br \/>\nremainders under common ownership, a position it was precluded<br \/>\nfrom advancing at trial:<\/p>\n<p> [T]he \u2018\u2018unity of use\u201d test was not for the purpose of determining<br \/>\nwhether the taking of all or a part of one parcel can be<br \/>\nconsidered a \u2018partial\u2019 taking in relation to the other parcel\u2026<br \/>\nHere, we are concerned with the valuation of property<br \/>\nremaining after the\u2026[taking].<\/p>\n<p>The condemning authority sought to demonstrate the optimum<br \/>\nuse of the remainder of the gas station parcel as a parking area<br \/>\nfor the remainder of the store parcel because without parking, the<br \/>\neconomic value of the store property as a retail store would be<br \/>\nseverely diminished. The appraiser for the condemning authority<br \/>\ncalculated that the combined use of the two remainders would<br \/>\nreduce damages by $26,400.<\/p>\n<p>The New Jersey Supreme Court acknowledged that statutorily<br \/>\neach parcel required a separate award, but it ruled that there<br \/>\nwas no legal requirement to disregard market factors such<br \/>\nas potential combined use and common ownership of two<br \/>\ncontiguous remainders in reaching appropriate awards for each<br \/>\nseparate parcel. <\/p>\n<p>PARTIAL TAKING VALUATION METHODOLOGY<\/p>\n<p>Regardless of the methodology applied in analyzing the value of a<br \/>\npartial taking, barring unique situations, independent pre-taking<br \/>\nand post-taking appraisals are mandatory.44 The two methods<br \/>\nrelied on to analyze the impact of a partial taking in the context<br \/>\nof the pre- and post-taking market values of the property can be<br \/>\nsummarized as follows:<\/p>\n<p>\u2022 In one group of cases, it has been held that the measure of<br \/>\ndamages is the market value (contributory value)45 of the part<br \/>\ntaken as a function of the whole plus the difference before<br \/>\nand after the taking in market value of the remainder area.<br \/>\nThis concept of the measure of damages to the remainder is<br \/>\nillustrated by the following equation:<br \/>\nValue of land taken + (Value of remainder area before taking \u2013<br \/>\nValue of remainder area after taking) = Damages<\/p>\n<p>\u2022 The second rule enunciated by some courts is the before and<br \/>\nafter rule, wherein damages are computed as the difference<br \/>\nbetween the value before the taking and the value of the<br \/>\nremainder area after the taking. This approach is illustrated<br \/>\nin the following formula: <\/p>\n<p>Value of entire parcel before taking \u2013 Value of remainder area<br \/>\nafter taking = Damages46<\/p>\n<p>It is the difference between the pre-taking value (uninfluenced<br \/>\nby the project or scheme) and post-taking value (influenced by<br \/>\nthe project or scheme) that effectively determines what, if any,<br \/>\nmonetary impact the partial taking has had on the property, and<br \/>\nwhether the property owner has sustained a financial loss or<br \/>\ngain. In those jurisdictions in which a property owner is always<br \/>\nentitled to at least the contributory value of the part taken, further<br \/>\nanalysis of the pre-taking value (uninfluenced by the project<br \/>\nor scheme) is required. Analyzing the contributory value of the<br \/>\npart taken in relation to the pre-taking value of the property as<br \/>\na whole unaffected by the post-taking value of the remainder or<br \/>\nresidue ensures that the property owner always receives at least<br \/>\nthe contributory value of the part taken. Some of the difficulties<br \/>\nencountered in analyzing the value of a partial taking in conformity<br \/>\nwith the unit rule include the presence of improvements on the part<br \/>\ntaken and the lack of direct comparables.<\/p>\n<p>In City of Chicago v. Anthony,47 the testimony of an appraiser<br \/>\nconcerning future rental income that could be derived<br \/>\nfrom a portion of the subject property leased to a billboard<br \/>\ncompany was rejected as violating the unit rule. The Illinois<br \/>\nSupreme Court stated:<\/p>\n<p>The motion judge found the property must be valued as a whole,<br \/>\nand a lease may not be separately valued as one part to be added<br \/>\nto another part. This ruling is consistent with the unit rule of<br \/>\nvaluation in eminent domain cases, which requires that property<br \/>\nbe valued as a whole. Because the \u201cmeasure of recovery for<br \/>\ndamage to private property caused by a public improvement is<br \/>\nthe loss which concerns the property itself\u2026the fair market value<br \/>\nof improved property is not the sum of the value of the building<br \/>\nand the value of the land computed separately.\u201d48 The unit rule is<br \/>\napplied in eminent domain cases to avoid misleading the jury.<\/p>\n<p>A failure to conduct an independent post-taking appraisal can result<br \/>\nin a gross overstatement of damages, double compensation, errors<br \/>\nin logic, failure to expose questionable appraisal practices.<\/p>\n<p>An independent post-taking appraisal serves many practical<br \/>\npurposes in partial taking assignments:<\/p>\n<p>\u2022 Eliminates any preconceived notion of a damage-oriented<br \/>\nmindset that the remainder must have sustained damages,<br \/>\ni.e., suspicion without proof.<\/p>\n<p>\u2022 Compels an appraiser to analyze the remainder as a new<br \/>\nproperty, in a post-taking environment, and to repeat all the<br \/>\nsteps of the valuation process.49<\/p>\n<p>\u2022 Guards against intentionally or unintentionally overlooking a<br \/>\nchange in highest and best use or diminished highest and best<br \/>\nuse, or disregarding a post-taking larger parcel analysis.<\/p>\n<p>\u2022 Compels an appraiser to consider comparable sales<br \/>\n(or comparable rentals) that reflect the post-taking<br \/>\ncharacteristics of the remainder in a changed environment.<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 23Return to CONTENTS<\/p>\n<p>\u2022 Provides insight into the reasonableness of the contributory<br \/>\nvalue of the part taken, and the reasonableness of any<br \/>\nclaimed damages. (Not all physical property characteristics<br \/>\ncontribute to value, and some contribute disproportionately<br \/>\nto the value of the whole.).50 <\/p>\n<p>\u2022 Provides insight as to whether, overall, the taking has<br \/>\ndamaged or enhanced the value of the remainder property.<br \/>\nIf there is an overall enhancement in the value of the<br \/>\nremainder, any alleged damages would be invalidated. As<br \/>\nobserved by the appeals court in State v. Silver,<br \/>\nBecause there is property remaining subsequent to the<br \/>\ntaking that must be valued, an examination of all of the<br \/>\ncharacteristics of such remaining property after the time<br \/>\nof the taking, as opposed solely to facts in existence at or<br \/>\nimmediately before condemnation, is inescapable. Therefore,<br \/>\nin the case of a partial taking, the market value of property<br \/>\nremaining after a taking should be ascertained by a wide<br \/>\nfactual enquiry into all material facts and circumstances \u2013<br \/>\nboth past and prospective \u2013 that would influence a buyer or<br \/>\nseller interested in consummating a sale of the [remainder]<br \/>\nproperty. [Emphasis in original]<\/p>\n<p>Appraisers are professionally obligated to complete valuations<br \/>\nin a meaningful, relevant, comprehensive, understandable and<br \/>\ntransparent manner. \u201cIn developing a real property appraisal, an<br \/>\nappraiser must be aware of, understand, and correctly employ<br \/>\nthose recognized methods and techniques that are necessary to<br \/>\nproduce a credible appraisal.\u201d51<\/p>\n<p>Most jurisdictions allow or mandate application of the before<br \/>\nand after method in the analysis of a partial taking.52 According to<br \/>\nUtah Department of Transportation v. Target Corporation, prior to<br \/>\nthe state supreme court ruling in Admiral Beverage,53 appraisers<br \/>\ncould not simply state their conclusions in straightforward<br \/>\nbefore-and-after terms of market value. Instead, they had to<br \/>\nattempt to assign a specific value to each of the numerous factors<br \/>\naffecting market value:<\/p>\n<p>[The Utah] supreme court noted that this task was \u201cextreme[ly]<br \/>\ndifficult[], if not impossibl[e],\u201d for appraisers to accomplish<br \/>\nwithout resorting to \u201crank speculation.\u201d\u2026Ever since Admiral<br \/>\nBeverage, condemnation claimants have been able to assert<br \/>\nclaims to a full complement of severance damages, measured<br \/>\nusing a simple before-and-after-metric, and limited only by<br \/>\ngeneral notions of causation and evidentiary proof.<\/p>\n<p>In a Kentucky case, the court54 bemoaned the fact that no<br \/>\nappraisal witness for either party sought to undertake a post-<br \/>\ntaking valuation analysis of two noncontiguous remainders,<br \/>\neach its own larger parcel, and occasioned by the land taken.<br \/>\nThe court stated,<\/p>\n<p>It is unfortunate that no witness on either side was asked to<br \/>\nexpress an opinion as to the market value of the two remainder<br \/>\ntracts if sold separately\u2026[I]n the absence of evidence to the <\/p>\n<p>contrary it may be assumed that the highest and best use of<br \/>\na farm cut in two by a condemnation remains the same after<br \/>\nthe taking as before, and that its highest and best use is still<br \/>\nas a single unit, [but] this case is different\u2026.The case presents<br \/>\na classic instance in which the remainder tracts should have<br \/>\nbeen evaluated separately.<\/p>\n<p>In United States v. 2.33 Acres of Land,55 the appeals court found<br \/>\nthat the property owner had been overcompensated for a partial<br \/>\ntaking because a separate allowance for severance damages for<br \/>\nthe part taken was inappropriate when the diminution in market<br \/>\nvalue was reflected by the difference in the pre-taking and post-<br \/>\ntaking market value estimates. There the court stated, <\/p>\n<p>[If the before and after method of valuation] is properly<br \/>\nemployed when there is a partial taking, severance damages<br \/>\nshould not be allowed. This is so because if the fair market<br \/>\nvalue of the property after the taking is subtracted from<br \/>\nits fair market value before the taking, presumably the fair<br \/>\nmarket value of the taking would reflect any diminution in<br \/>\nvalue by reason of the taking so that a separate allowance for<br \/>\nseverance damages is unnecessary in order for the landowner<br \/>\nto recover just compensation.<\/p>\n<p>Presumably, any entitlements, costs, and entrepreneurial effort<br \/>\nassociated with developing the land would have been reflected<br \/>\nin the value estimate before the taking, as well as in the after-<br \/>\nsituation, had a valuation been undertaken.<\/p>\n<p>In United States v. 9.20 Acres of Land in Polk County,56 the<br \/>\ncourt explained that it was incorrect to think of severance<br \/>\ndamages as a separate item to be treated in isolation without<br \/>\nregard to the pre- and post-taking market values of the property:<\/p>\n<p>It is incorrect to think of \u201cseverance damages\u201d as a separate<br \/>\nand distinct item of just compensation apart from the<br \/>\ndifference between the market value of the entire tract<br \/>\nimmediately before the taking and the market value of the<br \/>\nremainder immediately after the taking. In the case of a partial<br \/>\ntaking if the \u201cbefore and after\u201d measure of compensation<br \/>\nis properly [applied], there is no occasion\u2026to talk about<br \/>\n\u201cseverance damages\u201d as such, and indeed it may be confusing<br \/>\nto do so. The matter is taken care of automatically in the<br \/>\n\u2018before and after\u2019 submission.<\/p>\n<p>Analyzing damages as separate components of a property<br \/>\nrather than in relation to the value of the property as a whole<br \/>\nis analogous to the ruling in Department of Public Works &#038;<br \/>\nBuildings v. Lotta,57 which rejected testimony based on a cost<br \/>\napproach that combined land and building components without<br \/>\nregard to the value of the property as a whole.<\/p>\n<p>Numerous condemning authorities have explicit appraisal<br \/>\npolicies that mandate post-taking appraisals whenever there is a<br \/>\npartial taking. Typical appraisal requirements for partial taking<br \/>\nassignments prepared on behalf of condemning authorities are<br \/>\nquoted below: <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 24 Return to CONTENTS<\/p>\n<p>Merely subtracting the value of the part acquired from the<br \/>\nestimate of before value to arrive at the after value renders the<br \/>\n[appraisal] report unacceptable [Section 5.219].58<br \/>\nThe appraiser develops two opinions of value: (1) valuing the pre-<br \/>\nacquisition scenario and (2) valuing the post-acquisition scenario<br \/>\n[Chapter 11].59<br \/>\nNo comparison of the \u201cremainder after\u201d to the \u201cremainder<br \/>\nbefore\u201d will be made for determining the \u201cremainder after\u2019s\u201d<br \/>\nvalue [emphasis in original].60<br \/>\nIn Texas, the general rule for determining fair-market value is<br \/>\nthe before-and-after rule. However, when only part of the land is<br \/>\ntaken for an easement, the before-and-after rule still applies, but<br \/>\ncompensation is measured by the market value of the part taken<br \/>\nplus any diminution in value to the remainder of the land.61<br \/>\nThe valuation of the remainder after the acquisition cannot be<br \/>\nvalued by a mathematical process of deducting the value of the<br \/>\npart acquired from the whole property.62 <\/p>\n<p>A scholarly paper63 describing application of the two methods<br \/>\nemployed in analyzing a partial taking concludes that the before-<br \/>\nand-after method (BAA) better reflects the monetary impact of<br \/>\na taking:<\/p>\n<p>Although at least one theorist has stated that BAA may simply<br \/>\nbe another way of expressing the VPD (Value Plus Damages<br \/>\nMethod) without any actual difference, he later noted that the<br \/>\napplication seems to take a more realistic value of the damages,<br \/>\nrather than the artificial nature of the VPD. With the VPD method,<br \/>\n\u2018an appraiser is more prone to exaggerate both elements of<br \/>\ncompensation\u2026<br \/>\n[T]he formula encourages him to make allowances for damages<br \/>\nthough none in fact may have been sustained. Instead the BAA<br \/>\nmethod, by definition, efficiently incorporates any damages into<br \/>\nthe final valuation, leaving less room for human error. As a result,<br \/>\nBAA ensures more accurate and fair results. [citations omitted]<\/p>\n<p>When the before-and-after method is properly applied by making<br \/>\nprovision for the contributory value of the part taken as an interim<br \/>\nstep in the pre-taking valuation of the property as a whole, the<br \/>\nproperty owner is assured of receiving at least the amount that the<br \/>\npartial taking contributes to the market value of the property as<br \/>\na whole.<\/p>\n<p>PROJECT INFLUENCE <\/p>\n<p>Project influence in condemnation or influence of the scheme in<br \/>\nexpropriation refers to a positive or negative impact on the pre-<br \/>\ntaking value of a property as a result of the same public project for<br \/>\nwhich all or part of a property is taken. Project influence is often<br \/>\napparent in advance of the government\u2019s acquisition, and usually<br \/>\nstarts to materialize when the project is publicly announced or<br \/>\nwhen it becomes public knowledge, sometimes years in advance<br \/>\nof the acquisition. Depending on the nature and scale of the public<br \/>\nimprovement, the magnitude of a positive or negative impact on <\/p>\n<p>real estate prices will be reflected by the market\u2019s view of the<br \/>\npublic project.<\/p>\n<p>In analyzing the pre-taking value of a property as a whole<br \/>\n(larger parcel), project influence or influence of the scheme must<br \/>\nbe ignored. The rationale for ignoring the project or scheme in<br \/>\nanalyzing the pre-taking value is one of fundamental fairness to both<br \/>\nthe property owner and the condemning or expropriating authority.<br \/>\nThe US Supreme Court noted that the dual purpose of the scope<br \/>\nof the project rule is \u201cto protect a property owner who has had<br \/>\nreal property condemned or expropriated from being penalized by<br \/>\nreceiving less compensation than would have been warranted but for<br \/>\nthe fact that property prices within the area had been depressed by<br \/>\nthe government\u2019s planned project, and to safeguard a condemning<br \/>\nor expropriating authority (i.e., taxpayer) against overcompensating<br \/>\na property owner whose real property has been enhanced in value,<br \/>\nwhen property prices within the area have been inflated by the<br \/>\ngovernment\u2019s planned project.\u201d64<\/p>\n<p>Once a government project is announced or becomes public<br \/>\nknowledge, the property or property owner ought not be exposed<br \/>\nto either negative or positive impacts flowing from the anticipated<br \/>\npublic works. Until government funds are actually appropriated for<br \/>\nan announced public project and design and engineering details<br \/>\ncompleted, impacted lands ripe for development remain temporarily<br \/>\nsterilized. Property owners caught in this situation are likely to incur<br \/>\nretrospective costs (sunk costs), unanticipated holding costs, and<br \/>\nmissed marketing opportunities.<\/p>\n<p>As more time passes between the announcement of the planned<br \/>\npublic project and the actual partial taking for the project, it may<br \/>\nbecome increasingly difficult to distinguish between the influence<br \/>\nof the planned government project and market conditions that<br \/>\nare strictly a function of supply and demand, and inflationary and<br \/>\ndeflationary trends.<\/p>\n<p>When analyzing the pre-taking value, the influence over time<br \/>\nof the project, scheme, or public improvements or works must be<br \/>\nscreened out, except for items of physical deterioration. According to<br \/>\nPrinciples of Right of Way,65<\/p>\n<p>With only the rarest of exceptions, in valuing the larger parcel<br \/>\n\u201cbefore\u201d a taking, the appraiser must disregard decreases<br \/>\nor increases in value due to the public improvement project.<br \/>\nThe exception is for items of physical deterioration within the<br \/>\nreasonable control of the property owner.<\/p>\n<p>And, according to the Uniform Appraisal Standards for Federal Land<br \/>\nAcquisitions, screening out the influence of the project applies when<br \/>\nvaluing the larger parcel pre-taking, and excludes value-influencing<br \/>\nfactors unrelated to the project, except for items of physical<br \/>\ndeterioration within the control of the owner (Section 1.2.7.3.3.):<\/p>\n<p>In partial acquisitions, the scope of the project rule typically<br \/>\nexcludes consideration of government project influence on the<br \/>\nvalue of the larger parcel before the acquisition, and includes<br \/>\nconsideration of government project influence on the value of the <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 25Return to CONTENTS<\/p>\n<p>remainder after the acquisition. [See UASFLA Sections 4.5 and<br \/>\n4.6 (especially 4.6.1, 4.62, and 4.63)]<\/p>\n<p>The extent of the impact of an announcement of a public project<br \/>\non value pre- and post-taking can vary significantly depending on<br \/>\nthe type and scale of the public works, which are to be ignored pre-<br \/>\ntaking and accounted for post-taking.<\/p>\n<p>A Washington appeals court upheld a jury instruction to<br \/>\ndisregard any value enhancement prior to the taking due to the<br \/>\nscope of the project and confirmed the setoff of special benefits<br \/>\nagainst both the value of the taking and the remainder,66 which<br \/>\nresulted in a condemnation award of zero:67<\/p>\n<p>Any increase in the fair market value of the real property to<br \/>\nbe acquired prior to the date of valuation caused by the public<br \/>\nimprovement for which such property is acquired will be<br \/>\ndisregarded in determining the compensation for the property\u2026.<br \/>\nThere was considerable testimony regarding the annexation,<br \/>\nrezone, and city plans to extend utilities to the property, all taking<br \/>\nplace after 1975 [when the property was purchased], and that<br \/>\nthese events were a direct result of the proposed highway project.<br \/>\n[The landowner] may have \u201clost\u201d its [1975] purchase price<br \/>\nper acre for the 66.73 acres taken, but the after value of its<br \/>\nland [$3,226,700] had increased sevenfold due to the State\u2019s<br \/>\nimprovement\u2026.[The appeals court ruled that] [i]f&#8230; the&#8230; market<br \/>\nvalue of the&#8230;[remainder is enhanced as a result of the project],<br \/>\nthen that increase is a special benefit.<\/p>\n<p>REMAINDERS AND BENEFITS<\/p>\n<p>A partial taking that disproportionately enhances the value of the<br \/>\nproperty that remains (remainder or residue) in comparison to the<br \/>\ncontributory value of the part taken as a function of the pre-taking<br \/>\nvalue of the property as a whole enjoys benefits.<\/p>\n<p>Benefits result from the construction of public improvements for<br \/>\nwhich property is taken and fall into two categories:<\/p>\n<p>\u2022 General benefits<br \/>\n\u2022 Special or specific benefits<\/p>\n<p>The recognition and treatment of benefits differs from one<br \/>\njurisdiction to the next,68 and appraisers operating in different<br \/>\njurisdictions must be aware of how the governing statutes apply<br \/>\nto property taken in a specific jurisdiction. The current status of<br \/>\nbenefits is summarized in a scholarly paper by Harrison.69 <\/p>\n<p>While the characterization of special benefits is fact-specific,<br \/>\nthere is a growing consensus among a number of states and legal<br \/>\nscholars that all benefits should be considered in estimating<br \/>\nthe market value of a remainder, effectively moving to a strict<br \/>\nadherence of the concept of market value, and that nonspeculative<br \/>\nincreases in value should be acknowledged.<\/p>\n<p>In Borough of Harvey Cedars v. Karan,70 the New Jersey Supreme<br \/>\nCourt overturned an appellate court ruling that had affirmed a<br \/>\njury award of $375,000 in damages, premised mostly on the loss of<br \/>\noceanfront view. A portion of the landowner\u2019s beachfront property <\/p>\n<p>was taken as part of a massive public works project to construct a<br \/>\ndune that connects with other dunes running the entire length of<br \/>\nLong Beach Island in Ocean County. The dunes serve as a barrier<br \/>\nwall, protecting the beachfront homes and businesses from the<br \/>\n\u201cdestructive fury of the ocean.\u201d The trial court had prohibited the<br \/>\njury from considering the project-related benefits.<\/p>\n<p>In overturning the lower courts\u2019 decision, the New Jersey<br \/>\nSupreme Court adopted an approach that allows all non-conjectural<br \/>\nfactors, positive and negative, to be considered in analyzing the<br \/>\nmarket value of a remainder. In its decision, the state Supreme<br \/>\nCourt reasoned as follows:<\/p>\n<p>In a partial-takings case, homeowners are entitled to the fair<br \/>\nmarket value of their loss, not to a windfall, not to a pay out that<br \/>\ndisregards the home\u2019s enhanced value resulting from a public<br \/>\nproject. To calculate that loss, we must look to the difference<br \/>\nbetween the fair market value of the property before the partial<br \/>\ntaking and after the taking.<\/p>\n<p>The Supreme Court found that the trial court had erroneously<br \/>\ninstructed the jury on the calculation of just compensation, and<br \/>\nconsequently it remanded the case for a new trial. <\/p>\n<p>CONCLUSION <\/p>\n<p>Partial takings continue to present appraisers with unique valuation<br \/>\nchallenges,71 especially when a taking requires a larger parcel<br \/>\ndetermination pre-taking or post-taking. Nonviable takings have<br \/>\nno market value per se and must always be analyzed in the context<br \/>\nof contributory value as part of a defined larger parcel, consisting<br \/>\nof ownership of the property as a whole or less than the whole,<br \/>\nbut including the land taken, with notional boundaries defining<br \/>\nthe larger parcel. Attempting to directly value a nonviable partial<br \/>\ntaking piecemeal by arbitrarily assigning a value to each property<br \/>\ncomponent or element identified in the partial taking can lead to an<br \/>\nestimate of value lacking credibility and reasonableness. Whether a<br \/>\ntaking is of the larger parcel itself or only part of a larger parcel can<br \/>\nonly be determined by conducting a highest and best use analysis. A<br \/>\nfailure to satisfy the initial tests of legal permissibility and physical<br \/>\npossibility is indicative of a partial taking.<\/p>\n<p>The damages or benefits in a nonviable partial taking are<br \/>\nbest measured by the before and after method, which requires<br \/>\na pre-taking market value estimate and a post-taking market<br \/>\nvalue estimate, each prepared independently.72 A partial taking<br \/>\nthat results in a nonviable remainder can be tied to a contiguous<br \/>\nproperty that is under the same ownership as part of a post-<br \/>\ntaking larger parcel determination. If jurisdictionally permitted, a<br \/>\nnonviable remainder may also be attached to other ownership, if<br \/>\nthere is adjoining property and its value can be enhanced,73 with the<br \/>\ncontributory value of the remainder discounted, if appropriate, to<br \/>\nreflect a bilateral market.74 <\/p>\n<p>An appraisal report should be comprehensive, prepared in<br \/>\ncompliance with recognized appraisal standards and meet statutory <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 26 Return to CONTENTS<\/p>\n<p>requirements, and be conveyed in a straightforward and easy to<br \/>\nunderstand format. Moreover, sound appraisal theory and practice<br \/>\nshould be applied in every appraisal assignment, whether it is<br \/>\nprepared for condemnation or expropriation or for any other function<br \/>\nregardless of the jurisdiction in which the real property is situated.<br \/>\nOften the trier of fact will have little or no understanding of the<br \/>\nvaluation process, and that is an extremely important consideration<br \/>\nin the preparation and presentation of the appraisal report.<\/p>\n<p>END NOTES<br \/>\n1. See for example, Illinois Pattern Jury Instructions, 300.44, \u201cIn arriving <\/p>\n<p>at the fair cash market value of the property taken, you should<br \/>\ndetermine its value considered as a part of the whole tract before<br \/>\nthe taking and not its value as a piece of property separate and<br \/>\ndisconnected from the rest of the tract.\u201d http:\/\/bit.ly\/IPI-300. The<br \/>\nspecific legal requirements in jurisdictions vary.<\/p>\n<p>2. Appraisers do not estimate just compensation in takings, but market<br \/>\nvalue is a measure of just compensation. Appraisers must utilize the<br \/>\ndefinition of market value relevant to taking of the subject property.<br \/>\nThe Uniform Appraisal Standards for Federal Land Acquisitions<br \/>\n(UASFLA), 2016 edition, defines market value as \u201cthe amount in cash,<br \/>\nor on terms reasonably equivalent to cash, for which in all probability<br \/>\nthe property would have sold on the effective date of value, after a<br \/>\nreasonable exposure time on the open competitive market, from a<br \/>\nwilling and reasonably knowledgeable seller to a willing and reasonably<br \/>\nknowledgeable buyer, with neither compelled to buy or sell, giving<br \/>\ndue consideration to all available economic uses of the property.\u201d<br \/>\nInteragency Land Conference, Uniform Standards for Federal Land<br \/>\nAcquisitions, 2016 ed. (Washington, DC: US Government Printing Office,<br \/>\n2016), available at http:\/\/bit.ly\/UASFLA.<\/p>\n<p>3. The Dictionary of Real Estate Appraisal, 6th ed. (Chicago: Appraisal<br \/>\nInstitute, 2015), s.v. \u201ccontributory value.\u201d<\/p>\n<p>4. The Appraisal of Real Estate, 14th ed. (Chicago: Appraisal Institute,<br \/>\n2013), 378.<\/p>\n<p>5. The unit rule in condemnation is \u201ca valuation rule with two aspects,<br \/>\nthe first dealing with ownership interests and the second dealing with<br \/>\nphysical components. The first aspect of the rule, also referred to as<br \/>\nthe undivided fee rule, requires that property be valued as a whole<br \/>\nrather than by the sum of the values of the various interests into<br \/>\nwhich it may have been carved (such as lessor and lessee, life tenant<br \/>\nand remainderman, and mortgagor and mortgagee, etc.). This is an<br \/>\napplication of the principle that it is the property, not the interests,<br \/>\nthat is being acquired. The second aspect of the rule is that different<br \/>\nphysical elements or components of a tract of land (such as the value<br \/>\nof timber and the value of minerals on the same land) are not to be<br \/>\nseparately valued and added together.\u201d The Dictionary of Real Estate<br \/>\nAppraisal, 6th ed., s.v. \u201cunit rule.\u201d<\/p>\n<p>6. See for example, the Supreme Court of Kansas opinion in Pener v. King<br \/>\n(Kan. 2017), quoting Rostine v. City of Hutchinson, 219 Kan. 320 (1976)<br \/>\nstating, \u201cThe \u2018summation method\u2019 denotes a process of appraisal<br \/>\nwhereby each of several items that contribute to the value of real<br \/>\nestate are valued separately and the total represents the market value<br \/>\nthereof. Use of this method of appraisal has generally been rejected<br \/>\nsince it fails to relate the separate value of the improvements to the<br \/>\ntotal market value of the property.\u201d <\/p>\n<p>7. The Appraisal of Real Estate, 14th ed., 32[1\/n]-33.<br \/>\n8.  See UASFLA Section 1.2.7.3.2., and the Uniform Standards of <\/p>\n<p>Professional Appraisal Practice (USPAP), 2019[1\/n]-2019 ed., <\/p>\n<p>Standards Rule 1-4(e) and its related Comment, which states \u201cThe<br \/>\nvalue of the whole must be tested by reference to appropriate data and<br \/>\nsupported by an appropriate analysis of such data.\u201d Lines 547[1\/n]-548.<\/p>\n<p>9. Strip takings for road widenings are the most common nonviable<br \/>\ntakings where it is self-evident that the takings have no economic utility<br \/>\nand are incapable of being sold in the open market. <\/p>\n<p>10. See for example, Barton v. City of Norwalk, 326 Conn. 139, 161 A.3d 1264<br \/>\n(2017), where the city condemned a privately owned surface parking lot<br \/>\nthat had been used by tenants in a commercial building not taken by the<br \/>\ncity. Both properties were under the same ownership, and the owner<br \/>\nwas awarded $310,000 for the taking of the parking lot, and $899,480 in<br \/>\ndamages for the loss of income sustained by the commercial building.<\/p>\n<p>11. Tony Sevelka, \u201cPartial Taking Expropriation: The Remainder,\u201d<br \/>\nCanadian Property Valuation 58, no. 1 (2014), available to Appraisal<br \/>\nInstitute members through the Y. T. and Louise Lee Lum Library\u2019s<br \/>\nExternal Resources. <\/p>\n<p>12. Burmont Holdings Ltd. v. Chiliwack (District), 1994 CanLII 3326 (BC SC),<br \/>\nrecognizing that use restriction negatively impacts market value.<\/p>\n<p>13. Farlinger Developments Ltd. v. Borough of East York [1975] Ont. C.A.<br \/>\nIn considering the prospect of rezoning, the appeals court ruled<br \/>\nthat \u201chighest and best use must be based on something more than a<br \/>\npossibility of rezoning\u2026[P]robability denotes something higher than<br \/>\n50% possibility.\u201d<\/p>\n<p>14. Guido v. Ontario Ministry of Transportation (1977) Ont. H.C.J.<br \/>\nThe Divisional Court upheld the rejection of motel use as the<br \/>\nhighest and best use of the legally permitted uses, as motel use was<br \/>\nconsidered physically impossible, financially imprudent, and lacking<br \/>\ntourist demand.<\/p>\n<p>15. A nearby airport or crematorium would likely have a negative<br \/>\nimpact and preclude residential development even it were a legally<br \/>\npermissible use.<\/p>\n<p>16. Farlinger Developments Ltd.<br \/>\n17. In Higgins and Tuddenham v. Province of N.B., 2005 NBQB 237, the <\/p>\n<p>court recognized that \u201cwhile residential development was possible for<br \/>\nthe road frontage,\u2026there was little, if any, demand for it at the time of<br \/>\nthis expropriation\u2026.\u201d<\/p>\n<p>18. State ex rel. Ordway v. Buchanan, 154 Ariz. 159, 741 P.2d 292 (1987).<br \/>\n19. Ordway v. Buchanan<br \/>\n20. Commonwealth Transp. Comm\u2019r v. Glass, 270 Va. 138, 148, 613 S.E.2d <\/p>\n<p>411, 417 (2005).<br \/>\n21. Section \u00a7 1.2.7.3.1, footnote 27, Uniform Appraisal Standards for <\/p>\n<p>Federal Land Acquisitions, 2016 ed.<br \/>\n22. Canadian Uniform Standards of Professional Appraisal Practice <\/p>\n<p>(August 1, 2018), Section 18.21.2.<br \/>\n23. Canadian Uniform Standards of Professional Appraisal Practice <\/p>\n<p>(August 1, 2018), Section 7.19.2.<br \/>\n24. Tony Sevelka, \u201cExpropriation and Condemnation: The Larger Parcel,\u201d <\/p>\n<p>The Appraisal Journal (January 2003): 76.<br \/>\n25. Black\u2019s Law Dictionary, 9th ed.(2009), s.v. \u201ceconomic unit.\u201d<br \/>\n26. See for example, discussion in State v. Chana, 464 S.3d 769 (TX Ct of <\/p>\n<p>Appeals 2015), quoting Zwahr, 88 S.W.3d at 628.<br \/>\n27. Ordway v. Buchanan.<br \/>\n28. Black\u2019s Law Dictionary, 9th ed., \u201cparcel.\u201d<br \/>\n29. Black\u2019s Law Dictionary, 9th ed., \u201cproperty.\u201d<br \/>\n30. Principles of Right of Way, 4th ed. (Gardena, CA: International Right of <\/p>\n<p>Way Association, 2012), 355.<br \/>\n31. Principles of Right of Way, 4th ed., 362.<br \/>\n32. Sevelka, \u201cPartial Taking Expropriation,\u201d Canadian Property Valuation.<br \/>\n33. Texas Dept. of Transportation, ROW Appraisal and Review Manual, <\/p>\n<p>updated November 2018, Chapter 3-27. \u201cThe existence of an economic <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 27Return to CONTENTS<\/p>\n<p>http:\/\/bit.ly\/IPI-300<br \/>\nhttp:\/\/bit.ly\/UASFLA<\/p>\n<p>unit should be justified by market sales of similar properties that<br \/>\ndefines the size and shape of the subject parcel and have the same<br \/>\nhighest and best use. The existence of economic units may also be<br \/>\njustified by the presence of similar tracts in the market area and by<br \/>\nphysical divisions in the property such as roads, streets, creeks,<br \/>\nrivers, and topographical differences. It must be remembered that in<br \/>\nthe valuation of a property with separate economic units, that the sum<br \/>\nof the values of the parts of a property cannot exceed the market value<br \/>\nof the whole property.\u201d<\/p>\n<p>34. Department of Transportation v. Kelley, 352 Ill. App.3d 278, 815 NE 2d<br \/>\n1214 (2004).<\/p>\n<p>35. According to Section 1.2.7.3.2. of the Uniform Appraisal Standards for<br \/>\nFederal Land Acquisitions, \u201cThe unit rule requires valuing property as<br \/>\na whole rather than by the sum of the values of the various interests<br \/>\ninto which it has been carved.\u201d<\/p>\n<p>36. Illinois Dept. of Transp. v. Raphael, 381 Ill. Dec. 1, 2014 IL App (2d)<br \/>\n130029, 9 NE 3d 1120 (2014).<\/p>\n<p>37. See Department of Transportation v. Zabel, 47 Ill. App.3d 1049, 1056, 6<br \/>\nIll. Dec. 52, 362 N.E.2d 687 (1977).<\/p>\n<p>38. \u201cTexas law permits landowners to introduce testimony that the<br \/>\ncondemned land is a self-sufficient separate economic unit,<br \/>\nindependent from the remainder of the parent tract with a different<br \/>\nhighest and best use and different value from the remaining land. In<br \/>\nthis situation, the market value of the severed land can be determined<br \/>\nwithout reference to the remaining land. But when the portion of the<br \/>\nland taken by eminent domain cannot be considered as a separate<br \/>\neconomic unit, the before-and-after method requires determining<br \/>\nmarket value by evaluating the taken land as a proportionate part of the<br \/>\nremaining land.\u201d State v. Chana.<\/p>\n<p>39. Ordway v. Buchanan.<br \/>\n40. Arizona Court of Appeals decision, City of Phoenix v. Wilson, 4 P.3d 999 <\/p>\n<p>(1999) 197 Ariz. 456; Arizona Supreme Court decision, City of Phoenix v.<br \/>\nWilson, 21 P.3d 388 (2001) 200 Ariz. 2.<\/p>\n<p>41. Russell Inns Ltd. v. Manitoba, 2016 MBCA 43 (CanLII) \u2013 2016-04-25.<br \/>\n42.  When estimating the contributory value of a nonviable remainder to <\/p>\n<p>an adjoining property, value in contribution is based on the highest and<br \/>\nbest use of the larger parcel. See Ontario Ministry of Transportation,<br \/>\nReal Property Appraisal Guidelines (December 2008, 26). Also, in<br \/>\nGilbert v. State of New York, 2009-013-502, Claim No 107457, the<br \/>\njudge found \u201cthe subject property\u2019s highest and best use after the<br \/>\ntaking to be for sale to adjoining owners, noting that that may include<br \/>\na multitude of purposes consistent with the zoning at the time of the<br \/>\ntaking which\u2026allow[ed] commercial and residential development.\u201d<\/p>\n<p>43. State v. Silver, 92 N.J. 507 (1983) 457 A.2d 463.<br \/>\n44. See chapter 11, \u201cThe Appraisal of Partial Interests,\u201d in Principles of <\/p>\n<p>Right of Way, 4th ed., 205[1\/n]-214. Regardless of which appraisal<br \/>\nprocedure is followed, a second post-taking appraisal is always<br \/>\nrequired. \u201cBecause this [second post-taking ] appraisal is new,<br \/>\nit is important for the appraiser to consider a possible change in<br \/>\nhighest and best use, and data that are different from that which<br \/>\nwas previously considered [in the pre-taking appraisal].\u201d(page 208).<br \/>\n\u201cAppraisers should note that these are two separate appraisals within<br \/>\nthe same assignment and require the appraiser to perform a new<br \/>\nanalysis and valuation of the remainder after the acquisition,\u201d Uniform<br \/>\nAppraisal Standards for Federal Land Acquisitions, 2016 ed., 17. See<br \/>\nalso United States v. 2.33 Acres of Land, More or Less, 704 F.2d 728,<br \/>\n732 (4th Cir. 1983) (dissenting opinion), in describing the two appraisal<br \/>\nprocedures, \u201calthough the two methods differ, it is important to note<br \/>\nthat, in any given case, if both methods are applied correctly, they<br \/>\nwill yield the same result.\u201d In Gardiner Burton Agencies Ltd. v. N.S. <\/p>\n<p>Power Corp., 1986 Carswell NS 136, the Nova Scotia Trial Division,<br \/>\nruled that the Expropriation Compensation Board erred by applying<br \/>\na percentage reduction from the before-taking value to derive an<br \/>\nafter-taking value while relying on the \u201cbefore-and-after-method\u201d to<br \/>\ncalculate a loss in property value.<\/p>\n<p>45. It is not possible to estimate the market value of the part taken when<br \/>\nit is has no independent highest and best use, and allocating a value to<br \/>\nthe part taken as a function of the whole property is akin to estimating<br \/>\ncontributory value. <\/p>\n<p>46. Nichols on Eminent Domain, 3rd ed. 1975, 4A \u00a714.23.<br \/>\n47. City of Chicago v. Anthony, 136 Ill.2d 169, 554 N.E.2d 1381 (1990).<br \/>\n48. Department of Public Works &#038; Buildings v. Lotta, 27 Ill.2d 455, 189 <\/p>\n<p>N.E.2d 238, 240 (1963).<br \/>\n49. See Figure 4.1, \u201cThe Valuation Process,\u201d in The Appraisal of Real <\/p>\n<p>Estate, 14th ed., 37.<br \/>\n50. State, Dept. of Transp. v. Grathol, 158 Idaho 38, 343 P.3d 480 (2015). <\/p>\n<p>Grathol paid $1,450,000 in May 2008 for the entire 56.8 acres, with<br \/>\nthe market subsequently declining until November 11, 2010, the date<br \/>\nof the taking. Yet he sought $2,295,360 for the 16.314-acre taking<br \/>\nand severance damages of $3,527,140.32 for increased cost of future<br \/>\ndevelopment. As noted by the state supreme court, \u201c[j]ust from a fairly<br \/>\nplain common sense standpoint\u2026the compensation award of $675,000<br \/>\nfor less than one-third of the property\u2026purchased for $1,450,000\u2026just<br \/>\nbefore the collapse in real estate prices, was eminently reasonable.\u201d<\/p>\n<p>51. USPAP, 2018-2019, Standards Rule 1-1, Lines 428[1\/n]-431.<br \/>\n52. See discussion in United States v. 33.92356 Acres, 585 F.3d 1 (1st Cir. <\/p>\n<p>2009). Also see Nichols on Eminent Domain, rev. 3d. ed. 1981, 4A \u00a7<br \/>\n14.02[4], \u201cVirtually all jurisdictions allow the use of the before and<br \/>\nafter methodology, and many of them mandate its use or even its sole<br \/>\nuse. The before and after method is particularly advantageous where<br \/>\neither it is difficult to value fairly the condemned tract as a separate<br \/>\nparcel or one of the parties contends that the remainder was harmed<br \/>\nor benefitted by the condemnation.\u201d<\/p>\n<p>53. Utah Dept. of Transp. v. Target Corp., 2018 UT App 24, 414 P.3d 1080 (UT<br \/>\nCt. App. 2018); Utah Dept. of Transp. v. Admiral Beverage, 2011 UT 62,<br \/>\n275 P.3d 208 (2011).<\/p>\n<p>54. Commonwealth, Dep\u2019t of Highways v. Rowland, 420 S.W.2d 657, 600 (Ky.<br \/>\n1967), cited in J. D. Eaton, Real Estate Valuation in Litigation (Chicago:<br \/>\nAppraisal Institute, 1995), 305[1\/n]-306.<\/p>\n<p>55. United States v. 2.33 Acres of Land, 704 F.2d 728 (4th Cir. 1983), citing<br \/>\nUnited States v. 38.60 Acres of Land, 625 F.2d 196, 201 (8th Cir. 1980).<\/p>\n<p>56. United States v. 9.20 Acres of Land in Polk Cty., 638 F.2d 1123, 1127 (8th<br \/>\nCir. 1981), quoting United States v. 91.90 Acres of Land in Monroe Cty.<br \/>\n(Cannon Dam), 586 F.2d 79, 86 (8th Cir. 1978); see additional cases cited<br \/>\nin Uniform Appraisal Standards for Federal Land Acquisitions, 2016<br \/>\ned., 155.<\/p>\n<p>57. Lotta, 240.<br \/>\n58. North Carolina Dept. of Transportation, Real Estate Appraisal <\/p>\n<p>Standards and Legal Principles, revised 2018.05.31.<br \/>\n59. New York State Dept. of Transportation, Appraisal Manual, revised <\/p>\n<p>November 2015.<br \/>\n60. Texas Dept. of Transportation, ROW Appraisal and Review Manual, <\/p>\n<p>revised November 2018, Chapter 5-11.<br \/>\n61. State of Texas v. Chana, 464 S.W.3d 769 (2015).<br \/>\n62. Texas Dept. of Transportation, ROW Appraisal and Review Manual, <\/p>\n<p>revised November 2018, Chapter 3-28.<br \/>\n63. Scott Salmon, \u201cNecessary Change: Re-Calculating Just Compensation <\/p>\n<p>for Environmental Benefits,\u201d Washington and Lee Journal of Energy,<br \/>\nClimate, and the Environment 6, no. 2 (March 2015): 552[1\/n]-591,<br \/>\navailable at http:\/\/bit.ly\/2YZJPFJ. <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 28 Return to CONTENTS<\/p>\n<p>http:\/\/bit.ly\/2YZJPFJ<\/p>\n<p>64. See United States v. Miller, 317 U.S. 369 (1943) at 376-377, 379, available<br \/>\nat http:\/\/bit.ly\/2Ib8CQx.<\/p>\n<p>65. Principles of Right of Way, 4th ed., 195.<br \/>\n66. The Washington Pattern Jury Instructions provide, \u201cSpecial benefits <\/p>\n<p>are those that add value to the remaining property as distinguished<br \/>\nfrom those arising incidentally and enjoyed by the public generally.<br \/>\nBenefits may be special even though other owners received similar<br \/>\nbenefits. [WPI 150.07.01] See also, State v. Green, 90 Wn.2d 52, 578 P.2d<br \/>\n855 (1978); State v. Kelley, 108 Wash. 245, 182 P. 942 (1919); Spokane<br \/>\nTraction Co. v. Granath, 42 Wash. 506, 85 P. 261 (1906). In Spokane<br \/>\nTraction, the court held that a new bridge and highway improvements<br \/>\ncould constitute a special benefit to an abutting owner, regardless<br \/>\nof whether there are several abutting owners enjoying like benefits.<br \/>\nOnly special benefits need be defined for the jury; it is not necessary to<br \/>\ndefine general benefits and then instruct the jury to disregard them. <\/p>\n<p>67. State v. Templeman, 39 Wn. App. 218, 221, 693 P.2d 125 (Div. 3 1984).<br \/>\n68. See Real Property Valuation in Condemnation (Chicago: Appraisal <\/p>\n<p>Institute, 2018), Table 3.3 \u201cBenefit Offset Rules,\u201d for treatment of<br \/>\nbenefits in each jurisdiction.<\/p>\n<p>69. Brittany Harrison, \u201cThe Compensation Conundrum in Partial Takings<br \/>\nCases and the Consequences of Borough of Harvey Cedars,\u201d Cardozo<br \/>\nLaw Review De Novo (2015), 31[1\/n]-56, available at<br \/>\nhttp:\/\/bit.ly\/2XmqFcK. <\/p>\n<p>70. Borough of Harvey Cedars v. Karan, 214 N.J. 384, 70 A.3d 524 (2013).<\/p>\n<p>71. For a discussion of the challenges in valuation of condemned rural<br \/>\nproperty, see Kirk Corson, \u201cRural Settings Valuation of Partial Takings<br \/>\nand Damages,\u201d Right of Way (May\/June 2008): 18[1\/n]-22, available at<br \/>\nhttp:\/\/bit.ly\/30Y76Kh.<\/p>\n<p>72. Sevelka, \u201cPartial Taking Expropriation,\u201d Canadian Property Valuation.<br \/>\n73. Sevelka, \u201cPartial Taking Expropriation,\u201d Canadian Property Valuation, <\/p>\n<p>recommends a \u201ctitle search of each abutting property that has the<br \/>\npotential to form part of a larger parcel, in concert with a nonviable<br \/>\nremainder, to identify any legal constraints (title restrictions on use) and<br \/>\nphysical constraints (registered easements) relating to highest and best<br \/>\nuse analysis.\u201d <\/p>\n<p>74. A bilateral market is one with a single seller and single buyer.<br \/>\nTransactions under this circumstance do not meet the market value<br \/>\nrequirement of a competitive market. See The Dictionary of Real Estate<br \/>\nAppraisal, 6th ed., s.v. \u201cmarket value.\u201d<\/p>\n<p>ABOUT THE AUTHOR<br \/>\nTony Sevelka, MAI, SREA, FRICS, AACI, P. App., is the founder of International<br \/>\nForensic &#038; Litigation Appraisal Services Inc. and International Valuation<br \/>\nConsultants Inc. He has been an appraiser since 1972, specializing in<br \/>\nforensic appraisal and review, litigation support, and arbitration in rent<br \/>\nreset disputes. He holds a BGS in real estate studies from Thompson Rivers<br \/>\nUniversity. Contact: www.intval.com <\/p>\n<p>The approach of Verity Claims Management<br \/>\nto every claim will be to provide \u201cFundamental<br \/>\nTrue Value.\u201d Our claims handling services are <\/p>\n<p>grounded in the following principles:<br \/>\n\u2022 Client-focused service<\/p>\n<p>\u2022 Collaboration with other service providers<br \/>\n\u2022 Careful and thorough analysis and investigation<\/p>\n<p>\u2022 Prompt and clear reporting to clients<\/p>\n<p>1860 Appleby Line-Suite 420,  Burlington, ON  L7L 7H7<br \/>\nKatjaK@verityclaims.ca | 647-884-5065<\/p>\n<p>9776478 Canada Inc.<\/p>\n<p>A properly handled claim can make<br \/>\na large difference in the outcome of the claim<\/p>\n<p>Realize your<br \/>\npotential at<br \/>\nAltus Group<\/p>\n<p>350+<br \/>\nappraisers<br \/>\neconomists<br \/>\nmarket researchers<br \/>\nadvisors<\/p>\n<p>Join our Research, Valuation and Advisory team<br \/>\naltusgroup.com\/careers<\/p>\n<p>Follow us on<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 29Return to CONTENTS<\/p>\n<p>http:\/\/bit.ly\/2Ib8CQx<br \/>\nhttp:\/\/bit.ly\/2XmqFcK<br \/>\nhttp:\/\/bit.ly\/30Y76Kh<\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"mH5flNcwAs\"><p><a href=\"https:\/\/intval.com\/\">Home<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;Home&#8221; &#8212; InterVal - International Valuation Consultants\" src=\"https:\/\/intval.com\/embed\/#?secret=mH5flNcwAs\" data-secret=\"mH5flNcwAs\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><br \/>\nmailto:KatjaK@verityclaims.ca<br \/>\nhttp:\/\/altusgroup.com\/careers<\/p>\n<p>Analyse de l\u2019expropriation partielle<br \/>\net de la valeur contributive en<br \/>\nfonction des d\u00e9cisions des tribunaux <\/p>\n<p>Ce contenu a \u00e9t\u00e9 publi\u00e9 pr\u00e9c\u00e9demment dans The Appraisal Journal 87, no 2 (printemps 2019).<br \/>\nR\u00e9imprim\u00e9 avec la permission d\u2019Appraisal Institute, droit d\u2019auteur 2019. Tous droits r\u00e9serv\u00e9s.<\/p>\n<p>Par Tony Sevelka, MAI, SRA, AI-GRS, AACI, P.App<\/p>\n<p>R\u00c9SUM\u00c9<\/p>\n<p>Cet article traite de la d\u00e9sappropriation condamnation et de l\u2019expropriation; des tests n\u00e9cessaires pour \u00e9tablir la pr\u00e9sence d\u2019une<br \/>\nexpropriation partielle; et des m\u00e9thodes de calcul de la valeur contributive des terrains expropri\u00e9s lorsqu\u2019il est impossible ou peu pratique<br \/>\nd\u2019attribuer une valeur marchande directement aux terrains expropri\u00e9s. Pour mesurer la valeur contributive, il faut bien comprendre ce<br \/>\nqu\u2019est la parcelle m\u00e8re dans le contexte de l\u2019usage optimal, avant comme apr\u00e8s l\u2019expropriation. Les dommages ou avantages r\u00e9sultants<br \/>\nd\u2019une expropriation se mesurent en appliquant la m\u00e9thode \u00ab avant et apr\u00e8s \u00bb, en s\u2019assurant que chaque \u00e9valuation soit faite s\u00e9par\u00e9ment et<br \/>\nind\u00e9pendamment des autres. Cet article donne des exemples de jurisprudence pour des affaires d\u2019expropriation partielle.<\/p>\n<p>INTRODUCTION<\/p>\n<p>La valeur d\u2019une expropriation partielle destin\u00e9e \u00e0 un usage<br \/>\npublic se mesure selon la contribution qu\u2019apporte la parcelle<br \/>\nexpropri\u00e9e \u00e0 l\u2019ensemble, ou \u00e0 la parcelle m\u00e8re, dans son usage<br \/>\noptimal, plut\u00f4t que selon sa valeur en tant que parcelle s\u00e9par\u00e9e.1<br \/>\nTout \u00e9l\u00e9ment d\u2019un bien immobilier qui ne peut pas \u00eatre divis\u00e9 et<br \/>\nvendu sur le march\u00e9 libre \u00e0 des fins \u00e9conomiques n\u2019est pas une<br \/>\nentit\u00e9 viable. L\u2019expropriation partielle d\u2019un bien immobilier qui n\u2019a<br \/>\npas d\u2019usage optimal ou qui ne fait pas partie d\u2019un usage optimal<br \/>\nne peut \u00eatre analys\u00e9e que dans le cadre de la valeur marchande<br \/>\nd\u2019une parcelle m\u00e8re d\u00e9finie qui fait l\u2019objet d\u2019un usage optimal.2<\/p>\n<p>La compensation pour une expropriation partielle non viable<br \/>\nse d\u00e9termine en estimant d\u2019abord la valeur marchande de la<br \/>\nparcelle m\u00e8re, y compris l\u2019expropriation partielle non viable,<br \/>\nsuivie d\u2019une estimation de la valeur marchande de la parcelle<br \/>\nm\u00e8re, mais sans l\u2019expropriation partielle non viable. La diff\u00e9rence<br \/>\nentre les deux estimations ind\u00e9pendantes de la valeur marchande<br \/>\nconstitue la valeur contributive de l\u2019expropriation partielle non<br \/>\nviable ou la perte de valeur occasionn\u00e9e par l\u2019expropriation<br \/>\npartielle. La sixi\u00e8me \u00e9dition du Dictionary of Real Estate d\u00e9finit la<br \/>\nvaleur contributive comme suit :<\/p>\n<p>1. Un type de valeur qui refl\u00e8te le montant qu\u2019un terrain ou la<br \/>\ncomposante d\u2019un terrain contribue \u00e0 la valeur d\u2019un autre actif<br \/>\nou de la terre dans son ensemble.<\/p>\n<p>2. Variation de la valeur d\u2019un terrain dans son ensemble,<br \/>\nqu\u2019elle soit positive ou n\u00e9gative, r\u00e9sultant de l\u2019ajout ou de la<br \/>\nsuppression d\u2019un composant du terrain.3 [traduction]<\/p>\n<p>Le concept de valeur contributive s\u2019applique tant aux terrains<br \/>\nnon am\u00e9lior\u00e9s qu\u2019aux terrains am\u00e9lior\u00e9s, et a son utilit\u00e9 dans<br \/>\nles trois approches d\u2019\u00e9valuation de la valeur : (1) m\u00e9thode de<br \/>\nla comparaison des ventes (2) m\u00e9thode de la capitalisation des<br \/>\nrevenus et (3) m\u00e9thode des co\u00fbts.<\/p>\n<p>Dans l\u2019analyse de la valeur marchande, l\u2019objectif de l\u2019analyse<br \/>\ncomparative est d\u2019aligner le prix d\u2019une vente comparable, exprim\u00e9<br \/>\ndans une unit\u00e9 de comparaison appropri\u00e9e, sur la propri\u00e9t\u00e9 en<br \/>\nquestion en ne prenant en compte que les \u00e9l\u00e9ments (ou facteurs)<br \/>\nqui s\u2019\u00e9cartent de cette propri\u00e9t\u00e9 et qui ont une valeur reconnue<br \/>\nsur le march\u00e9. La quatri\u00e8me \u00e9dition de The Appraisal of Real<br \/>\nEstate d\u00e9crit l\u2019analyse comparative comme suit :<\/p>\n<p>L\u2019analyse comparative des propri\u00e9t\u00e9s et des transactions se<br \/>\nconcentre sur les similitudes et les diff\u00e9rences qui ont un<br \/>\neffet sur la valeur. Ces \u00e9l\u00e9ments de comparaison peuvent <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 30 Return to CONTENTS<\/p>\n<p>inclure des diff\u00e9rences dans les droits de propri\u00e9t\u00e9, les<br \/>\nconditions de financement, les conditions du march\u00e9 et les<br \/>\ncaract\u00e9ristiques physiques, entre autres. L\u2019\u00e9valuateur \u00e9tudie<br \/>\nle march\u00e9 en faisant une analyse coupl\u00e9e des donn\u00e9es,<br \/>\nune analyse des tendances et des statistiques, ainsi qu\u2019en<br \/>\nutilisant d\u2019autres techniques afin de d\u00e9gager quels sont les<br \/>\n\u00e9l\u00e9ments de comparaison, dans l\u2019ensemble des donn\u00e9es de<br \/>\nventes comparables, qui sont responsables des diff\u00e9rences<br \/>\nde valeur.4<\/p>\n<p>La valeur contributive est coh\u00e9rente avec la r\u00e8gle de l\u2019unit\u00e95 et<br \/>\nplaide contre le recours \u00e0 la m\u00e9thode de la somme, une approche<br \/>\nadditive de la propri\u00e9t\u00e9 qui est d\u00e9sapprouv\u00e9e par les tribunaux<br \/>\npour l\u2019analyse de la valeur marchande et des dommages-int\u00e9r\u00eats<br \/>\ndans les proc\u00e9dures de d\u00e9sappropriation.6 La m\u00e9thode de la valeur<br \/>\ncontributive est \u00e9galement conforme au \u00ab principe de contribution \u00bb,<br \/>\nqui stipule que \u00ab la valeur d\u2019un composant est fonction de sa<br \/>\ncontribution \u00e0 la valeur de l\u2019ensemble de la propri\u00e9t\u00e9 ou du montant<br \/>\ndont l\u2019absence ferait diminuer la valeur de la totalit\u00e9. Le co\u00fbt d\u2019un<br \/>\narticle n\u2019est pas n\u00e9cessairement \u00e9gal \u00e0 sa valeur. \u00bb 7 Selon l\u2019Uniform<br \/>\nAppraisal Standards for Federal Land Acquisitions (UASFLA),<br \/>\nl\u2019application de la r\u00e8gle de l\u2019unit\u00e9 comme moyen d\u2019analyser la valeur<br \/>\ndu terrain est conforme au principe de la contribution. L\u2019UASFLA<br \/>\nd\u00e9clare qu\u2019avec la r\u00e8gle de l\u2019unit\u00e9, \u00ab c\u2019est la contribution qu\u2019apportent<br \/>\nles am\u00e9liorations (et leurs composants) \u00e0 la valeur marchande de<br \/>\nl\u2019ensemble qui est mesur\u00e9e. \u00bb [Articles 1.5.3.1.4 et 4.4.3.1.] L\u2019UASFLA<br \/>\nd\u00e9clare \u00e9galement que \u00ab les terrains doivent \u00eatre \u00e9valu\u00e9s dans<br \/>\nleur ensemble aux fins d\u2019acquisition par le gouvernement f\u00e9d\u00e9ral,<br \/>\nen tenant d\u00fbment compte de tous les composants qui constituent<br \/>\nsa valeur. Ses \u00e9l\u00e9ments constitutifs ne sont consid\u00e9r\u00e9s que dans<br \/>\nla mesure o\u00f9 ils diminuent la valeur de l\u2019ensemble, en prenant<br \/>\nsoin d\u2019\u00e9viter toute \u00e9valuation dite cumulative ou sommative. \u00bb<br \/>\n[Article 1.10.1.] De m\u00eame, l\u2019analyse de la valeur d\u2019une propri\u00e9t\u00e9 \u00e0<br \/>\npropri\u00e9taire unique dans son ensemble ne peut pas \u00eatre fond\u00e9e sur la<br \/>\nsomme des valeurs s\u00e9par\u00e9es des divers composants de la propri\u00e9t\u00e9. 8<\/p>\n<p>PRENDRE UNE PARTIE DE L\u2019ENSEMBLE<\/p>\n<p>Toute opinion \u00e9nonc\u00e9e sur la valeur marchande doit \u00eatre<br \/>\nfond\u00e9e sur l\u2019usage optimal d\u2019une parcelle m\u00e8re d\u00e9limit\u00e9e. Une<br \/>\nexpropriation partielle qui ne peut se d\u00e9finir comme \u00e9tant une<br \/>\nparcelle m\u00e8re, mais qui r\u00e9pond aux crit\u00e8res d\u2019usage optimal,<br \/>\ncomprend des expropriations qui valent moins que la propri\u00e9t\u00e9<br \/>\ndans son ensemble, tels que les suivants :<\/p>\n<p>\u2022 L\u2019expropriation d\u2019un cours d\u2019eau traversant une propri\u00e9t\u00e9.<br \/>\n\u2022 L\u2019expropriation d\u2019un remblai sur une propri\u00e9t\u00e9.<br \/>\n\u2022 L\u2019expropriation d\u2019un terrain qui n\u2019a pas d\u2019acc\u00e8s l\u00e9gal direct<br \/>\n\u2022 L\u2019expropriation d\u2019un terrain pour une servitude superficielle, <\/p>\n<p>souterraine ou a\u00e9rienne, temporaire ou permanente.<br \/>\n\u2022 L\u2019expropriation d\u2019une bande de terrain lin\u00e9aire \u00e9troite le <\/p>\n<p>long de la fa\u00e7ade d\u2019une propri\u00e9t\u00e9 pour l\u2019\u00e9largissement<br \/>\nd\u2019une route.9<\/p>\n<p>\u2022 L\u2019expropriation d\u2019un droit de passage.<br \/>\n\u2022 L\u2019expropriation d\u2019un terrain qui fait partie d\u2019une terre lou\u00e9e <\/p>\n<p>qui s\u2019\u00e9tend au-del\u00e0 de la partie expropri\u00e9e.<br \/>\n\u2022 L\u2019expropriation d\u2019une servitude existante avec ou sans <\/p>\n<p>infrastructure int\u00e9gr\u00e9e.<br \/>\n\u2022 L\u2019expropriation d\u2019une propri\u00e9t\u00e9 qui a un impact sur l\u2019utilit\u00e9 <\/p>\n<p>ou l\u2019usage (c.-\u00e0-d. l\u2019unit\u00e9 d\u2019usage) d\u2019autres propri\u00e9t\u00e9s non<br \/>\ncontigu\u00ebs, chacune appartenant au m\u00eame propri\u00e9taire.10<\/p>\n<p>TEST D\u2019USAGE OPTIMAL<\/p>\n<p>L\u2019expropriation partielle d\u2019une section qui n\u2019a pas d\u2019usage optimal<br \/>\nou qui ne fait pas partie d\u2019une utilisation int\u00e9gr\u00e9e optimale de la<br \/>\nparcelle m\u00e8re est, dans les faits, une expropriation partielle non<br \/>\nviable. L\u2019analyse de l\u2019usage optimal n\u2019a pas besoin d\u2019aller plus loin<br \/>\nque les tests initiaux de possibilit\u00e9 mat\u00e9rielle et d\u2019admissibilit\u00e9<br \/>\nsur le plan l\u00e9gal pour identifier une expropriation partielle. Une<br \/>\nr\u00e9ponse n\u00e9gative \u00e0 l\u2019une des questions suivantes confirme qu\u2019il<br \/>\ns\u2019agit d\u2019une expropriation partielle :<\/p>\n<p>\u2022 Possibilit\u00e9 mat\u00e9rielle<br \/>\n&#8211; La zone d\u2019expropriation est-elle suffisamment grande <\/p>\n<p>pour permettre un \u00e9ventuel usage \u00e9conomique ?<br \/>\n&#8211; La configuration de la zone d\u2019expropriation permet-elle <\/p>\n<p>un \u00e9ventuel usage \u00e9conomique ?<br \/>\n&#8211; La topographie de la zone d\u2019expropriation permet-elle <\/p>\n<p>un \u00e9ventuel usage \u00e9conomique ?<br \/>\n&#8211; Le sol de la zone d\u2019expropriation peut-il supporter <\/p>\n<p>un \u00e9ventuel usage \u00e9conomique?<br \/>\n&#8211; La zone d\u2019expropriation est-elle accessible depuis <\/p>\n<p>une voie publique?<br \/>\n&#8211; Le terrain expropri\u00e9, s\u2019il est grev\u00e9 d\u2019une servitude, <\/p>\n<p>permet-il un usage \u00e9conomique futur?<br \/>\n\u2022 Admissibilit\u00e9<\/p>\n<p>&#8211; La zone d\u2019expropriation est-elle suffisamment<br \/>\ngrande pour permettre les usages qui sont<br \/>\nadmissibles l\u00e9galement?<\/p>\n<p>&#8211; La configuration de la zone d\u2019expropriation permet-elle<br \/>\nles usages admissibles l\u00e9galement?<\/p>\n<p>&#8211; La topographie permet-elle un usage admissible<br \/>\nl\u00e9galement ?<\/p>\n<p>&#8211; La qualit\u00e9 du sol de la zone d\u2019expropriation permet-elle<br \/>\nun usage admissible l\u00e9galement?<\/p>\n<p>&#8211; Le sol de la zone d\u2019expropriation est-il suffisamment<br \/>\npropre pour en faire un usage admissible l\u00e9galement ?<\/p>\n<p>&#8211; La zone d\u2019expropriation est-elle accessible depuis une<br \/>\nvoie publique l\u00e9gale?<\/p>\n<p>&#8211; Le terrain expropri\u00e9, s\u2019il est grev\u00e9 d\u2019une clause<br \/>\nrestrictive, permet-il d\u2019en faire les usages qui sont admis<br \/>\npar la loi?<\/p>\n<p>&#8211; Le terrain expropri\u00e9, s\u2019il est grev\u00e9 d\u2019une servitude,<br \/>\npermet-il d\u2019en faire les usages qui sont admis par la loi?<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 31Return to CONTENTS<\/p>\n<p>De plus, une terre expropri\u00e9e qui divise en deux des b\u00e2timents<br \/>\nou des constructions, ou qui est grev\u00e9e d\u2019un bail ou d\u2019un domaine<br \/>\nviager occupant une partie ou la totalit\u00e9 du terrain non expropri\u00e9,<br \/>\n\u00e9choue \u00e9galement aux deux premiers tests d\u2019usage optimal et doit<br \/>\ndonc \u00eatre trait\u00e9e comme une expropriation partielle.<\/p>\n<p>Une analyse de toutes les utilisations \u00e9conomiques probables<br \/>\nde la partie expropri\u00e9e qui \u00e9choue au test initial de la possibilit\u00e9<br \/>\nmat\u00e9rielle ou de l\u2019admissibilit\u00e9 par l\u2019usage optimal interdit<br \/>\ntoute analyse ult\u00e9rieure de ces utilisations dans le contexte du<br \/>\npotentiel commercial, de l\u2019offre et de la demande ainsi que de<br \/>\nla faisabilit\u00e9 financi\u00e8re. Par cons\u00e9quent, l\u2019analyse de l\u2019usage<br \/>\noptimal doit d\u00e9passer les limites de l\u2019expropriation partielle de<br \/>\nfa\u00e7on \u00e0 int\u00e9grer en partie ou en totalit\u00e9 les terres non expropri\u00e9es<br \/>\nafin de d\u00e9finir les limites notionnelles d\u2019une parcelle plus<br \/>\ngrande ou d\u2019une unit\u00e9 \u00e9conomique, et de d\u00e9terminer les usages<br \/>\n\u00e9conomiques qui satisfont les quatre objectifs du test prolong\u00e9<br \/>\nd\u2019usage optimal : possibilit\u00e9 mat\u00e9rielle, admissibilit\u00e9, faisabilit\u00e9<br \/>\nfinanci\u00e8re et productivit\u00e9 maximale. Voici les principales<br \/>\nconsid\u00e9rations relatives \u00e0 l\u2019analyse de l\u2019usage optimal d\u00e9crites \u00e0<br \/>\nla section \u00ab Expropriation partielle \u00bb.11<\/p>\n<p>\u2022 Restrictions sur les titres : Usage l\u00e9gal frapp\u00e9 d\u2019une<br \/>\nconvention restrictive ou usage limit\u00e9 \u00e0 un usage<br \/>\nl\u00e9gal pr\u00e9cis.12<\/p>\n<p>\u2022 Admissibilit\u00e9 : L\u2019usage doit \u00eatre l\u00e9gal ou l\u00e9galisable (c.-\u00e0-d.,<br \/>\nmodification du zonage  ou du plan original\/directeur) dans<br \/>\nun d\u00e9lai raisonnable.13 <\/p>\n<p>\u2022 Adaptabilit\u00e9 : Le site ou les am\u00e9liorations, y compris les<br \/>\ninfrastructures hors site, doivent \u00eatre capables de supporter<br \/>\nl\u2019usage qui en sera fait.14<\/p>\n<p>\u2022 Effets externes : R\u00e9percussions sur la capacit\u00e9 d\u2019usage de<br \/>\nforces externes affectant la valeur du terrain.15<\/p>\n<p>\u2022 Usage probable : La probabilit\u00e9 de la r\u00e9alisation d\u2019un usage<br \/>\ndoit \u00eatre de plus de 50 %.16<\/p>\n<p>\u2022 D\u00e9lai d\u2019usage : L\u2019usage doit \u00eatre r\u00e9alis\u00e9 dans un<br \/>\nd\u00e9lai raisonnable.17 <\/p>\n<p>\u2022 Demande : Il doit exister un march\u00e9 actif pour l\u2019usage<br \/>\nen question.<\/p>\n<p>\u2022 Faisabilit\u00e9 \u00e9conomique : Les prix ou loyers doivent<br \/>\nsupporter l\u2019usage.<\/p>\n<p>\u2022 Durabilit\u00e9 : L\u2019usage doit pouvoir produire un maximum<br \/>\nsur une longue p\u00e9riode.<\/p>\n<p>\u2022 Acheteur\/utilisateur : L\u2019acheteur ou utilisateur le<br \/>\nplus  probable doit \u00eatre identifi\u00e9.<\/p>\n<p>Dans l\u2019affaire State ex rel. Ordway c. Buchanan,18 la cour rel\u00e8ve<br \/>\ndeux m\u00e9thodes d\u2019analyse de la valeur d\u2019une expropriation<br \/>\npartielle soit comme partie int\u00e9grante de toute la parcelle, soit en<br \/>\ntant qu\u2019entit\u00e9 \u00e9conomique distincte, et elle souligne l\u2019importance<br \/>\nde l\u2019analyse de l\u2019usage optimal pour faire cette d\u00e9termination : <\/p>\n<p>Dans les cas d\u2019expropriations partielles, les terrains occup\u00e9s<br \/>\nsont g\u00e9n\u00e9ralement consid\u00e9r\u00e9s comme faisant partie de <\/p>\n<p>l\u2019ensemble et non comme des parties isol\u00e9es[\u2026] La r\u00e8gle<br \/>\nprot\u00e8ge l\u2019expropri\u00e9 en garantissant une d\u00e9cision juste, car<br \/>\ndans de nombreux cas la partie expropri\u00e9e serait inutile et<br \/>\nsans valeur consid\u00e9r\u00e9e individuellement. [R\u00e9f\u00e9rence omise]<\/p>\n<p>En fin de compte, pour d\u00e9terminer si une expropriation partielle<br \/>\nest une unit\u00e9 \u00e9conomique en soi ou si elle doit \u00eatre analys\u00e9e<br \/>\navec l\u2019ensemble de la propri\u00e9t\u00e9, il faut s\u2019en remettre \u00e0 l\u2019analyse<br \/>\nd\u2019usage optimal. Le tribunal d\u2019Ordway d\u00e9clare ce qui suit : <\/p>\n<p>Pour ce qui est de d\u00e9terminer si les terres expropri\u00e9es doivent<br \/>\n\u00eatre \u00e9valu\u00e9es s\u00e9par\u00e9ment ou comme partie d\u2019un ensemble,<br \/>\nil s\u2019agit de d\u00e9terminer l\u2019usage optimal des terres. L\u00e0 o\u00f9 la<br \/>\nvaleur marchande d\u2019une partie expropri\u00e9e \u00e9tait bas\u00e9e sur un<br \/>\nusage \u00e9conomique distinct et que la valeur en tant qu\u2019entit\u00e9<br \/>\ndistincte \u00e9tait plus grande que si elle faisait partie d\u2019une<br \/>\nparcelle m\u00e8re, cette valeur a \u00e9t\u00e9 admise. Inversement, il est<br \/>\npossible de d\u00e9terminer l\u2019usage optimal de la partie expropri\u00e9e<br \/>\nen la liant \u00e0 son usage avec la propri\u00e9t\u00e9 enti\u00e8re de sorte<br \/>\nque la valeur de la partie expropri\u00e9e d\u00e9pend de la valeur de<br \/>\nl\u2019ensemble de la parcelle. [r\u00e9f\u00e9rence omise]19<\/p>\n<p>En outre, le propri\u00e9taire ou le titulaire b\u00e9n\u00e9ficiaire du terrain<br \/>\nexpropri\u00e9 doit \u00e9galement poss\u00e9der un terrain contigu ou un<br \/>\nterrain voisin dont la valeur sera augment\u00e9e par l\u2019ajout de la<br \/>\npropri\u00e9t\u00e9 aux terrains expropri\u00e9s dans la mesure o\u00f9 :<\/p>\n<p>Un tel lien ou relation d\u2019adaptation, de commodit\u00e9, d\u2019utilisation<br \/>\nr\u00e9elle ou permanente est n\u00e9cessaire pour permettre de jouir<br \/>\nraisonnablement et substantiellement de la parcelle restante<br \/>\nde la mani\u00e8re la plus avantageuse et la plus rentable dans le<br \/>\ncadre de l\u2019activit\u00e9 pour laquelle elle est utilis\u00e9e.20 <\/p>\n<p>Par cons\u00e9quent, l\u2019\u00e9valuation r\u00e9elle ne peut commencer qu\u2019une<br \/>\nfois les limites fictives d\u00e9finies de fa\u00e7on \u00e0 d\u00e9terminer quelle est la<br \/>\nparcelle m\u00e8re en tant qu\u2019entit\u00e9 \u00e9conomique, en int\u00e9grant la partie<br \/>\nexpropri\u00e9e et en tenant compte de la valeur de son usage optimal.<\/p>\n<p>PARCELLE PLUS GRANDE OU PARCELLE M\u00c8RE<\/p>\n<p>Lorsque la propri\u00e9t\u00e9 d\u2019une parcelle ou d\u2019une propri\u00e9t\u00e9 au<br \/>\ncomplet ne constitue pas la parcelle m\u00e8re, il s\u2019agit de d\u00e9terminer<br \/>\nquelle est la parcelle la plus grande et de red\u00e9finir les limites<br \/>\nnotionnelles en fonction de certains facteurs. L\u2019UASFLA pr\u00e9cise<br \/>\nqu\u2019une parcelle m\u00e8re poss\u00e8de les attributs suivants :<\/p>\n<p>Il s\u2019agit des parcelles ou des parcelles de terre qui ont un seul<br \/>\npropri\u00e9taire et qui ont le m\u00eame usage ou usage optimal. Les<br \/>\n\u00e9l\u00e9ments que l\u2019\u00e9valuateur prend en compte pour prendre une<br \/>\nd\u00e9cision \u00e0 cet \u00e9gard sont la contigu\u00eft\u00e9 ou la proximit\u00e9, car ils<br \/>\nportent sur l\u2019usage optimal de la propri\u00e9t\u00e9, sur le fait qu\u2019il n\u2019y<br \/>\nqu\u2019un seul propri\u00e9taire et sur l\u2019usage optimal.21 [traduction]<\/p>\n<p>Ces attributs \u2014 un propri\u00e9taire, un usage et la contigu\u00eft\u00e9 \u2014 sont<br \/>\nd\u00e9sign\u00e9s dans le milieu comme la \u00ab trinit\u00e9 des parcelles m\u00e8res \u00bb.<\/p>\n<p>L\u2019\u00e9valuation d\u2019une expropriation partielle peut n\u00e9cessiter<br \/>\nl\u2019\u00e9tude de la \u00ab parcelle m\u00e8re \u00bb et d\u2019une possible atteinte<br \/>\npr\u00e9judiciable ou non (perte de valeur [ou am\u00e9lioration &#8211; <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 32 Return to CONTENTS<\/p>\n<p>augmentation de valeur] du reste).22  L\u2019assemblage \u00e9tablit<br \/>\nl\u2019effet, le cas \u00e9ch\u00e9ant, sur la valeur de la \u00ab parcelle m\u00e8re \u00bb<br \/>\n[lorsqu\u2019une parcelle s\u00e9par\u00e9e, mais contigu\u00eb est r\u00e9gie par un<br \/>\nm\u00eame droit de propri\u00e9t\u00e9].23<\/p>\n<p>En g\u00e9n\u00e9ral, pour \u00eatre consid\u00e9r\u00e9e comme parcelle m\u00e8re, la<br \/>\nparcelle doit appartenir \u00e0 une m\u00eame personne. Le type de<br \/>\npropri\u00e9t\u00e9 n\u2019est pas le facteur d\u00e9terminant, car \u00ab la propri\u00e9t\u00e9<br \/>\n(la possession) peut \u00eatre d\u00e9tenue en propri\u00e9t\u00e9 absolue, dans le<br \/>\ncadre d\u2019un domaine moindre, dans le cadre d\u2019une combinaison<br \/>\ndes deux ou d\u2019un contrat d\u2019association \u00bb. 24 Les titres de propri\u00e9t\u00e9<br \/>\npeuvent \u00eatre confirm\u00e9s par une recherche de titres. Les cartes<br \/>\nde propri\u00e9t\u00e9 \u00e9tablies par l\u2019autorit\u00e9 expropriante sont \u00e9galement<br \/>\nutiles pour d\u00e9terminer la propri\u00e9t\u00e9.<\/p>\n<p>Un autre terme qui exprime le concept de la parcelle m\u00e8re<br \/>\nest l\u2019unit\u00e9 \u00e9conomique. Le Black\u2019s Law Dictionary d\u00e9finit l\u2019unit\u00e9<br \/>\n\u00e9conomique comme suit :<\/p>\n<p>Dans une affaire de d\u00e9sappropriation condamnation partielle,<br \/>\nc\u2019est la propri\u00e9t\u00e9 utilis\u00e9e pour d\u00e9terminer la juste valeur<br \/>\nmarchande de la portion expropri\u00e9e en vertu du pouvoir<br \/>\nd\u2019expropriation. Le terrain expropri\u00e9 peut constituer une<br \/>\ngrande ou une petite part de la propri\u00e9t\u00e9. Pour d\u00e9terminer<br \/>\nla taille de la propri\u00e9t\u00e9 \u00e0 inclure dans une unit\u00e9 \u00e9conomique,<br \/>\ntrois facteurs sont pris en compte : (1) l\u2019unit\u00e9 d\u2019usage (2)<br \/>\nl\u2019unit\u00e9 de propri\u00e9t\u00e9 et (3) la contigu\u00eft\u00e9. Le plus important \u00e9tant<br \/>\nl\u2019unit\u00e9 d\u2019usage.25<\/p>\n<p>Une unit\u00e9 \u00e9conomique est une propri\u00e9t\u00e9 autonome dont les<br \/>\nlimites sont enti\u00e8rement d\u00e9finies par l\u2019expropriation partielle.<br \/>\nCela la distingue d\u2019une parcelle m\u00e8re, qui englobe les terrains<br \/>\nexpropri\u00e9s, qui se d\u00e9finit comme inf\u00e9rieure aux limites de<br \/>\nl\u2019ensemble de la propri\u00e9t\u00e9 et qui permet de prendre en compte<br \/>\n\u00e0 la fois la valeur contributive des terrains expropri\u00e9s et les<br \/>\ndommages ou avantages \u00e9ventuels (ou absence de) subis<br \/>\npar le reste. Une unit\u00e9 \u00e9conomique est autonome, distincte<br \/>\net ind\u00e9pendante de la parcelle m\u00e8re dont l\u2019usage optimal<br \/>\nest diff\u00e9rent. Sa valeur marchande est d\u00e9termin\u00e9e sans se<br \/>\nr\u00e9f\u00e9rer aux terrains restants.26 Pour que l\u2019unit\u00e9 \u00e9conomique<br \/>\nsoit consid\u00e9r\u00e9e comme s\u00e9par\u00e9e et ind\u00e9pendante, il faut que la<br \/>\nparcelle soit commercialisable :<\/p>\n<p>Pour que le terrain soit \u00e9valu\u00e9 comme une unit\u00e9 distincte, la<br \/>\nloi exige seulement que la parcelle expropri\u00e9e ait une taille<br \/>\net une forme qui permettent un usage s\u00e9par\u00e9 et ind\u00e9pendant<br \/>\nsur le march\u00e9.27<\/p>\n<p>Voici d\u2019autres termes utiles pour comprendre et appliquer le<br \/>\nconcept de la parcelle m\u00e8re :<\/p>\n<p>\u2022 Parcelle \u2014 un lopin de terre; en particulier, un lopin de<br \/>\nterre continu appartenant \u00e0 un m\u00eame propri\u00e9taire, dont<br \/>\naucune partie n\u2019est s\u00e9par\u00e9e du reste par un terrain d\u00e9tenu par<br \/>\nun tiers.28 <\/p>\n<p>\u2022 Droit de propri\u00e9t\u00e9 \u2014 le droit de poss\u00e9der, de faire usage et<br \/>\nde jouir d\u2019un objet pr\u00e9cis (bande de terre ou biens meubles); <\/p>\n<p>l\u2019institution de la propri\u00e9t\u00e9 priv\u00e9e est prot\u00e9g\u00e9e de toute<br \/>\ning\u00e9rence gouvernementale indue. Aussi appel\u00e9 \u00ab ensemble<br \/>\nde droits \u00bb.29 <\/p>\n<p>\u2022 Expropriation partielle \u2014 l\u2019acquisition d\u2019une partie d\u2019une<br \/>\nparcelle ou d\u2019un int\u00e9r\u00eat immobilier \u00e0 des fins d\u2019usage<br \/>\npublic ou quasi public en vertu du pouvoir d\u2019expropriation;<br \/>\nacquisition par d\u00e9sappropriation d\u2019une partie seulement de la<br \/>\npropri\u00e9t\u00e9 ou de certains droits de propri\u00e9t\u00e9.30 <\/p>\n<p>\u2022 Reste \u2014 la partie d\u2019une parcelle qui est conserv\u00e9e par le<br \/>\npropri\u00e9taire apr\u00e8s une expropriation partielle.31 <\/p>\n<p>\u2022 Reste non viable \u2014 un reste non viable n\u2019a pas d\u2019usage<br \/>\noptimal et sa valeur marchande est limit\u00e9e. \u00c0 moins de<br \/>\npouvoir \u00eatre reli\u00e9 \u00e0 un droit de propri\u00e9t\u00e9 adjacent dans le<br \/>\ncadre d\u2019une parcelle plus grande, pour laquelle un usage<br \/>\noptimal peut \u00eatre \u00e9tabli, le reste non viable aura une valeur<br \/>\nmarchande nominale ou nulle. Seuls les terrains d\u2019une<br \/>\npropri\u00e9t\u00e9 adjacente qui ne font pas partie d\u2019autres terres<br \/>\nexpropri\u00e9es [ou d\u00e9sappropri\u00e9es] peuvent \u00eatre pris en compte<br \/>\npour d\u00e9terminer la parcelle m\u00e8re.32 <\/p>\n<p>Les tribunaux tant aux \u00c9tats-Unis qu\u2019au Canada reconnaissent<br \/>\nle concept de parcelle m\u00e8re, ou \u00ab parcelle la plus<br \/>\ngrande \u00bb, concept qui se limite presque exclusivement \u00e0 la<br \/>\nd\u00e9sappropriation et \u00e0 l\u2019expropriation. Il est n\u00e9cessaire de<br \/>\nd\u00e9terminer quelle est la parcelle m\u00e8re, que l\u2019expropriation<br \/>\npartielle du bien immobilier soit totale ou partielle. Lorsqu\u2019il est<br \/>\n\u00e9tabli qu\u2019elle constitue moins que le tout, il n\u2019est pas n\u00e9cessaire<br \/>\nque la parcelle m\u00e8re ait des fronti\u00e8res l\u00e9gales r\u00e9elles, car<br \/>\ncelles-ci seront d\u00e9finies par l\u2019analyse d\u2019usage optimal.<\/p>\n<p>Lorsque la propri\u00e9t\u00e9 ne concerne qu\u2019un seul bien aux fins<br \/>\ndu test d\u2019usage optimal de la parcelle m\u00e8re, la parcelle m\u00e8re<br \/>\nfonctionne comme une unit\u00e9 \u00e9conomique s\u00e9par\u00e9e. \u00ab Une unit\u00e9<br \/>\n\u00e9conomique peut se d\u00e9finir comme la partie la plus petite, la<br \/>\nplus commercialisable et la plus durable d\u2019une propri\u00e9t\u00e9 \u00bb<br \/>\n[traduction], selon le ROW Appraisal and Review Manual du<br \/>\nminist\u00e8re des transports du Texas.33<\/p>\n<p>Lorsqu\u2019un terrain vis\u00e9 par une expropriation partielle n\u2019a<br \/>\npas les m\u00eames caract\u00e9ristiques physiques ou d\u2019utilisation<br \/>\noptimale que le terrain dans son ensemble, la r\u00e8gle de l\u2019unit\u00e9<br \/>\nest modifi\u00e9e de fa\u00e7on \u00e0 refl\u00e9ter la contribution disproportionn\u00e9e<br \/>\nde l\u2019expropriation partielle \u00e0 la valeur de la propri\u00e9t\u00e9 dans son<br \/>\nensemble. Comme le mentionne la cour d\u2019appel de l\u2019Illinois<br \/>\ndans l\u2019affaire Department of Transportation v. Kelley, il est<br \/>\nreconnu que :<\/p>\n<p> \u00ab [\u2026] les parties d\u2019une parcelle n\u2019ont pas toutes la<br \/>\nm\u00eame valeur et diff\u00e9rents usages optimaux peuvent<br \/>\n\u00eatre pris en compte pour \u00e9valuer la parcelle dans son<br \/>\nensemble \u00bb [r\u00e9f\u00e9rences omises]. \u00ab [\u2026] il pourrait \u00eatre<br \/>\npertinent d\u2019attribuer un usage optimal \u00e0 une partie de la<br \/>\npropri\u00e9t\u00e9 et un usage optimal diff\u00e9rent \u00e0 une autre \u00bb. 34<br \/>\n[r\u00e9f\u00e9rences omises]<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 33Return to CONTENTS<\/p>\n<p>Dans l\u2019affaire Kelley, une propri\u00e9t\u00e9 avait \u00e9t\u00e9 acquise dans le but<br \/>\nd\u2019\u00e9largir une intersection. Les deux \u00e9valuateurs repr\u00e9sentant<br \/>\nle propri\u00e9taire foncier ont \u00e9valu\u00e9 diff\u00e9rentes parties du terrain<br \/>\ns\u00e9par\u00e9ment, affirmant que l\u2019expropriation partielle ne devrait pas<br \/>\n\u00eatre soumise \u00e0 la r\u00e8gle de l\u2019unit\u00e9. Le tribunal a d\u00e9cid\u00e9 qu\u2019il n\u2019\u00e9tait<br \/>\npas pertinent de d\u00e9roger \u00e0 la r\u00e8gle de l\u2019unit\u00e935 et s\u2019est inqui\u00e9t\u00e9<br \/>\nque la d\u00e9limitation des \u00ab zones de valeur \u00bb soit arbitraire.<\/p>\n<p>[\u2026] Dans le cas pr\u00e9sent, les faits ne permettent pas [&#8230;]<br \/>\nde d\u00e9terminer des limites d\u00e9finies. M\u00eame l\u2019\u00e9valuation du<br \/>\nd\u00e9fendeur n\u2019a pas su d\u00e9terminer le d\u00e9but et la fin des \u00ab zones<br \/>\nd\u2019usage \u00bb[\u2026] [Les \u00e9valuations] se concentrent sur l\u2019importance<br \/>\net le but de la r\u00e8gle de l\u2019unit\u00e9 afin d\u2019\u00e9viter toute mauvaise<br \/>\ninterpr\u00e9tation de la valeur d\u2019une propri\u00e9t\u00e9 expropri\u00e9e.<\/p>\n<p>Dans une autre affaire, Illinois Dept. of Transp. c. Raphael,36 il<br \/>\ny a eu expropriation partielle d\u2019une parcelle bonifi\u00e9e par une<br \/>\nmaison unifamiliale \u00e0 deux \u00e9tages et un garage attenant pour<br \/>\ntrois voitures. L\u2019expropriation visait une bande de 871 pieds<br \/>\ncarr\u00e9s de part et d\u2019autre de la fa\u00e7ade, comprenant des parties<br \/>\nde la cour avant, de l\u2019entr\u00e9e et du chemin pr\u00e9vu pour tourner.<br \/>\nLa m\u00e9thode d\u2019\u00e9valuation appliqu\u00e9e \u00e0 la fois par l\u2019\u00e9valuateur du<br \/>\npropri\u00e9taire et par l\u2019\u00e9valuateur de l\u2019expropriant s\u2019est r\u00e9v\u00e9l\u00e9e<br \/>\ninad\u00e9quate, car elle ne tenait pas bien compte de la valeur<br \/>\ncontributive des am\u00e9liorations. L\u2019\u00e9valuateur du propri\u00e9taire a<br \/>\n\u00e9valu\u00e9 l\u2019ensemble de la propri\u00e9t\u00e9 \u00e0 475 000 $. Il a ensuite trait\u00e9<br \/>\nla valeur de l\u2019expropriation partielle en pr\u00e9cisant que \u00ab la valeur<br \/>\nde l\u2019expropriation r\u00e9side dans sa contribution \u00e0 l\u2019ensemble de la<br \/>\npropri\u00e9t\u00e9, qui est partie int\u00e9grante de l\u2019ensemble \u00bb et a \u00e9valu\u00e9 la<br \/>\npartie expropri\u00e9e comme suit :<\/p>\n<p>Dans le calcul de la valeur de la partie expropri\u00e9e, la valeur<br \/>\ntotale de la propri\u00e9t\u00e9 de 475 000 $ a \u00e9t\u00e9 divis\u00e9e par la<br \/>\nsuperficie totale de 13 175 pieds carr\u00e9s, ce qui donne 36,05 $<br \/>\nle pied carr\u00e9 de terrain am\u00e9lior\u00e9. La valeur unitaire appliqu\u00e9e<br \/>\n\u00e0 la partie expropri\u00e9e correspond \u00e0 871 pieds carr\u00e9s \u00d7 36,05 $<br \/>\n= 31 402 $, arrondi \u00e0 31 000 $.<\/p>\n<p>L\u2019\u00e9valuateur a ensuite examin\u00e9 le reste et a conclu qu\u2019il avait<br \/>\nsubi une diminution de valeur de 34 000 $, selon le raisonnement<br \/>\nsuivant :<\/p>\n<p>Il d\u00e9clare que \u00ab le projet d\u2019\u00e9largissement de la route aura un<br \/>\nimpact important sur le reste de la propri\u00e9t\u00e9 en question \u00bb.<br \/>\nIl explique que la route 53 serait plus pr\u00e8s de la r\u00e9sidence<br \/>\net que la zone pav\u00e9e pr\u00e9vue pour stationner et tourner ne<br \/>\npermettrait plus les deux usages[\u2026] [L\u2019\u00e9valuateur] \u00e9crit :<br \/>\n\u00ab Cette perte entra\u00eene une diminution de la valeur du reste de<br \/>\nla propri\u00e9t\u00e9. \u00bb Il estime cette perte \u00e0 34 000 $, fond\u00e9e sur des<br \/>\nventes comparables.<\/p>\n<p>La cour d\u2019appel a jug\u00e9 que la m\u00e9thode d\u2019\u00e9valuation de<br \/>\nl\u2019\u00e9valuateur \u00e9tait inappropri\u00e9e, car elle ne permet pas de<br \/>\ndistinguer les caract\u00e9ristiques de l\u2019expropriation partielle qui<br \/>\nont contribu\u00e9es exag\u00e9r\u00e9ment \u00e0 la valeur de la propri\u00e9t\u00e9 dans<br \/>\nson ensemble :<\/p>\n<p>Pour d\u00e9terminer la valeur de la partie expropri\u00e9e [\u2026]<br \/>\n[l\u2019\u00e9valuateur] attribue une valeur au pied carr\u00e9 qui est uniforme<br \/>\npour toute la propri\u00e9t\u00e9\u2026 [Il] suppose que chaque partie de<br \/>\nla propri\u00e9t\u00e9 a la m\u00eame valeur que les autres, malgr\u00e9 le fait<br \/>\nque le reste contient une maison unifamiliale et que la part<br \/>\nexpropri\u00e9e consiste en une bande de 10 pieds qui ne contient<br \/>\nque des parties d\u2019une cour, une entr\u00e9e asphalt\u00e9e et une all\u00e9e<br \/>\nasphalt\u00e9e pour tourner. \u00c9tant donn\u00e9 que la partie expropri\u00e9e<br \/>\nne peut \u00eatre utilis\u00e9e \u00e0 aucune autre fin, c\u2019est-\u00e0-dire qu\u2019elle est<br \/>\nnon constructible [\u2026] la m\u00e9thode d\u2019\u00e9valuation [de l\u2019\u00e9valuateur]<br \/>\nfait un compte inexact de la valeur de la \u00ab portion de terrain<br \/>\n\u00e0 exproprier \u00bb. [r\u00e9f\u00e9rences omises] [Il] suppose sans raison<br \/>\nvalable que la partie expropri\u00e9e vaut autant que le reste[\u2026]<br \/>\nL\u2019affirmation du propri\u00e9taire selon laquelle la r\u00e8gle de l\u2019unit\u00e9<br \/>\nexige de faire une d\u00e9termination fond\u00e9e sur une \u00e9valuation<br \/>\nuniforme du pied carr\u00e9 est une mauvaise application de la<br \/>\nr\u00e8gle de l\u2019unit\u00e9 dans ce cas. Un tel calcul serait appropri\u00e9<br \/>\nsi toute la propri\u00e9t\u00e9, la partie expropri\u00e9e et le reste \u00e9taient<br \/>\nhomog\u00e8nes.<\/p>\n<p>Les preuves d\u2019\u00e9valuation pr\u00e9sent\u00e9es par l\u2019expropriant ont<br \/>\n\u00e9galement \u00e9t\u00e9 rejet\u00e9es, car elles ne tiennent pas compte de la<br \/>\nvaleur contributive des am\u00e9liorations apport\u00e9es au reste.37<\/p>\n<p>De m\u00eame, [l\u2019\u00e9valuation de l\u2019expropriant] ne tient pas compte<br \/>\nde la valeur contributive des am\u00e9liorations apport\u00e9es au reste<br \/>\ndans son \u00e9valuation de la partie expropri\u00e9e. Contrairement \u00e0 sa<br \/>\npropre \u00e9valuation selon laquelle l\u2019usage optimal de l\u2019ensemble<br \/>\nde la propri\u00e9t\u00e9 est r\u00e9sidentiel [\u2026] [l\u2019\u00e9valuation] estime la valeur<br \/>\nde la partie consid\u00e9r\u00e9e comme si elle \u00e9tait vacante [\u2026] puis la<br \/>\npartie expropri\u00e9e est \u00e9valu\u00e9e \u00e0 l\u2019acre en fonction de donn\u00e9es<br \/>\nde vente de terrains vacants comparables [&#8230;] [L\u2019\u00e9valuation<br \/>\nde l\u2019expropriant] ajoute 1,50 $ US par acre [sic] pour tenir<br \/>\ncompte de la valeur contributive des am\u00e9liorations apport\u00e9es<br \/>\nuniquement dans la partie expropri\u00e9e : asphalte et gazon.<br \/>\nL\u2019\u00e9valuation indique qu\u2019\u00e0 l\u2019occasion de l\u2019\u00e9valuation de la part<br \/>\nexpropri\u00e9e, la valeur contributive de la maison unifamiliale<br \/>\nn\u2019a pas \u00e9t\u00e9 prise en compte, car celle-ci \u00ab ne faisait pas partie<br \/>\nde l\u2019acquisition \u00bb. [\u2026] la m\u00e9thode d\u2019\u00e9valuation \u00e9tait donc<br \/>\ninappropri\u00e9e.<\/p>\n<p>Dans l\u2019affaire State c. Chana, la cour d\u2019appel du Texas confirme<br \/>\nla m\u00e9thode de \u00ab l\u2019unit\u00e9 \u00e9conomique distincte \u00bb propos\u00e9e par<br \/>\nl\u2019\u00e9valuateur des propri\u00e9taires fonciers.38 L\u2019affaire concernait un<br \/>\ndiff\u00e9rend sur la valeur marchande de l\u2019expropriation partielle<br \/>\neffectu\u00e9e en vue de construire un bassin de r\u00e9tention. La propri\u00e9t\u00e9<br \/>\ndes propri\u00e9taires fonciers consistait en un terrain rectangulaire<br \/>\nde 7 765 acres, d\u00e9limit\u00e9 par le FM 529 au nord, par Dinner Creek \u00e0<br \/>\nl\u2019est et par une subdivision au sud. \u00c0 l\u2019origine, l\u2019\u00c9tat envisageait de<br \/>\nprendre 2 385 acres pour le bassin de r\u00e9tention, mais \u00e0 la demande<br \/>\ndes propri\u00e9taires fonciers, l\u2019\u00c9tat a accept\u00e9 de d\u00e9placer la limite<br \/>\narri\u00e8re de l\u2019expropriation partielle de trente pieds vers le nord.<br \/>\nCela a permis aux propri\u00e9taires fonciers de relier le reste de leur <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 34 Return to CONTENTS<\/p>\n<p>propri\u00e9t\u00e9 \u00e0 Dinner Creek pour assurer le drainage ult\u00e9rieur et la<br \/>\nr\u00e9tention d\u2019eau, et a r\u00e9duit l\u2019\u00e9tendue de l\u2019expropriation partielle<br \/>\n\u00e0 2 072 acres. Le tribunal a accept\u00e9 l\u2019avis de l\u2019\u00e9valuateur des<br \/>\npropri\u00e9taires fonciers que l\u2019usage optimal des 7 765 acres permet<br \/>\nde les diviser en trois parcelles ind\u00e9pendantes et s\u00e9par\u00e9es, ou<br \/>\nunit\u00e9s \u00e9conomiques destin\u00e9es au d\u00e9veloppement commercial,<br \/>\net que l\u2019expropriation ferait partie d\u2019une unit\u00e9 autonome de<br \/>\n2 385 acres (le m\u00eame terrain que l\u2019\u00c9tat avait initialement pr\u00e9vu<br \/>\nd\u2019exproprier) avec une probabilit\u00e9 \u00e9lev\u00e9e de disjonction \u00e0 laquelle<br \/>\nl\u2019\u00e9valuateur limitait son estimation de la valeur.<\/p>\n<p>M\u00c9THODES D\u2019\u00c9VALUATION COMBIN\u00c9ES :  <\/p>\n<p>UNIT\u00c9 \u00c9CONOMIQUE DISTINCTE ET DOMMAGES<\/p>\n<p>Parfois, les tribunaux ont combin\u00e9 les m\u00e9thodes d\u2019\u00e9valuation,<br \/>\nappliquant ainsi de fa\u00e7on inappropri\u00e9e les m\u00e9thodes d\u2019\u00e9valuation<br \/>\nde l\u2019expropriation partielle et de la parcelle m\u00e8re; voici<br \/>\nquelques exemples.<\/p>\n<p>Dans l\u2019affaire State ex rel. Ordway c. Buchanan,39 une<br \/>\nexpropriation partielle adjacente \u00e0 la route faisait partie d\u2019une<br \/>\nparcelle int\u00e9rieure rectangulaire de 5 acres avec une fa\u00e7ade de 330<br \/>\npieds. Avant l\u2019expropriation partielle, la parcelle de 5 acres \u00e9tait<br \/>\nune superficie plate, non d\u00e9velopp\u00e9e, physiquement homog\u00e8ne. La<br \/>\npropri\u00e9t\u00e9 \u00e9tait vacante et inutilis\u00e9e, sans voie d\u2019arr\u00eat sur la rue.<\/p>\n<p>[L\u2019\u00e9valuateur de Buchanan] a expliqu\u00e9 que le terrain expropri\u00e9<br \/>\npouvait faire l\u2019objet d\u2019un usage ind\u00e9pendant, comme une<br \/>\nstation-service par exemple, malgr\u00e9 qu\u2019il ait d\u00e9clar\u00e9<br \/>\npr\u00e9c\u00e9demment qu\u2019il est peu probable que le terrain expropri\u00e9<br \/>\nait une valeur ind\u00e9pendante sur le march\u00e9. L\u2019expert de l\u2019\u00c9tat<br \/>\nd\u00e9clare que le bien saisi est \u00ab probablement utilisable \u00bb,<br \/>\nmais qu\u2019il \u00ab ne s\u2019agit pas d\u2019une propri\u00e9t\u00e9 rationnelle, de taille<br \/>\nmarchande  \u00bb en raison du ratio fa\u00e7ade-profondeur. Pour<br \/>\nr\u00e9sumer, l\u2019expert de l\u2019\u00c9tat reconna\u00eet que la superficie en<br \/>\npieds carr\u00e9s de la propri\u00e9t\u00e9 est suffisante pour permettre une<br \/>\nutilisation ind\u00e9pendante, mais s\u2019interroge sur l\u2019usage qu\u2019il est<br \/>\npossible d\u2019en faire en raison de la forme du terrain expropri\u00e9.<\/p>\n<p>En confirmant le montant de 110 000 $ octroy\u00e9 par le tribunal<br \/>\ninf\u00e9rieur pour une expropriation partielle fond\u00e9e sur la th\u00e9orie de<br \/>\nl\u2019expert de Buchanan sur la parcelle m\u00e8re, la cour d\u2019appel juge<br \/>\nque le tribunal de premi\u00e8re instance disposait de suffisamment<br \/>\nd\u2019\u00e9l\u00e9ments pour admettre des preuves de la valeur de la<br \/>\nparcelle expropri\u00e9e en tant qu\u2019unit\u00e9 distincte et ind\u00e9pendante.<br \/>\nCependant, l\u2019\u00e9valuateur a t\u00e9moign\u00e9 qu\u2019il \u00e9tait peu probable que<br \/>\nle terrain expropri\u00e9 ait en soi une valeur sur le march\u00e9. Les deux<br \/>\npositions adopt\u00e9es par l\u2019\u00e9valuateur sont incompatibles, car une<br \/>\nexpropriation partielle qui ne peut \u00eatre commercialis\u00e9e n\u2019est pas<br \/>\nune parcelle distincte \u2013 un facteur essentiel qui a \u00e9t\u00e9 n\u00e9glig\u00e9<br \/>\npar la majorit\u00e9 afin de maintenir l\u2019attribution de l\u2019expropriation<br \/>\npartielle en tant qu\u2019entit\u00e9 \u00e9conomique distincte. Comme l\u2019indique<br \/>\nla majorit\u00e9 dans la d\u00e9cision de la cour d\u2019appel concernant la valeur<br \/>\nde l\u2019expropriation partielle :<\/p>\n<p>Pour savoir si le terrain expropri\u00e9 doit \u00eatre \u00e9valu\u00e9 s\u00e9par\u00e9ment<br \/>\nou comme partie de l\u2019ensemble, il faut d\u00e9finir l\u2019usage<br \/>\noptimal du terrain. Lorsque la valeur marchande de la partie<br \/>\nexpropri\u00e9e est fond\u00e9e sur une utilisation \u00e9conomique distincte<br \/>\ndont la valeur est sup\u00e9rieure en tant qu\u2019entit\u00e9 s\u00e9par\u00e9e qu\u2019en<br \/>\ntant que partie d\u2019une parcelle m\u00e8re, cette valeur a \u00e9t\u00e9 admise.<br \/>\n[r\u00e9f\u00e9rences omises] Inversement, l\u2019usage optimal de la partie<br \/>\nexpropri\u00e9e peut \u00eatre li\u00e9 \u00e0 son utilisation avec la propri\u00e9t\u00e9<br \/>\nenti\u00e8re, de sorte que la valeur de la partie expropri\u00e9e d\u00e9pend<br \/>\nde la valeur de l\u2019ensemble de la parcelle.<\/p>\n<p>En ce qui concerne les biens restants, l\u2019attribution de 37 000 $<br \/>\npar le tribunal inf\u00e9rieur pour dommages-int\u00e9r\u00eats a \u00e9t\u00e9 annul\u00e9e<br \/>\nparce que l\u2019\u00e9valuateur a combin\u00e9 deux approches reconnues<br \/>\npour valoriser une expropriation partielle, mais qui s\u2019excluent<br \/>\nmutuellement, aboutissant ainsi \u00e0 une double indemnisation.<br \/>\nLa cour d\u2019appel d\u00e9clare :<\/p>\n<p>En utilisant le bon processus d\u2019\u00e9valuation, le versement de<br \/>\ndommages-int\u00e9r\u00eats peut \u00eatre pertinent m\u00eame si la partie<br \/>\nexpropri\u00e9e est \u00e9valu\u00e9e comme une unit\u00e9 s\u00e9par\u00e9e. Dans une<br \/>\nexpropriation partielle o\u00f9 le terrain expropri\u00e9 est \u00e9valu\u00e9<br \/>\ns\u00e9par\u00e9ment, les dommages-int\u00e9r\u00eats caus\u00e9s au reste doivent<br \/>\n\u00e9galement \u00eatre d\u00e9termin\u00e9s en consid\u00e9rant uniquement la<br \/>\nvaleur du reste avant et apr\u00e8s, comme une unit\u00e9 s\u00e9par\u00e9e, et<br \/>\nnon sa valeur comme partie int\u00e9grante de la parcelle m\u00e8re.<br \/>\n[r\u00e9f\u00e9rences omises] Ainsi, la valeur ant\u00e9rieure du reste ne<br \/>\ndevrait pas d\u00e9pendre de son utilisation en tant que partie de la<br \/>\nparcelle m\u00e8re. Cette m\u00e9thode d\u2019\u00e9valuation permet d\u2019\u00e9viter les<br \/>\nd\u00e9doublements de dommages lorsque le terrain expropri\u00e9 est<br \/>\n\u00e9valu\u00e9 comme une unit\u00e9 s\u00e9par\u00e9e.<\/p>\n<p>Il est \u00e9vident que chaque partie doit utiliser une m\u00e9thode<br \/>\nd\u2019\u00e9valuation coh\u00e9rente pour \u00e9valuer \u00e0 la fois la partie expropri\u00e9e<br \/>\net les dommages-int\u00e9r\u00eats du reste. Il n\u2019est pas interdit \u00e0 une<br \/>\npartie de faire valoir la valeur de la \u00ab parcelle enti\u00e8re \u00bb et de<br \/>\n\u00ab l\u2019unit\u00e9 s\u00e9par\u00e9e \u00bb comme hypoth\u00e8ses de rechange. On ne<br \/>\npeut cependant tenter de combiner les m\u00e9thodes et \u00e9valuer le<br \/>\nterrain expropri\u00e9 s\u00e9par\u00e9ment, puis consid\u00e9rer ensuite le reste<br \/>\ncomme faisant partie de la parcelle m\u00e8re pour d\u00e9terminer les<br \/>\ndommages-int\u00e9r\u00eats.<\/p>\n<p>La r\u00e9clamation en dommages-int\u00e9r\u00eats \u00e9tait fond\u00e9e sur :<br \/>\n1. Les dommages au reste r\u00e9sultant de l\u2019impossibilit\u00e9 <\/p>\n<p>d\u2019am\u00e9nager l\u2019avant en fonction de l\u2019arri\u00e8re de la propri\u00e9t\u00e9<br \/>\n(sous-utilisation);<\/p>\n<p>2. La visibilit\u00e9 r\u00e9duite en raison de la distance de 80 pieds de la<br \/>\nrue principale;<\/p>\n<p>3. Les dommages caus\u00e9s par une modification de la circulation \u00e0<br \/>\nla suite du changement de rue sur le terrain expropri\u00e9.<\/p>\n<p>La valeur de l\u2019unit\u00e9 s\u00e9par\u00e9e inclut la fa\u00e7ade de la propri\u00e9t\u00e9,<br \/>\nson acc\u00e8s \u00e0 la circulation ainsi que la possibilit\u00e9 qu\u2019elle soit<br \/>\nd\u00e9velopp\u00e9e s\u00e9par\u00e9ment et \u00e0 part du reste de la parcelle. Dans<br \/>\nce cas, les dommages suppos\u00e9s qui auraient \u00e9t\u00e9 caus\u00e9s au reste <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 35Return to CONTENTS<\/p>\n<p>ont \u00e9t\u00e9 cr\u00e9\u00e9s artificiellement par le choix de l\u2019\u00e9valuateur de faire<br \/>\nun calcul s\u00e9par\u00e9. La cour conclut que les dommages-int\u00e9r\u00eats<br \/>\nauraient constitu\u00e9 un facteur pertinent si l\u2019\u00e9valuateur avait fait<br \/>\nson calcul avec la \u00ab m\u00e9thode de la parcelle enti\u00e8re \u00bb :<\/p>\n<p>Selon la m\u00e9thode d\u2019\u00e9valuation de \u00ab l\u2019usage s\u00e9par\u00e9 \u00bb, ni<br \/>\nl\u2019utilisation du reste, ni sa visibilit\u00e9 depuis la route et ni la<br \/>\ncirculation autour ne sont affect\u00e9es par l\u2019expropriation.<br \/>\nConsid\u00e9r\u00e9 comme une parcelle distincte, le reste ne pouvait<br \/>\npas \u00eatre utilis\u00e9 conjointement avec le terrain expropri\u00e9 avant<br \/>\nl\u2019expropriation. Par cons\u00e9quent, l\u2019usage possible du reste n\u2019a<br \/>\npas chang\u00e9 apr\u00e8s l\u2019expropriation. De m\u00eame, la visibilit\u00e9 n\u2019a<br \/>\npas \u00e9t\u00e9 diminu\u00e9e par l\u2019expropriation. Avant l\u2019expropriation,<br \/>\nla limite nord du reste \u00e9tait \u00e0 80 pieds de la rue principale.<br \/>\nApr\u00e8s l\u2019expropriation, la visibilit\u00e9 du reste n\u2019\u00e9tait pas<br \/>\ndiminu\u00e9e \u2014 la limite \u00e9tait toujours \u00e0 80 pieds de la route<br \/>\nprincipale. La visibilit\u00e9 du reste a en fait \u00e9t\u00e9 am\u00e9lior\u00e9e, car la<br \/>\nroute rapproche la circulation du reste. Enfin, le reste, dans<br \/>\nce cas consid\u00e9r\u00e9 comme une unit\u00e9 distincte, ne b\u00e9n\u00e9ficiait<br \/>\npas du passage de la circulation avant l\u2019expropriation. Depuis<br \/>\nl\u2019expropriation, la route borde le reste de sorte que le reste<br \/>\nprofite en fait de l\u2019augmentation de la circulation.<\/p>\n<p>L\u2019opinion dissidente dans l\u2019affaire Buchanan rejette la m\u00e9thode<br \/>\nde \u00ab l\u2019usage s\u00e9par\u00e9 \u00bb pour \u00e9valuer le terrain expropri\u00e9, concluant<br \/>\nque le r\u00e9sultat \u00ab d\u00e9fie le bon sens \u00bb, car il ne tient pas compte<br \/>\nde l\u2019effet concret de l\u2019expropriation partielle qui remplace tout<br \/>\nsimplement l\u2019ancienne fa\u00e7ade par une nouvelle. La dissidence<br \/>\nmentionne que : \u00ab Cette fa\u00e7ade aura toujours le m\u00eame usage que<br \/>\ncelui qui, selon Buchanan, a \u00e9t\u00e9 acquis par l\u2019\u00c9tat. [\u2026] Gr\u00e2ce \u00e0 la<br \/>\nm\u00e9thode d\u2019\u00e9valuation de la majorit\u00e9, Buchanan a \u00e9t\u00e9 d\u00e9dommag\u00e9<br \/>\npour l\u2019expropriation de fa\u00e7ades commerciales ayant une valeur,<br \/>\nmais a toujours la m\u00eame fa\u00e7ade et b\u00e9n\u00e9ficie de la m\u00eame<br \/>\nvaleur commerciale \u00bb.<\/p>\n<p>Dans l\u2019affaire City of Phoenix c. Wilson, la cour d\u2019appel<br \/>\nde l\u2019Arizona alloue des dommages-int\u00e9r\u00eats pour le reste et<br \/>\ninfirme la d\u00e9cision du tribunal inf\u00e9rieur qui d\u00e9finit une parcelle<br \/>\nm\u00e8re comme \u00e9tant moindre que l\u2019ensemble de la propri\u00e9t\u00e9.<br \/>\nLes Wilson poss\u00e9daient une parcelle de 23,24 acres dont une<br \/>\nparcelle de 1,4 acre dans un coin a \u00e9t\u00e9 expropri\u00e9e. Au moment de<br \/>\nl\u2019expropriation partielle, toute la parcelle de 23,24 acres servait \u00e0<br \/>\nl\u2019agriculture, mais elle \u00e9tait zon\u00e9e \u00ab r\u00e9sidentiel \u00bb pour permettre<br \/>\nla construction d\u2019une maison par acre de terrain. Le plan<br \/>\nd\u2019urbanisation de la ville indique que le secteur devrait servir \u00e0<br \/>\nun usage intensif, comme un parc d\u2019appartements. Le tribunal de<br \/>\npremi\u00e8re instance a octroy\u00e9 80 000 $ pour l\u2019expropriation partielle<br \/>\net 99 000 $ en dommages-int\u00e9r\u00eats sur la base du t\u00e9moignage de<br \/>\nl\u2019\u00e9valuateur du propri\u00e9taire foncier.<\/p>\n<p>L\u2019\u00e9valuateur du propri\u00e9taire foncier estime que l\u2019usage optimal<br \/>\nconsiste \u00e0 \u00e9valuer la propri\u00e9t\u00e9 comme si elle \u00e9tait vacante, en<br \/>\nattente d\u2019investissements qui pourraient scinder la propri\u00e9t\u00e9 en<br \/>\ndeux unit\u00e9s \u00e9conomiques. Selon l\u2019\u00e9valuateur, une portion de 5 <\/p>\n<p>acres du coin de la rue, comprenant l\u2019expropriation partielle de<br \/>\n1,4 acre, pourrait constituer une unit\u00e9 \u00e9conomique s\u00e9par\u00e9e \u00e0<br \/>\nun prix proportionnellement plus \u00e9lev\u00e9 que celui de la propri\u00e9t\u00e9<br \/>\nrestante. Il s\u2019est dit que l\u2019unit\u00e9 \u00e9conomique s\u00e9par\u00e9e de 5 acres<br \/>\nconvenait \u00e0 divers usages institutionnels, tels qu\u2019une \u00e9cole ou<br \/>\nun lieu de culte, ou \u00e0 un usage \u00e9conomique non r\u00e9sidentiel,<br \/>\nmais compatible avec le logement, tel que de petits entrep\u00f4ts,<br \/>\ndes bureaux, une succursale bancaire, un \u00e9tablissement de<br \/>\nsoins, un salon fun\u00e9raire, un h\u00f4tel ou un motel. Ces derniers<br \/>\nusages \u00e9conomiques n\u00e9cessitent un changement de zonage,<br \/>\nmais l\u2019\u00e9valuateur du propri\u00e9taire foncier estime qu\u2019il serait<br \/>\nfacile \u00e0 changer. En se fondant sur des ventes comparables qui<br \/>\ncomprennent aussi une \u00e9cole ou une \u00e9cole et une \u00e9glise, il estime<br \/>\nla valeur marchande de l\u2019unit\u00e9 \u00e9conomique de 5 acres \u00e0 272 250 $<br \/>\n(1,25 $ par pied carr\u00e9), la valeur arrondie de 1,4 acre ayant \u00e9t\u00e9<br \/>\n\u00e9valu\u00e9e proportionnellement \u00e0 80 000 $. Il conclut ensuite que les<br \/>\n3,6 acres restants de l\u2019unit\u00e9 \u00e9conomique (hypoth\u00e9tique) distincte<br \/>\nde 5 acres ont perdu leur avantage \u00e9conomique en raison de<br \/>\nl\u2019impact de l\u2019expropriation partielle de l\u2019acc\u00e8s, de la visibilit\u00e9<br \/>\net de la fa\u00e7ade des 18,24 acres adjacents, r\u00e9clamant ainsi des<br \/>\ndommages-int\u00e9r\u00eats de 99 000 $.<\/p>\n<p>Au proc\u00e8s, l\u2019\u00e9valuateur du propri\u00e9taire foncier a reconnu<br \/>\nque son hypoth\u00e9tique parcelle de 5 acres aurait pu \u00eatre trac\u00e9e<br \/>\nautrement et que le choix de la taille et de l\u2019emplacement de la<br \/>\nparcelle \u00e9tait une question de jugement. Selon la cour d\u2019appel,<br \/>\nles limites et la taille de la parcelle hypoth\u00e9tique de 5 acres qui a<br \/>\n\u00e9t\u00e9 s\u00e9lectionn\u00e9e pour l\u2019analyse sont arbitraires. En infirmant le<br \/>\njugement de la cour inf\u00e9rieure, la cour d\u2019appel statue ce qui suit :<\/p>\n<p>Aucune autorit\u00e9 ne peut approuver une m\u00e9thode d\u2019\u00e9valuation<br \/>\nqui permet d\u2019\u00e9valuer la partie expropri\u00e9e [1,4 acre] dans le<br \/>\ncadre d\u2019une parcelle hypoth\u00e9tique [5 acres] qui fait partie<br \/>\nd\u2019une parcelle compl\u00e8te. [L\u2019expropriation de 1,4 acre] aurait<br \/>\nd\u00fb \u00eatre \u00e9valu\u00e9e soit comme une unit\u00e9 [\u00e9conomique] s\u00e9par\u00e9e,<br \/>\nsoit comme une partie de la parcelle enti\u00e8re [de 23,24 acres].<br \/>\nCe n\u2019est qu\u2019apr\u00e8s avoir s\u00e9lectionn\u00e9 une de ces m\u00e9thodes<br \/>\napprouv\u00e9es que l\u2019on peut d\u00e9terminer s\u2019il faut pr\u00e9voir des<br \/>\ndommages-int\u00e9r\u00eats.<\/p>\n<p>Dans un appel subs\u00e9quent, la Cour supr\u00eame de l\u2019Arizona dans<br \/>\nl\u2019affaire City of Pheonix c. Wilson r\u00e9tablit la d\u00e9cision du tribunal<br \/>\nde premi\u00e8re instance, concluant que les faits expos\u00e9s sont<br \/>\nsubstantiellement diff\u00e9rents et n\u2019appuie pas de fa\u00e7on rigide la<br \/>\nr\u00e8gle selon laquelle \u00ab la propri\u00e9t\u00e9 expropri\u00e9e [1,4 acre] aurait d\u00fb<br \/>\n\u00eatre \u00e9valu\u00e9e soit en tant qu\u2019unit\u00e9 s\u00e9par\u00e9e ou en tant que partie de<br \/>\nla totalit\u00e9 de la parcelle [923,24 acres] \u00bb. La cour, qui se fonde sur<br \/>\ndes pr\u00e9misses ad\u00e9quates, d\u00e9clare ce qui suit : <\/p>\n<p>Le jury conclut qu\u2019un coin d\u2019intersection de 5 acres, dont le<br \/>\nzonage pourrait \u00eatre modifi\u00e9 pour faire un meilleur et diff\u00e9rent<br \/>\nusage du reste de la parcelle, a une valeur diff\u00e9rente et<br \/>\nsup\u00e9rieure \u00e0 celle du reste de la propri\u00e9t\u00e9. Une fois ce fait<br \/>\naccept\u00e9, le propri\u00e9taire a droit \u00e0 cette bonification de valeur au <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 36 Return to CONTENTS<\/p>\n<p>moment de l\u2019expropriation, que celle-ci soit totale ou qu\u2019elle<br \/>\nne vise qu\u2019une partie de la portion de plus grande valeur<br \/>\n[5 acres] [une unit\u00e9 \u00e9conomique s\u00e9par\u00e9e]. 40<\/p>\n<p>Dans l\u2019affaire Russell Inns Ltd. c. Manitoba,41 une cour d\u2019appel<br \/>\ncanadienne confirme la d\u00e9cision de la commission selon laquelle<br \/>\nla parcelle m\u00e8re n\u2019inclut pas un lot contigu, l\u2019expropriation<br \/>\npartielle se limitant \u00e0 un seul des deux lots contigus d\u2019un plan de<br \/>\nlotissement enregistr\u00e9 d\u00e9tenu par un m\u00eame propri\u00e9taire.<\/p>\n<p>La cour d\u2019appel conclut que la province n\u2019a pas donn\u00e9<br \/>\nsuffisamment de preuves pour justifier l\u2019application de la th\u00e9orie<br \/>\nde la parcelle m\u00e8re. La commission accorde des dommages-<br \/>\nint\u00e9r\u00eats limit\u00e9s strictement \u00e0 une analyse du lot 2 (expropriation<br \/>\npartielle pr\u00e9sum\u00e9e). Toutefois, la commission reconna\u00eet que,<br \/>\ndans certaines situations, l\u2019approche de l\u2019expropriation partielle<br \/>\nest appropri\u00e9e, sans se rendre compte qu\u2019en limitant l\u2019analyse<br \/>\nde l\u2019expropriation partielle au lot 2, la commission d\u00e9termine<br \/>\neffectivement que le lot 2 serait la parcelle m\u00e8re.<\/p>\n<p>\u00c0 l\u2019audience de la commission, le propri\u00e9taire a r\u00e9v\u00e9l\u00e9<br \/>\nque le lot 1 avait \u00e9t\u00e9 achet\u00e9 dans le seul but d\u2019obtenir le lot 2.<br \/>\nIl semble que l\u2019acheteur, en tant que d\u00e9veloppeur averti, ait<br \/>\nagi dans son int\u00e9r\u00eat en choisissant d\u2019acqu\u00e9rir les deux lots en<br \/>\nm\u00eame temps. La d\u00e9cision dans cette affaire n\u2019a pas tenu compte<br \/>\nde l\u2019analyse hypoth\u00e9tique apr\u00e8s expropriation de la parcelle<br \/>\nm\u00e8re, puisqu\u2019aucune analyse d\u2019usage optimal n\u2019a \u00e9t\u00e9 faite apr\u00e8s<br \/>\nl\u2019expropriation pour le reste du lot 2 combin\u00e9 \u00e0 une partie ou \u00e0 la<br \/>\ntotalit\u00e9 du lot 1, qui est sous-am\u00e9lior\u00e9 par une r\u00e9sidence de 40 ans<br \/>\nlou\u00e9e et qui occupe 1 000 pieds carr\u00e9s.<\/p>\n<p>Le reste du lot 2 et du lot 1 conserve le m\u00eame zonage<br \/>\ncommercial, sont contigus, appartiennent au m\u00eame propri\u00e9taire<br \/>\net ont \u00e9t\u00e9 achet\u00e9s au m\u00eame moment. Sur cette nouvelle parcelle<br \/>\npotentiellement plus grande, une analyse d\u2019usage optimal aurait<br \/>\nd\u00fb \u00eatre faite pour d\u00e9terminer si l\u2019usage existant ou un usage<br \/>\nautoris\u00e9 par le zonage commercial pouvait constituer un usage<br \/>\noptimal. L\u2019expropriation partielle fait passer la fa\u00e7ade du lot 2<br \/>\nde 147 \u00e0 87 pieds environ, mais lorsqu\u2019elle est combin\u00e9e au lot 1<br \/>\nadjacent, elle peut \u00eatre port\u00e9e jusqu\u2019\u00e0 387 pieds, ce qui r\u00e9tablit<br \/>\ndans les faits le potentiel commercial du lot 2, diminu\u00e9 par<br \/>\nl\u2019expropriation partielle. L\u2019absence d\u2019analyse compl\u00e8te int\u00e9grant le<br \/>\nlot 1 en tout ou en partie apr\u00e8s l\u2019expropriation aboutit \u00e0 une double<br \/>\nindemnisation : une fois pour l\u2019expropriation partielle et une autre<br \/>\npour le reste.<\/p>\n<p>Le propri\u00e9taire a re\u00e7u une somme de 145 000 $, ce qui<br \/>\ncorrespond \u00e0 la valeur marchande du lot 2 avant l\u2019expropriation<br \/>\npartielle [1\/m], c\u2019est-\u00e0-dire 3,50 $ le pied carr\u00e9. Le propri\u00e9taire a<br \/>\ncependant conserv\u00e9 la propri\u00e9t\u00e9 de la partie restante du lot 2, qui<br \/>\npourrait \u00eatre combin\u00e9e \u00e0 une partie ou \u00e0 la totalit\u00e9 de sa propri\u00e9t\u00e9<br \/>\nattenante au lot 1. M\u00eame si le lot 1 adjacent avait un propri\u00e9taire<br \/>\ndiff\u00e9rent, le march\u00e9 attribuerait quand m\u00eame une certaine valeur<br \/>\nau reste du lot 2 sous forme de contribution au lot 1, le propri\u00e9taire<br \/>\ndu lot 1 \u00e9tant l\u2019acheteur le plus probable sur un march\u00e9 bilat\u00e9ral.42<\/p>\n<p>Dans l\u2019affaire State c. Silver,43 la cour d\u2019appel du New Jersey<br \/>\na \u00e9t\u00e9 confront\u00e9e \u00e0 une situation unique mettant en jeu une<br \/>\nexpropriation partielle pour \u00e9largir une route et impliquant<br \/>\nl\u2019expropriation de chacune des deux propri\u00e9t\u00e9s contigu\u00ebs<br \/>\nappartenant \u00e0 un m\u00eame propri\u00e9taire. Chaque propri\u00e9t\u00e9 avait un<br \/>\nusage optimal ind\u00e9pendant et \u00e9tait trait\u00e9e comme une parcelle<br \/>\nm\u00e8re s\u00e9par\u00e9e avant l\u2019expropriation partielle. Une propri\u00e9t\u00e9 \u00e9tait<br \/>\nexploit\u00e9e comme boutique de v\u00eatements et l\u2019autre comportait<br \/>\ndes am\u00e9liorations comme des pompes \u00e0 essence, un hangar et<br \/>\nun bungalow. La fa\u00e7ade de la boutique de v\u00eatements \u00e9tait de 70<br \/>\npieds et celle de la station-service \u00e9tait de 100 pieds, avec une<br \/>\nfa\u00e7ade secondaire le long d\u2019une rue transversale.<\/p>\n<p>L\u2019expropriation partielle consistait en une bande de 45 pieds<br \/>\nde large le long de la fa\u00e7ade de chaque propri\u00e9t\u00e9 et une bande<br \/>\nde 3 pieds de large le long de la rue transversale. Presque<br \/>\ntoute la surface de stationnement de la boutique de v\u00eatements<br \/>\na \u00e9t\u00e9 expropri\u00e9e, ce qui r\u00e9duit consid\u00e9rablement l\u2019usage<br \/>\nfonctionnel de la parcelle en tant que boutique de v\u00eatements.<br \/>\nL\u2019expropriation partielle emp\u00eache aussi concr\u00e8tement l\u2019usage<br \/>\nde l\u2019autre parcelle en tant que station-service en \u00e9liminant les<br \/>\npompes \u00e0 essence, les r\u00e9servoirs de stockage et les structures<br \/>\nqui s\u2019y trouvent. En se fondant sur la r\u00e8gle \u00ab avant et apr\u00e8s \u00bb,<br \/>\nle tribunal de premi\u00e8re instance avait octroy\u00e9 80 000 $ US pour<br \/>\nl\u2019expropriation partielle de la boutique de v\u00eatements et 26 200 $<br \/>\nUS pour l\u2019expropriation partielle de la station-service. La<br \/>\nsomme allou\u00e9e pour les deux expropriations partielles s\u2019\u00e9levait<br \/>\n\u00e0 106 200 $. Les attributions ont \u00e9t\u00e9 valid\u00e9es par un tribunal<br \/>\nd\u2019appel.<\/p>\n<p>Ayant d\u00e9cid\u00e9 que chacune des deux parcelles doit \u00eatre<br \/>\n\u00e9valu\u00e9e s\u00e9par\u00e9ment, leur propri\u00e9t\u00e9 commune n\u2019a pas \u00e9t\u00e9<br \/>\nconsid\u00e9r\u00e9e comme pertinente et n\u2019a donc pas \u00e9t\u00e9 prise en<br \/>\ncompte dans l\u2019attribution des dommages-int\u00e9r\u00eats pour chaque<br \/>\npropri\u00e9t\u00e9. En appel, l\u2019autorit\u00e9 expropriante a plaid\u00e9 avec succ\u00e8s<br \/>\nla th\u00e9orie de la parcelle m\u00e8re pour les deux restes de propri\u00e9t\u00e9<br \/>\ncommune contigus, une position qui n\u2019avait pas pu \u00eatre avanc\u00e9e<br \/>\nau proc\u00e8s :<\/p>\n<p>Le crit\u00e8re d\u2019\u00ab unit\u00e9 d\u2019usage \u00bb ne visait pas \u00e0 d\u00e9terminer<br \/>\nsi l\u2019expropriation d\u2019une partie ou de la totalit\u00e9 d\u2019une<br \/>\nparcelle pouvait \u00eatre consid\u00e9r\u00e9e comme une expropriation<br \/>\n\u00ab partielle \u00bb par rapport \u00e0 l\u2019autre parcelle [\u2026] Dans le cas<br \/>\npr\u00e9sent, nous sommes pr\u00e9occup\u00e9s par l\u2019\u00e9valuation de la<br \/>\npropri\u00e9t\u00e9 restante apr\u00e8s [expropriation].<\/p>\n<p>L\u2019autorit\u00e9 expropriante a cherch\u00e9 \u00e0 d\u00e9montrer l\u2019usage optimal<br \/>\ndu reste de la parcelle de la station-service en tant qu\u2019aire de<br \/>\nstationnement pour le reste de la parcelle de la boutique, car<br \/>\nsans stationnement, la valeur \u00e9conomique de la propri\u00e9t\u00e9 en<br \/>\ntant que commerce de d\u00e9tail serait s\u00e9rieusement diminu\u00e9e.<br \/>\nL\u2019\u00e9valuateur de l\u2019autorit\u00e9 expropriante a calcul\u00e9 que l\u2019utilisation<br \/>\ncombin\u00e9e des deux restes r\u00e9duirait le montant des dommages<br \/>\nde 26 400 $.<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 37Return to CONTENTS<\/p>\n<p>La Cour supr\u00eame du New Jersey reconna\u00eet qu\u2019en vertu de<br \/>\nla loi, chaque parcelle n\u00e9cessite une attribution s\u00e9par\u00e9e, mais<br \/>\nd\u00e9clare qu\u2019il n\u2019existe aucune obligation l\u00e9gale d\u2019exclure des<br \/>\nfacteurs du march\u00e9 tels que le potentiel usage combin\u00e9 et la<br \/>\npropri\u00e9t\u00e9 commune de deux restes contigus pour obtenir les<br \/>\nattributions appropri\u00e9es pour chaque parcelle individuellement.<\/p>\n<p>M\u00c9THODE D\u2019\u00c9VALUATION D\u2019UNE EXPROPRIATION PARTIELLE<\/p>\n<p>Peu importe la m\u00e9thodologie appliqu\u00e9e pour analyser la valeur<br \/>\nd\u2019une expropriation partielle, sauf dans des cas exceptionnels,<br \/>\nles \u00e9valuations avant et apr\u00e8s l\u2019expropriation sont obligatoires.44<br \/>\nLes deux m\u00e9thodes \u00e9voqu\u00e9es pour analyser l\u2019impact d\u2019une<br \/>\nexpropriation partielle dans le contexte de la valeur marchande<br \/>\nde la propri\u00e9t\u00e9 avant et apr\u00e8s l\u2019expropriation se r\u00e9sument<br \/>\ncomme suit :<\/p>\n<p>\u2022 Dans un groupe de cas, il a \u00e9t\u00e9 jug\u00e9 que la mesure des<br \/>\ndommages-int\u00e9r\u00eats est la valeur marchande (valeur<br \/>\ncontributive)45 de la partie expropri\u00e9e en fonction de<br \/>\nl\u2019ensemble plus la diff\u00e9rence avant et apr\u00e8s l\u2019expropriation<br \/>\nen valeur de march\u00e9 de la superficie restante. La notion<br \/>\nde mesure des dommages caus\u00e9s au reste est illustr\u00e9e<br \/>\npar l\u2019\u00e9quation suivante : Valeur des terrains expropri\u00e9s +<br \/>\n(valeur de la superficie restante avant expropriation &#8211; valeur<br \/>\nde la superficie restante apr\u00e8s expropriation) = valeur<br \/>\ndes dommages<\/p>\n<p>\u2022 La deuxi\u00e8me r\u00e8gle \u00e9nonc\u00e9e par certains tribunaux est la<br \/>\nr\u00e8gle \u00ab avant-apr\u00e8s \u00bb, selon laquelle les dommages-int\u00e9r\u00eats<br \/>\nsont calcul\u00e9s \u00e0 partir de la diff\u00e9rence entre la valeur avant<br \/>\nl\u2019expropriation et la valeur de la superficie restante apr\u00e8s<br \/>\nl\u2019expropriation. Cette approche est illustr\u00e9e par la formule<br \/>\nsuivante : Valeur de la parcelle enti\u00e8re avant expropriation<br \/>\n&#8211; valeur de la superficie restante apr\u00e8s expropriation =<br \/>\nvaleur des dommages46<\/p>\n<p>C\u2019est la diff\u00e9rence entre la valeur avant expropriation (non<br \/>\ninfluenc\u00e9e par le projet d\u2019expropriation) et la valeur apr\u00e8s<br \/>\nexpropriation (influenc\u00e9e par le projet) qui d\u00e9termine dans les<br \/>\nfaits l\u2019impact financier, le cas \u00e9ch\u00e9ant, de l\u2019expropriation sur<br \/>\nla propri\u00e9t\u00e9, et si le propri\u00e9taire a subi une perte ou un gain<br \/>\nfinancier. Dans les juridictions o\u00f9 un propri\u00e9taire a toujours le<br \/>\ndroit \u00e0 au moins la valeur contributive de la partie expropri\u00e9e,<br \/>\nune analyse plus approfondie de la valeur avant expropriation<br \/>\n(sans l\u2019influence du projet) est requise. L\u2019analyse de la valeur<br \/>\ncontributive de la partie expropri\u00e9e par rapport \u00e0 la valeur<br \/>\navant expropriation de la propri\u00e9t\u00e9 dans son ensemble, et non<br \/>\ninfluenc\u00e9e par la valeur apr\u00e8s expropriation du reste ou du r\u00e9sidu,<br \/>\ngarantit que le propri\u00e9taire re\u00e7oit toujours au moins la valeur<br \/>\ncontributive de la partie expropri\u00e9e. Les difficult\u00e9s rencontr\u00e9es<br \/>\ndans l\u2019analyse de la valeur d\u2019une expropriation partielle conforme<br \/>\n\u00e0 la r\u00e8gle de l\u2019unit\u00e9 incluent la pr\u00e9sence d\u2019am\u00e9liorations sur la<br \/>\npartie expropri\u00e9e et le manque de comparables directs.<\/p>\n<p>Dans l\u2019affaire City of Chicago c. Anthony,47 le t\u00e9moignage d\u2019un<br \/>\n\u00e9valuateur au sujet de futurs revenus locatifs qui pourraient<br \/>\n\u00eatre d\u00e9riv\u00e9s d\u2019une partie de la propri\u00e9t\u00e9 en question si elle \u00e9tait<br \/>\nlou\u00e9e \u00e0 une soci\u00e9t\u00e9 de panneaux publicitaires a \u00e9t\u00e9 rejet\u00e9, car il<br \/>\nenfreint la r\u00e8gle de l\u2019unit\u00e9. La Cour supr\u00eame de l\u2019Illinois d\u00e9clare :<\/p>\n<p>Le juge de la motion conclut que la propri\u00e9t\u00e9 doit \u00eatre<br \/>\n\u00e9valu\u00e9e dans son ensemble et qu\u2019un bail ne peut \u00eatre \u00e9valu\u00e9<br \/>\ns\u00e9par\u00e9ment en tant que partie \u00e0 ajouter \u00e0 une autre partie.<br \/>\nCette d\u00e9cision est conforme \u00e0 la r\u00e8gle de l\u2019unit\u00e9 d\u2019\u00e9valuation<br \/>\ndans les affaires vis\u00e9es par un pouvoir d\u2019expropriation et qui<br \/>\nexige que la propri\u00e9t\u00e9 soit \u00e9valu\u00e9e dans son ensemble. Parce<br \/>\nque le \u00ab montant de la r\u00e9paration des dommages caus\u00e9s \u00e0<br \/>\nune propri\u00e9t\u00e9 priv\u00e9e par des travaux publics est fonction de<br \/>\nla perte qui vise la propri\u00e9t\u00e9 elle-m\u00eame [\u2026] la juste valeur<br \/>\nmarchande d\u2019une propri\u00e9t\u00e9 am\u00e9lior\u00e9e ne saurait \u00eatre la<br \/>\nsomme de la valeur du b\u00e2timent et la somme de la valeur<br \/>\ndu terrain calcul\u00e9es s\u00e9par\u00e9ment \u00bb.48 La r\u00e8gle de l\u2019unit\u00e9 est<br \/>\nappliqu\u00e9e au domaine public pour \u00e9viter de tromper le jury.<\/p>\n<p>L\u2019absence d\u2019\u00e9valuation ind\u00e9pendante apr\u00e8s expropriation peut<br \/>\ndonner lieu \u00e0 une surestimation des dommages, \u00e0 une double<br \/>\nindemnisation, \u00e0 des erreurs de logique et peut cacher des<br \/>\npratiques d\u2019\u00e9valuation douteuses.<\/p>\n<p>\u2022 Une \u00e9valuation ind\u00e9pendante faite apr\u00e8s l\u2019expropriation<br \/>\nremplit de nombreuses fonctions pratiques dans les cas<br \/>\nd\u2019expropriation partielle :<\/p>\n<p>\u2022 Permet de compenser la pr\u00e9somption fr\u00e9quente que les<br \/>\nautres ont n\u00e9cessairement subi des dommages (soup\u00e7ons<br \/>\nsans preuve).<\/p>\n<p>\u2022 Permet d\u2019obliger un \u00e9valuateur \u00e0 analyser le reste en tant<br \/>\nque nouvelle propri\u00e9t\u00e9, apr\u00e8s l\u2019expropriation, et \u00e0 r\u00e9p\u00e9ter<br \/>\ntoutes les \u00e9tapes du processus d\u2019\u00e9valuation.49<\/p>\n<p>\u2022 Permet de se prot\u00e9ger contre certains oublis,<br \/>\nintentionnels ou non, comme un changement ou une<br \/>\ndiminution de l\u2019usage optimal, ou encore le non-respect<br \/>\nd\u2019une analyse post\u00e9rieure \u00e0 l\u2019expropriation d\u2019une<br \/>\nparcelle m\u00e8re.<\/p>\n<p>\u2022 Permet d\u2019obliger un \u00e9valuateur \u00e0 \u00e9tudier des ventes<br \/>\ncomparables (ou des loyers comparables) qui refl\u00e8tent<br \/>\nles caract\u00e9ristiques avant expropriation du reste dans un<br \/>\nenvironnement qui a \u00e9t\u00e9 modifi\u00e9.<\/p>\n<p>\u2022 Permet de voir si la valeur contributive de la partie<br \/>\nexpropri\u00e9e et des dommages r\u00e9clam\u00e9s est raisonnable.<br \/>\n(Les caract\u00e9ristiques des propri\u00e9t\u00e9s physiques ne<br \/>\ncontribuent pas toutes \u00e0 la valeur et certaines contribuent<br \/>\nde fa\u00e7on disproportionn\u00e9e \u00e0 la valeur de l\u2019ensemble.)50<\/p>\n<p>\u2022 Permet de d\u00e9terminer si, dans l\u2019ensemble, l\u2019expropriation<br \/>\na r\u00e9duit ou am\u00e9lior\u00e9 la valeur de la propri\u00e9t\u00e9 restante. S\u2019il<br \/>\ny a augmentation globale de la valeur du reste, tous les<br \/>\ndommages pr\u00e9sum\u00e9s sont annul\u00e9s, comme le mentionne<br \/>\nla cour d\u2019appel dans l\u2019affaire State c. Silver.  <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 38 Return to CONTENTS<\/p>\n<p>Puisqu\u2019il reste des biens \u00e0 \u00e9valuer apr\u00e8s l\u2019expropriation,<br \/>\nil faudra in\u00e9vitablement examiner toutes les<br \/>\ncaract\u00e9ristiques de ces biens apr\u00e8s expropriation,<br \/>\npar opposition aux seuls faits existant au moment<br \/>\nde la d\u00e9sappropriation ou imm\u00e9diatement avant. Par<br \/>\ncons\u00e9quent, dans le cas d\u2019une expropriation partielle, la<br \/>\nvaleur marchande des biens restants apr\u00e8s expropriation<br \/>\ndevrait \u00eatre \u00e9tablie par une vaste enqu\u00eate factuelle sur<br \/>\ntous les faits et circonstances importants \u2014 pass\u00e9s et<br \/>\nfuturs \u2014 susceptibles d\u2019inciter un acheteur ou un vendeur<br \/>\nint\u00e9ress\u00e9 \u00e0 la vente du [reste] de la propri\u00e9t\u00e9. [soulign\u00e9<br \/>\ndans l\u2019original]<\/p>\n<p>Les \u00e9valuateurs sont l\u00e9galement tenus d\u2019\u00eatre consciencieux,<br \/>\nde s\u2019assurer que leurs \u00e9valuations sont pertinentes, compl\u00e8tes,<br \/>\ncompr\u00e9hensibles et transparentes. \u00ab Pour faire l\u2019\u00e9valuation<br \/>\nd\u2019un bien immobilier, l\u2019\u00e9valuateur doit conna\u00eetre, comprendre et<br \/>\nutiliser correctement les m\u00e9thodes et techniques reconnues pour<br \/>\nproduire une \u00e9valuation cr\u00e9dible. \u00bb51<\/p>\n<p>La plupart des tribunaux autorisent ou prescrivent<br \/>\nl\u2019application de la m\u00e9thode \u00ab avant et apr\u00e8s \u00bb pour l\u2019analyse<br \/>\nd\u2019une expropriation partielle.52 Selon l\u2019affaire Utah Department<br \/>\nof Transportation c. Target Corporation, avant la d\u00e9cision de<br \/>\nla Cour supr\u00eame de l\u2019\u00c9tat dans l\u2019affaire Admiral Beverage,53<br \/>\nles \u00e9valuateurs ne pouvaient pas simplement \u00e9noncer leurs<br \/>\nconclusions en termes de valeur marchande avant et apr\u00e8s. Au<br \/>\nlieu de cela, ils ont d\u00fb tenter d\u2019attribuer une valeur pr\u00e9cise \u00e0<br \/>\nchacun des nombreux facteurs modifiant la valeur marchande :<\/p>\n<p>La Cour supr\u00eame [de l\u2019Utah] mentionne que cette t\u00e2che est<br \/>\n\u00ab extr\u00eame[ment] difficile[\u2026], voire impossibl[e] \u00bb pour les<br \/>\n\u00e9valuateurs sans recourir \u00e0 des \u00ab sp\u00e9culations indues \u00bb.<br \/>\n[&#8230;] Depuis l\u2019affaire Admiral Beverage, les demandeurs de<br \/>\nd\u00e9sappropriation ont pu revendiquer des dommages-int\u00e9r\u00eats<br \/>\ncomplets, calcul\u00e9s \u00e0 l\u2019aide de simples donn\u00e9es avant-apr\u00e8s,<br \/>\net limit\u00e9s uniquement par des notions g\u00e9n\u00e9rales de causalit\u00e9<br \/>\net de preuve.<\/p>\n<p>Dans une affaire du Kentucky, le tribunal54 d\u00e9plore que les<br \/>\nt\u00e9moins des deux parties n\u2019aient pas cherch\u00e9 \u00e0 faire une analyse<br \/>\nd\u2019\u00e9valuation apr\u00e8s expropriation de deux restes non contigus,<br \/>\noccasionn\u00e9s par l\u2019expropriation de terrains et chacun ayant sa<br \/>\nparcelle m\u00e8re. Le tribunal d\u00e9clare ce qui suit : <\/p>\n<p>Il est regrettable qu\u2019aucun t\u00e9moin, de part et d\u2019autre, n\u2019ait<br \/>\n\u00e9t\u00e9 invit\u00e9 \u00e0 exprimer son opinion sur la valeur marchande<br \/>\ndes deux parcelles restantes vendues s\u00e9par\u00e9ment [\u2026].<br \/>\nEn l\u2019absence de preuve du contraire, on peut pr\u00e9sumer<br \/>\nque l\u2019usage optimal d\u2019une ferme coup\u00e9e en deux par une<br \/>\nd\u00e9sappropriation reste le m\u00eame apr\u00e8s l\u2019expropriation et<br \/>\nque son usage optimal est toujours consid\u00e9r\u00e9 comme une<br \/>\nseule unit\u00e9, [mais] ce cas est diff\u00e9rent [\u2026] Il s\u2019agit d\u2019un cas<br \/>\nclassique dans lequel les parcelles restantes doivent \u00eatre<br \/>\n\u00e9valu\u00e9es s\u00e9par\u00e9ment.<\/p>\n<p>Dans l\u2019affaire United States c. 2,33 Acres of Land,55 la cour<br \/>\nd\u2019appel constate que le propri\u00e9taire a \u00e9t\u00e9 surcompens\u00e9 pour<br \/>\nune expropriation partielle, car une allocation s\u00e9par\u00e9e pour les<br \/>\ndommages-int\u00e9r\u00eats de la partie expropri\u00e9e \u00e9tait inappropri\u00e9e une<br \/>\nfois la diminution de la valeur marchande refl\u00e9t\u00e9e par la diff\u00e9rence<br \/>\nd\u2019estimation de la valeur marchande avant et apr\u00e8s l\u2019expropriation.<br \/>\nLe tribunal d\u00e9clare ce qui suit :<\/p>\n<p>[Si la m\u00e9thode d\u2019\u00e9valuation \u00ab avant-apr\u00e8s \u00bb] est bien utilis\u00e9e<br \/>\nen pr\u00e9sence d\u2019une expropriation partielle, aucuns dommages-<br \/>\nint\u00e9r\u00eats ne devraient \u00eatre vers\u00e9s. En effet, si la juste valeur<br \/>\nmarchande du bien apr\u00e8s expropriation est soustraite de sa<br \/>\njuste valeur au march\u00e9 avant l\u2019expropriation, on peut supposer<br \/>\nque la juste valeur marchande de l\u2019expropriation refl\u00e9terait<br \/>\ntoute diminution de valeur caus\u00e9e par l\u2019expropriation, de<br \/>\nsorte qu\u2019un versement s\u00e9par\u00e9 de dommages-int\u00e9r\u00eats n\u2019est<br \/>\npas n\u00e9cessaire pour permettre au propri\u00e9taire d\u2019obtenir une<br \/>\nindemnisation juste.<\/p>\n<p>On peut pr\u00e9sumer que les droits, les co\u00fbts et les efforts<br \/>\nentrepreneuriaux associ\u00e9s \u00e0 la mise en valeur du terrain auraient<br \/>\n\u00e9t\u00e9 pris en compte dans l\u2019estimation de la valeur avant expropriation<br \/>\nainsi qu\u2019apr\u00e8s, si une \u00e9valuation avait \u00e9t\u00e9 faite.<\/p>\n<p>Dans l\u2019affaire United States c. 9,20 Acres of Land in Polk<br \/>\nCounty,56 la cour explique qu\u2019il est erron\u00e9 de consid\u00e9rer les<br \/>\ndommages-int\u00e9r\u00eats comme un \u00e9l\u00e9ment \u00e0 traiter isol\u00e9ment, sans<br \/>\ntenir compte des valeurs marchandes avant et apr\u00e8s l\u2019expropriation<br \/>\nde la propri\u00e9t\u00e9 :<\/p>\n<p>Il est erron\u00e9 de consid\u00e9rer les \u00ab dommages-int\u00e9r\u00eats \u00bb comme<br \/>\nun \u00e9l\u00e9ment s\u00e9par\u00e9 d\u2019une indemnisation juste, mis \u00e0 part<br \/>\nla diff\u00e9rence entre la valeur marchande de l\u2019ensemble de<br \/>\nla parcelle imm\u00e9diatement avant expropriation et la valeur<br \/>\nmarchande du reste imm\u00e9diatement apr\u00e8s expropriation.<br \/>\nDans le cas d\u2019une expropriation partielle, si la mesure<br \/>\nd\u2019indemnisation \u00ab avant-apr\u00e8s \u00bb est bien [appliqu\u00e9e], il n\u2019y a<br \/>\naucune raison [\u2026] de parler de \u00ab dommages-int\u00e9r\u00eats \u00bb comme<br \/>\ntels, cela risque m\u00eame de porter \u00e0 confusion. La question est<br \/>\ntrait\u00e9e automatiquement dans la soumission \u00ab avant-apr\u00e8s \u00bb.<\/p>\n<p>Analyser les dommages s\u00e9par\u00e9ment d\u2019une propri\u00e9t\u00e9 plut\u00f4t que<br \/>\npar rapport \u00e0 la valeur de la propri\u00e9t\u00e9 dans son ensemble est<br \/>\nanalogue \u00e0 la d\u00e9cision rendue dans l\u2019affaire Department of Public<br \/>\nWorks &#038; Buildings c. Lotta,57 o\u00f9 a \u00e9t\u00e9 rejet\u00e9 le t\u00e9moignage bas\u00e9<br \/>\nsur une approche de co\u00fbt combinant des composants de terrains<br \/>\net de b\u00e2timents sans tenir compte de la valeur de la propri\u00e9t\u00e9 dans<br \/>\nson ensemble.<\/p>\n<p>De nombreuses autorit\u00e9s expropriantes ont des politiques<br \/>\nd\u2019\u00e9valuation d\u00e9taill\u00e9es qui exigent des \u00e9valuations apr\u00e8s chaque<br \/>\nexpropriation partielle. Voici les exigences types d\u2019\u00e9valuations<br \/>\npartielles pr\u00e9par\u00e9es pour le compte d\u2019autorit\u00e9s expropriantes :<br \/>\nLe simple fait de soustraire la valeur de la partie acquise de<br \/>\nl\u2019estimation de valeur avant pour obtenir la valeur apr\u00e8s rend le<br \/>\nrapport [d\u2019\u00e9valuation] inacceptable [Article 5.219].58 <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 39Return to CONTENTS<\/p>\n<p>L\u2019\u00e9valuateur \u00e9met deux opinions de valeur : (1) valeur du<br \/>\nsc\u00e9nario avant acquisition et (2) valeur du sc\u00e9nario apr\u00e8s<br \/>\nacquisition [chapitre 11].59<br \/>\nLe \u00ab reste apr\u00e8s \u00bb ne peut \u00eatre compar\u00e9 au \u00ab reste avant \u00bb<br \/>\npour d\u00e9terminer la valeur du \u00ab reste apr\u00e8s \u00bb [soulign\u00e9<br \/>\ndans l\u2019original].60<br \/>\nAu Texas, la r\u00e8gle g\u00e9n\u00e9rale pour d\u00e9terminer la juste valeur<br \/>\nmarchande est la r\u00e8gle \u00ab avant-apr\u00e8s \u00bb. Toutefois, lorsque<br \/>\nseule une partie du terrain est c\u00e9d\u00e9e pour une servitude,<br \/>\nla r\u00e8gle avant-apr\u00e8s est toujours applicable, mais la<br \/>\ncompensation se mesure par la valeur marchande de la partie<br \/>\nexpropri\u00e9e, plus toute perte de valeur du reste du terrain.61<br \/>\nL\u2019\u00e9valuation du reste apr\u00e8s l\u2019acquisition ne peut se faire par<br \/>\nun processus math\u00e9matique consistant \u00e0 d\u00e9duire la valeur de<br \/>\nla partie acquise de l\u2019ensemble de la propri\u00e9t\u00e9.62 <\/p>\n<p>Une publication scientifique63 d\u00e9crivant l\u2019application des deux<br \/>\nm\u00e9thodes utilis\u00e9es pour analyser une expropriation partielle<br \/>\nconclut que la m\u00e9thode \u00ab avant-apr\u00e8s \u00bb (BAA) refl\u00e8te mieux<br \/>\nl\u2019impact financier d\u2019une expropriation :<\/p>\n<p>Bien qu\u2019au moins un th\u00e9oricien ait d\u00e9clar\u00e9 que la m\u00e9thode<br \/>\nBAA peut \u00eatre simplement une fa\u00e7on diff\u00e9rente d\u2019exprimer la<br \/>\nVPD (m\u00e9thode valeur plus dommages) sans aucune diff\u00e9rence<br \/>\nr\u00e9elle, celui-ci a ensuite expliqu\u00e9 que son application semble<br \/>\ndonner une valeur plus r\u00e9aliste aux dommages, plus que la<br \/>\nvaleur artificielle que donne la VPD. Avec la m\u00e9thode VPD,<br \/>\nun \u00e9valuateur est plus enclin \u00e0 exag\u00e9rer les deux \u00e9l\u00e9ments<br \/>\nde la compensation [\u2026] La formule encourage \u00e0 prendre en<br \/>\ncompte les dommages, m\u00eame si aucun n\u2019a pu \u00eatre accord\u00e9.<br \/>\nPar d\u00e9finition, la m\u00e9thode BAA int\u00e8gre efficacement les<br \/>\ndommages dans l\u2019\u00e9valuation finale, laissant ainsi moins de<br \/>\nplace \u00e0 l\u2019erreur humaine. Ainsi, la m\u00e9thode BAA garantit un<br \/>\nr\u00e9sultat plus pr\u00e9cis et \u00e9quitable. [r\u00e9f\u00e9rences omises]<\/p>\n<p>Lorsque la m\u00e9thode \u00ab avant-apr\u00e8s \u00bb est bien appliqu\u00e9e, qu\u2019elle<br \/>\npr\u00e9voit bien la valeur contributive de la partie expropri\u00e9e \u00e0<br \/>\ntitre d\u2019\u00e9tape interm\u00e9diaire dans l\u2019\u00e9valuation pr\u00e9liminaire de<br \/>\nla propri\u00e9t\u00e9 dans son ensemble, le propri\u00e9taire est assur\u00e9<br \/>\nde recevoir au moins le montant que l\u2019expropriation partielle<br \/>\ncontribue \u00e0 la valeur marchande de la propri\u00e9t\u00e9 dans<br \/>\nson ensemble.<\/p>\n<p>INFLUENCE DU PROJET<\/p>\n<p>L\u2019influence du projet dans la d\u00e9sappropriation, ou l\u2019influence du<br \/>\nr\u00e9gime d\u2019expropriation, d\u00e9signe l\u2019impact positif ou n\u00e9gatif sur<br \/>\nla valeur avant expropriation d\u2019un bien immobilier r\u00e9sultant du<br \/>\nm\u00eame projet de travaux publics pour lequel la totalit\u00e9 ou une<br \/>\npartie d\u2019un bien immobilier est expropri\u00e9e. L\u2019influence du projet<br \/>\nest souvent apparente avant l\u2019acquisition par le gouvernement et<br \/>\ncommence g\u00e9n\u00e9ralement \u00e0 se mat\u00e9rialiser lorsque le projet est<br \/>\nannonc\u00e9 publiquement ou lorsqu\u2019il devient de notori\u00e9t\u00e9 publique,<br \/>\nparfois des ann\u00e9es avant l\u2019acquisition. En fonction de la nature et <\/p>\n<p>de l\u2019ampleur des travaux publics, l\u2019impact positif ou n\u00e9gatif sur<br \/>\nles prix de l\u2019immobilier sera refl\u00e9t\u00e9 par l\u2019opinion du march\u00e9 sur le<br \/>\nprojet de travaux publics.<\/p>\n<p>En analysant la valeur initiale d\u2019une propri\u00e9t\u00e9 dans son<br \/>\nensemble (la parcelle m\u00e8re), l\u2019influence du projet doit \u00eatre<br \/>\nignor\u00e9e. Le fait de ne pas prendre en compte le projet dans<br \/>\nl\u2019analyse de la valeur avant expropriation se justifie par un<br \/>\nprincipe fondamental de justice pour le propri\u00e9taire comme<br \/>\npour l\u2019autorit\u00e9 de d\u00e9sappropriation ou d\u2019expropriation. La<br \/>\nCour supr\u00eame des \u00c9tats-Unis souligne que la r\u00e8gle du projet a<br \/>\npour double objectif de \u00ab prot\u00e9ger un propri\u00e9taire dont un bien<br \/>\nimmobilier a \u00e9t\u00e9 d\u00e9sappropri\u00e9 ou expropri\u00e9 de fa\u00e7on \u00e0 ce qu\u2019il<br \/>\nne soit pas p\u00e9nalis\u00e9 par une indemnisation inf\u00e9rieure \u00e0 celle<br \/>\nqui aurait \u00e9t\u00e9 justifi\u00e9e avant que les prix de l\u2019immobilier dans la<br \/>\nr\u00e9gion ne diminuent en raison du projet du gouvernement, et de<br \/>\nprot\u00e9ger une autorit\u00e9 de d\u00e9sappropriation ou expropriante (c.-<br \/>\n\u00e0-d. le contribuable) contre la surcompensation d\u2019un propri\u00e9taire<br \/>\ndont le bien immobilier a pris de la valeur quand le projet<br \/>\ngouvernemental a fait grimper les prix de l\u2019immobilier dans<br \/>\nla r\u00e9gion. \u00bb64<\/p>\n<p>Une fois qu\u2019un projet gouvernemental est annonc\u00e9 ou devient<br \/>\npublic, le bien immobilier ou son propri\u00e9taire ne sauraient \u00eatre<br \/>\nexpos\u00e9s \u00e0 des effets n\u00e9gatifs ou positifs \u00e0 la suite des travaux<br \/>\npublics pr\u00e9vus. Tant que les fonds publics ne sont pas affect\u00e9s<br \/>\nofficiellement \u00e0 un projet annonc\u00e9, tant que la conception et les<br \/>\ndessins d\u2019ing\u00e9nierie ne sont pas termin\u00e9s, les terrains vis\u00e9s,<br \/>\npr\u00eats au d\u00e9veloppement, restent temporairement st\u00e9riles. Les<br \/>\npropri\u00e9taires pris dans une telle situation risquent de subir<br \/>\ndes co\u00fbts irr\u00e9cup\u00e9rables (co\u00fbts r\u00e9trospectifs), des co\u00fbts de<br \/>\npossession impr\u00e9vus et de manquer des occasions de marketing.<\/p>\n<p>\u00c0 mesure que le temps passe entre l\u2019annonce du projet public<br \/>\net l\u2019expropriation partielle des terrains, il pourrait devenir de plus<br \/>\nen plus difficile de faire la distinction entre l\u2019influence du projet<br \/>\ngouvernemental, les conditions du march\u00e9 (qui sont strictement<br \/>\nen fonction de l\u2019offre et de la demande), et les tendances<br \/>\ninflationnistes et d\u00e9flationnistes.<\/p>\n<p>En analysant la valeur avant expropriation et l\u2019influence du<br \/>\nprojet \u00e0 moyen terme, les am\u00e9liorations ou travaux publics futurs<br \/>\ndoivent \u00eatre \u00e9cart\u00e9s, mais pas les \u00e9l\u00e9ments de d\u00e9t\u00e9rioration<br \/>\nphysique. Selon Principles of Right of Way,65<\/p>\n<p>\u00c0 quelques tr\u00e8s rares exceptions pr\u00e8s, dans l\u2019\u00e9valuation<br \/>\nde la parcelle m\u00e8re \u00ab avant \u00bb expropriation, l\u2019\u00e9valuateur<br \/>\ndoit ignorer les baisses ou augmentations de valeur dues<br \/>\nau projet gouvernemental. L\u2019exception vise les objets de<br \/>\nd\u00e9t\u00e9rioration physique sur lesquels le propri\u00e9taire a un<br \/>\ncontr\u00f4le raisonnable. <\/p>\n<p>Et, selon les normes d\u2019\u00e9valuation uniformes pour les acquisitions<br \/>\nde terres f\u00e9d\u00e9rales, le fait d\u2019exclure l\u2019influence qu\u2019a un projet<br \/>\nest pertinent dans l\u2019\u00e9valuation de la parcelle m\u00e8re avant<br \/>\nexpropriation et ne tient pas compte des facteurs qui influencent <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 40 Return to CONTENTS<\/p>\n<p>la valeur non li\u00e9e au projet, \u00e0 l\u2019exception des \u00e9l\u00e9ments de<br \/>\nd\u00e9t\u00e9rioration physique sur lesquels le propri\u00e9taire a un contr\u00f4le<br \/>\nraisonnable (article 1.2.7.3.3.) :<\/p>\n<p>Dans une acquisition partielle, la port\u00e9e de la r\u00e8gle de projet<br \/>\nemp\u00eache g\u00e9n\u00e9ralement de prendre en compte l\u2019influence<br \/>\ndu projet gouvernemental sur la valeur de la parcelle m\u00e8re<br \/>\navant l\u2019acquisition et prend en compte l\u2019influence du projet<br \/>\ngouvernemental sur la valeur du reste apr\u00e8s l\u2019acquisition.<br \/>\n[Voir les articles 4.5 et 4.6 de l\u2019UASFLA (en particulier les<br \/>\narticles 4.6.1, 4.62 et 4.63)]<\/p>\n<p>L\u2019ampleur de l\u2019impact de l\u2019annonce d\u2019un projet gouvernemental<br \/>\nsur la valeur avant et apr\u00e8s expropriation peut varier<br \/>\nconsid\u00e9rablement en fonction du type et de l\u2019ampleur des travaux<br \/>\npublics, et qui doivent \u00eatre ignor\u00e9s avant, mais pris en compte<br \/>\napr\u00e8s l\u2019expropriation.<\/p>\n<p>Une cour d\u2019appel de Washington confirme la pertinence<br \/>\nd\u2019indiquer au jury de ne tenir compte d\u2019aucune am\u00e9lioration<br \/>\nde valeur due \u00e0 l\u2019ampleur d\u2019un projet avant expropriation et<br \/>\nconfirme la compensation d\u2019avantages sp\u00e9ciaux sur la valeur de<br \/>\nl\u2019expropriation comme du reste,66 qui aboutit dans les faits \u00e0 une<br \/>\ncompensation de z\u00e9ro pour la d\u00e9sappropriation :67<\/p>\n<p>Toute augmentation de la juste valeur marchande du bien<br \/>\nimmobilier \u00e0 acqu\u00e9rir avant la date d\u2019\u00e9valuation qui est caus\u00e9e<br \/>\npar les travaux publics pour lesquels le bien est acquis<br \/>\nne saurait \u00eatre prise en compte dans la d\u00e9termination de<br \/>\nl\u2019indemnit\u00e9 pour le bien immobilier[&#8230;] Nous avons entendu de<br \/>\nnombreux t\u00e9moignages sur l\u2019annexion, le rezonage et le projet<br \/>\nde la ville d\u2019amener les services publics \u00e0 la propri\u00e9t\u00e9, tous<br \/>\nayant eu lieu apr\u00e8s 1975 [ann\u00e9e d\u2019achat de la propri\u00e9t\u00e9], et sur<br \/>\nle fait que ces \u00e9v\u00e9nements sont une cons\u00e9quence directe du<br \/>\nprojet d\u2019autoroute propos\u00e9.<\/p>\n<p>[Le propri\u00e9taire foncier] a peut-\u00eatre \u00ab perdu \u00bb son prix d\u2019achat<br \/>\nde 1975 par acre pour les 66,73 acres expropri\u00e9s, mais la valeur<br \/>\nr\u00e9siduelle de son terrain [3 226 700 $] a \u00e9t\u00e9 multipli\u00e9e par sept<br \/>\nen raison des travaux d\u2019am\u00e9lioration de l\u2019\u00c9tat [\u2026] [La Cour<br \/>\nd\u2019appel statue que] si la [&#8230;] valeur marchande du [&#8230;] [reste<br \/>\nest am\u00e9lior\u00e9e par un projet], cette augmentation constitue un<br \/>\navantage particulier.<\/p>\n<p>RESTES ET AVANTAGES<\/p>\n<p>Une expropriation partielle qui augmente de fa\u00e7on<br \/>\ndisproportionn\u00e9e la valeur de la propri\u00e9t\u00e9 restante (reste ou<br \/>\nr\u00e9sidu) par rapport \u00e0 la valeur contributive de la partie expropri\u00e9e<br \/>\nen fonction de la valeur avant expropriation de la propri\u00e9t\u00e9 dans<br \/>\nson ensemble b\u00e9n\u00e9ficie d\u2019avantages.<\/p>\n<p>Ces avantages r\u00e9sultent de travaux publics d\u2019am\u00e9lioration<br \/>\npour lesquels une propri\u00e9t\u00e9 est expropri\u00e9e et se divisent en<br \/>\ndeux cat\u00e9gories :<\/p>\n<p>\u2022 Avantages g\u00e9n\u00e9raux<br \/>\n\u2022 Avantages sp\u00e9ciaux ou sp\u00e9cifiques<\/p>\n<p>La reconnaissance et le traitement des avantages diff\u00e8rent<br \/>\nd\u2019une juridiction \u00e0 l\u2019autre,68  et les \u00e9valuateurs qui \u0153uvrent<br \/>\ndans des juridictions diff\u00e9rentes doivent savoir comment les<br \/>\nlois s\u2019appliquent aux biens r\u00e9gis par une juridiction donn\u00e9e.<br \/>\nLe statut actuel des avantages est r\u00e9sum\u00e9 dans une publication<br \/>\nscientifique d\u2019Harrison.69 <\/p>\n<p>Bien que la caract\u00e9risation des avantages sp\u00e9ciaux doive<br \/>\nse faire en fonction des faits, de nombreux \u00c9tats et juristes<br \/>\ns\u2019entendent de plus en plus pour dire que tous les avantages<br \/>\ndevraient \u00eatre pris en compte dans l\u2019estimation de la valeur<br \/>\nmarchande du reste (ce qui constitue en fait un strict respect du<br \/>\nconcept de valeur marchande) et que les augmentations de valeur<br \/>\nnon sp\u00e9culative devraient \u00eatre reconnues.<\/p>\n<p>Dans l\u2019affaire Borough of Harvey Cedars c. Karan,70 la<br \/>\nCour supr\u00eame du New Jersey annule une d\u00e9cision de la cour<br \/>\nd\u2019appel dont le jury avait approuv\u00e9 le versement de 375 000 $<br \/>\nen dommages-int\u00e9r\u00eats, fond\u00e9 principalement sur la perte de la<br \/>\nvue sur l\u2019oc\u00e9an. Une partie de la propri\u00e9t\u00e9 en bord de mer du<br \/>\npropri\u00e9taire a \u00e9t\u00e9 expropri\u00e9e dans le cadre d\u2019un vaste chantier<br \/>\nde travaux publics pour la construction d\u2019une dune qui relierait<br \/>\nles dunes qui longent Long Beach Island dans le comt\u00e9 d\u2019Ocean.<br \/>\nLes dunes servent de barri\u00e8re de protection contre les \u00ab fureurs<br \/>\ndestructrices de l\u2019oc\u00e9an \u00bb pour les maisons et les commerces en<br \/>\nbord de mer. Le tribunal de premi\u00e8re instance avait interdit au<br \/>\njury de prendre en compte les avantages li\u00e9s au projet.<\/p>\n<p>En annulant la d\u00e9cision de la cour inf\u00e9rieure, la Cour supr\u00eame<br \/>\ndu New Jersey adopte une approche qui permet de prendre<br \/>\nen compte les facteurs conjecturaux, positifs et n\u00e9gatifs, dans<br \/>\nl\u2019analyse de la valeur marchande d\u2019un reste. La Cour supr\u00eame de<br \/>\nl\u2019\u00c9tat motive sa d\u00e9cision comme suit :<\/p>\n<p>Dans le cas d\u2019une expropriation partielle, les propri\u00e9taires<br \/>\nn\u2019ont droit qu\u2019\u00e0 la juste valeur marchande de leur perte,<br \/>\net non \u00e0 des profits ni \u00e0 une indemnisation qui n\u00e9gligerait<br \/>\nl\u2019augmentation de valeur de la maison r\u00e9sultant des travaux<br \/>\npublics. Pour calculer cette perte, il faut \u00e9tudier la diff\u00e9rence<br \/>\nentre la juste valeur marchande de la propri\u00e9t\u00e9 avant<br \/>\nl\u2019expropriation partielle et apr\u00e8s l\u2019expropriation.<\/p>\n<p>La Cour supr\u00eame estime que le tribunal de premi\u00e8re instance<br \/>\navait donn\u00e9 au jury des instructions erron\u00e9es sur le calcul de<br \/>\nl\u2019indemnit\u00e9 juste et avait donc recommand\u00e9 un nouveau proc\u00e8s.<\/p>\n<p>CONCLUSION<\/p>\n<p>L\u2019expropriation partielle continue de poser aux \u00e9valuateurs<br \/>\nun d\u00e9fi unique dans leurs \u00e9valuations,71 surtout quand une<br \/>\nexpropriation n\u00e9cessite une d\u00e9termination plus grande de la<br \/>\nparcelle avant ou apr\u00e8s expropriation. Une expropriation non<br \/>\nviable n\u2019a pas de valeur marchande en soi et doit toujours \u00eatre<br \/>\nanalys\u00e9e dans le contexte de sa valeur contributive en tant que<br \/>\npartie d\u2019une parcelle m\u00e8re d\u00e9finie, consistant en la propri\u00e9t\u00e9<br \/>\ndu bien en tout ou en partie, mais incluant le terrain expropri\u00e9, <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 41Return to CONTENTS<\/p>\n<p>avec les limites sp\u00e9culatives pour d\u00e9finir la parcelle m\u00e8re.<br \/>\nTenter d\u2019\u00e9valuer directement une expropriation partielle non<br \/>\nviable en pi\u00e8ces d\u00e9tach\u00e9es en attribuant arbitrairement une<br \/>\nvaleur \u00e0 chaque \u00e9l\u00e9ment d\u00e9tach\u00e9 de la propri\u00e9t\u00e9 identifi\u00e9e \u00e0<br \/>\nl\u2019expropriation partielle peut conduire \u00e0 une estimation de valeur<br \/>\npeu raisonnable et peu cr\u00e9dible. Pour savoir s\u2019il s\u2019agit d\u2019une<br \/>\nexpropriation d\u2019une parcelle m\u00e8re ou d\u2019une partie seulement<br \/>\nd\u2019une parcelle m\u00e8re, il faut absolument faire une analyse d\u2019usage<br \/>\noptimal. Une expropriation qui ne satisfait pas aux crit\u00e8res<br \/>\ninitiaux d\u2019admissibilit\u00e9 et de possibilit\u00e9 mat\u00e9rielle indique qu\u2019il<br \/>\ns\u2019agit d\u2019une expropriation partielle.<\/p>\n<p>Les dommages ou les avantages d\u2019une expropriation partielle<br \/>\nnon viable se mesurent mieux avec la m\u00e9thode \u00ab avant-apr\u00e8s \u00bb,<br \/>\nqui n\u00e9cessite une estimation de la valeur marchande avant<br \/>\nexpropriation et une \u00e9valuation apr\u00e8s expropriation, chacune<br \/>\nfaite ind\u00e9pendamment.72 Une expropriation partielle qui laisse<br \/>\nun reste non viable peut \u00eatre rattach\u00e9e \u00e0 une propri\u00e9t\u00e9 contigu\u00eb<br \/>\nappartenant au m\u00eame propri\u00e9taire dans le cadre d\u2019une \u00e9valuation<br \/>\nde la parcelle m\u00e8re apr\u00e8s expropriation. Si la collectivit\u00e9 locale<br \/>\nle permet, un reste non viable peut \u00e9galement \u00eatre rattach\u00e9 \u00e0 une<br \/>\nautre propri\u00e9t\u00e9 s\u2019il existe une propri\u00e9t\u00e9 adjacente et si sa valeur<br \/>\npeut \u00eatre augment\u00e9e,73 tout en r\u00e9duisant la valeur contributive du<br \/>\nreste, le cas \u00e9ch\u00e9ant, pour refl\u00e9ter le march\u00e9 bilat\u00e9ral.74<\/p>\n<p>Un rapport d\u2019\u00e9valuation doit \u00eatre complet, pr\u00e9par\u00e9<br \/>\nconform\u00e9ment aux normes d\u2019\u00e9valuation reconnues, fait dans le<br \/>\nrespect des obligations juridiques, et pr\u00e9sent\u00e9 dans un format<br \/>\nclair et facile \u00e0 comprendre. En outre, les bonnes pratiques<br \/>\net les bons principes d\u2019\u00e9valuation devraient \u00eatre employ\u00e9s<br \/>\n\u00e0 chaque \u00e9valuation, que l\u2019\u00e9valuation soit faite en vue d\u2019une<br \/>\nd\u00e9sappropriation ou d\u2019une expropriation, ou pour toute autre<br \/>\nfonction \u2013 peu importe la juridiction dans laquelle se trouve le<br \/>\nbien immobilier. Comme le juge des faits comprend souvent peu<br \/>\n\u2013 ou pas du tout \u2013 le processus d\u2019\u00e9valuation, cet \u00e9l\u00e9ment devient<br \/>\nextr\u00eamement important dans la pr\u00e9paration et la pr\u00e9sentation<br \/>\nd\u2019un rapport d\u2019\u00e9valuation.<\/p>\n<p>\u00c0 PROPOS DE L\u2019AUTEUR<\/p>\n<p>Tony Sevelka, MAI, SREA, FRICS, AACI, P. App.est le fondateur<br \/>\nd\u2019International Forensic &#038; Litigation Appraisal Services Inc.<br \/>\net d\u2019International Valuation Consultants Inc. Il est \u00e9valuateur<br \/>\ndepuis 1972 et se sp\u00e9cialise dans le r\u00e9examen et la v\u00e9rification<br \/>\nd\u2019\u00e9valuations fonci\u00e8res, dans l\u2019assistance aux litiges et dans<br \/>\nl\u2019arbitrage de litiges en mati\u00e8re de r\u00e9\u00e9valuation de loyers. Il est<br \/>\ntitulaire d\u2019un baccalaur\u00e9at g\u00e9n\u00e9ral en \u00e9tudes immobili\u00e8res de la<br \/>\nThompson Rivers University. Ressource : www.intval.com <\/p>\n<p>FOOTNOTES<br \/>\n1. See for example, Illinois Pattern Jury Instructions, 300.44, <\/p>\n<p>\u201cIn arriving at the fair cash market value of the property<br \/>\ntaken, you should determine its value considered as a part of <\/p>\n<p>the whole tract before the taking and not its value as a piece<br \/>\nof property separate and disconnected from the rest of the<br \/>\ntract.\u201d http:\/\/bit.ly\/IPI-300. The specific legal requirements in<br \/>\njurisdictions vary.<\/p>\n<p>2. Appraisers do not estimate just compensation in takings, but<br \/>\nmarket value is a measure of just compensation. Appraisers<br \/>\nmust utilize the definition of market value relevant to taking<br \/>\nof the subject property. The Uniform Appraisal Standards<br \/>\nfor Federal Land Acquisitions (UASFLA), 2016 edition,<br \/>\ndefines market value as \u201cthe amount in cash, or on terms<br \/>\nreasonably equivalent to cash, for which in all probability the<br \/>\nproperty would have sold on the effective date of value, after<br \/>\na reasonable exposure time on the open competitive market,<br \/>\nfrom a willing and reasonably knowledgeable seller to a willing<br \/>\nand reasonably knowledgeable buyer, with neither compelled<br \/>\nto buy or sell, giving due consideration to all available<br \/>\neconomic uses of the property.\u201d Interagency Land Conference,<br \/>\nUniform Standards for Federal Land Acquisitions, 2016 ed.<br \/>\n(Washington, DC: US Government Printing Office, 2016),<br \/>\navailable at http:\/\/bit.ly\/UASFLA.<\/p>\n<p>3. The Dictionary of Real Estate Appraisal, 6th ed. (Chicago:<br \/>\nAppraisal Institute, 2015), s.v. \u201ccontributory value.\u201d<\/p>\n<p>4. The Appraisal of Real Estate, 14th ed. (Chicago:<br \/>\nAppraisal Institute, 2013), 378.<\/p>\n<p>5. The unit rule in condemnation is \u201ca valuation rule with two<br \/>\naspects, the first dealing with ownership interests and the<br \/>\nsecond dealing with physical components. The first aspect of<br \/>\nthe rule, also referred to as the undivided fee rule, requires<br \/>\nthat property be valued as a whole rather than by the sum<br \/>\nof the values of the various interests into which it may have<br \/>\nbeen carved (such as lessor and lessee, life tenant and<br \/>\nremainderman, and mortgagor and mortgagee, etc.). This is<br \/>\nan application of the principle that it is the property, not the<br \/>\ninterests, that is being acquired. The second aspect of the rule<br \/>\nis that different physical elements or components of a tract<br \/>\nof land (such as the value of timber and the value of minerals<br \/>\non the same land) are not to be separately valued and added<br \/>\ntogether.\u201d The Dictionary of Real Estate Appraisal, 6th ed., s.v.<br \/>\n\u201cunit rule.\u201d<\/p>\n<p>6. See for example, the Supreme Court of Kansas opinion in<br \/>\nPener v. King (Kan. 2017), quoting Rostine v. City of Hutchinson,<br \/>\n219 Kan. 320 (1976) stating, \u201cThe \u2018summation method\u2019 denotes<br \/>\na process of appraisal whereby each of several items that<br \/>\ncontribute to the value of real estate are valued separately<br \/>\nand the total represents the market value thereof. Use of this<br \/>\nmethod of appraisal has generally been rejected since it fails<br \/>\nto relate the separate value of the improvements to the total<br \/>\nmarket value of the property.\u201d <\/p>\n<p>7. The Appraisal of Real Estate, 14th ed., 32[1\/n]-33.<br \/>\n8.  See UASFLA Section 1.2.7.3.2., and the Uniform Standards <\/p>\n<p>of Professional Appraisal Practice (USPAP), 2019[1\/n]-2019<br \/>\ned., Standards Rule 1-4(e) and its related Comment, which<br \/>\nstates \u201cThe value of the whole must be tested by reference to<br \/>\nappropriate data and supported by an appropriate analysis of <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 42 Return to CONTENTS<\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"mH5flNcwAs\"><p><a href=\"https:\/\/intval.com\/\">Home<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;Home&#8221; &#8212; InterVal - International Valuation Consultants\" src=\"https:\/\/intval.com\/embed\/#?secret=mH5flNcwAs\" data-secret=\"mH5flNcwAs\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><br \/>\nhttp:\/\/bit.ly\/IPI-300<br \/>\nhttp:\/\/bit.ly\/UASFLA<\/p>\n<p>27. Ordway v. Buchanan.<br \/>\n28. Black\u2019s Law Dictionary, 9th ed., \u201cparcel.\u201d<br \/>\n29. Black\u2019s Law Dictionary, 9th ed., \u201cproperty.\u201d<br \/>\n30. Principles of Right of Way, 4th ed. (Gardena, CA: International <\/p>\n<p>Right of Way Association, 2012), 355.<br \/>\n31. Principles of Right of Way, 4th ed., 362.<br \/>\n32. Sevelka, \u201cPartial Taking Expropriation,\u201d Canadian Property <\/p>\n<p>Valuation.<br \/>\n33. Texas Dept. of Transportation, ROW Appraisal and Review <\/p>\n<p>Manual, updated November 2018, Chapter 3-27. \u201cThe existence<br \/>\nof an economic unit should be justified by market sales of<br \/>\nsimilar properties that defines the size and shape of the<br \/>\nsubject parcel and have the same highest and best use.<br \/>\nThe existence of economic units may also be justified by the<br \/>\npresence of similar tracts in the market area and by physical<br \/>\ndivisions in the property such as roads, streets, creeks, rivers,<br \/>\nand topographical differences. It must be remembered that in<br \/>\nthe valuation of a property with separate economic units, that<br \/>\nthe sum of the values of the parts of a property cannot exceed<br \/>\nthe market value of the whole property.\u201d<\/p>\n<p>34. Department of Transportation v. Kelley, 352 Ill. App.3d 278, 815<br \/>\nNE 2d 1214 (2004).<\/p>\n<p>35. According to Section 1.2.7.3.2. of the Uniform Appraisal<br \/>\nStandards for Federal Land Acquisitions, \u201cThe unit rule<br \/>\nrequires valuing property as a whole rather than by the sum<br \/>\nof the values of the various interests into which it has been<br \/>\ncarved.\u201d<\/p>\n<p>36. Illinois Dept. of Transp. v. Raphael, 381 Ill. Dec. 1, 2014 IL App<br \/>\n(2d) 130029, 9 NE 3d 1120 (2014).<\/p>\n<p>37. See Department of Transportation v. Zabel, 47 Ill. App.3d 1049,<br \/>\n1056, 6 Ill. Dec. 52, 362 N.E.2d 687 (1977).<\/p>\n<p>38. \u201cTexas law permits landowners to introduce testimony that<br \/>\nthe condemned land is a self-sufficient separate economic<br \/>\nunit, independent from the remainder of the parent tract<br \/>\nwith a different highest and best use and different value from<br \/>\nthe remaining land. In this situation, the market value of the<br \/>\nsevered land can be determined without reference to the<br \/>\nremaining land. But when the portion of the land taken by<br \/>\neminent domain cannot be considered as a separate economic<br \/>\nunit, the before-and-after method requires determining<br \/>\nmarket value by evaluating the taken land as a proportionate<br \/>\npart of the remaining land.\u201d State v. Chana.<\/p>\n<p>39. Ordway v. Buchanan.<br \/>\n40. Arizona Court of Appeals decision, City of Phoenix v. Wilson, 4 <\/p>\n<p>P.3d 999 (1999) 197 Ariz. 456; Arizona Supreme Court decision,<br \/>\nCity of Phoenix v. Wilson, 21 P.3d 388 (2001) 200 Ariz. 2.<\/p>\n<p>41. Russell Inns Ltd. v. Manitoba, 2016 MBCA 43 (CanLII) \u2013 2016-<br \/>\n04-25.<\/p>\n<p>42.  When estimating the contributory value of a nonviable<br \/>\nremainder to an adjoining property, value in contribution is<br \/>\nbased on the highest and best use of the larger parcel. See<br \/>\nOntario Ministry of Transportation, Real Property Appraisal<br \/>\nGuidelines (December 2008, 26). Also, in Gilbert v. State of<br \/>\nNew York, 2009-013-502, Claim No 107457, the judge found <\/p>\n<p>such data.\u201d Lines 547[1\/n]-548.<br \/>\n9. Strip takings for road widenings are the most common <\/p>\n<p>nonviable takings where it is self-evident that the takings<br \/>\nhave no economic utility and are incapable of being sold in the<br \/>\nopen market. <\/p>\n<p>10. See for example, Barton v. City of Norwalk, 326 Conn. 139,<br \/>\n161 A.3d 1264 (2017), where the city condemned a privately<br \/>\nowned surface parking lot that had been used by tenants in<br \/>\na commercial building not taken by the city. Both properties<br \/>\nwere under the same ownership, and the owner was awarded<br \/>\n$310,000 for the taking of the parking lot, and $899,480 in<br \/>\ndamages for the loss of income sustained by the commercial<br \/>\nbuilding.<\/p>\n<p>11. Tony Sevelka, \u201cPartial Taking Expropriation: The Remainder,\u201d<br \/>\nCanadian Property Valuation 58, no. 1 (2014), available to<br \/>\nAppraisal Institute members through the Y. T. and Louise Lee<br \/>\nLum Library\u2019s External Resources. <\/p>\n<p>12. Burmont Holdings Ltd. v. Chiliwack (District), 1994 CanLII 3326<br \/>\n(BC SC), recognizing that use restriction negatively impacts<br \/>\nmarket value.<\/p>\n<p>13. Farlinger Developments Ltd. v. Borough of East York [1975]<br \/>\nOnt. C.A. In considering the prospect of rezoning, the appeals<br \/>\ncourt ruled that \u201chighest and best use must be based on<br \/>\nsomething more than a possibility of rezoning\u2026[P]robability<br \/>\ndenotes something higher than 50% possibility.\u201d<\/p>\n<p>14. Guido v. Ontario Ministry of Transportation (1977) Ont. H.C.J.<br \/>\nThe Divisional Court upheld the rejection of motel use as<br \/>\nthe highest and best use of the legally permitted uses, as<br \/>\nmotel use was considered physically impossible, financially<br \/>\nimprudent, and lacking tourist demand.<\/p>\n<p>15. A nearby airport or crematorium would likely have a negative<br \/>\nimpact and preclude residential development even it were a<br \/>\nlegally permissible use.<\/p>\n<p>16. Farlinger Developments Ltd.<br \/>\n17. In Higgins and Tuddenham v. Province of N.B., 2005 NBQB 237, <\/p>\n<p>the court recognized that \u201cwhile residential development was<br \/>\npossible for the road frontage,\u2026there was little, if any, demand<br \/>\nfor it at the time of this expropriation\u2026.\u201d<\/p>\n<p>18. State ex rel. Ordway v. Buchanan, 154 Ariz. 159, 741 P.2d 292<br \/>\n(1987).<\/p>\n<p>19. Ordway v. Buchanan<br \/>\n20. Commonwealth Transp. Comm\u2019r v. Glass, 270 Va. 138, 148, 613 <\/p>\n<p>S.E.2d 411, 417 (2005).<br \/>\n21. Section \u00a7 1.2.7.3.1, footnote 27, Uniform Appraisal Standards <\/p>\n<p>for Federal Land Acquisitions, 2016 ed.<br \/>\n22. Canadian Uniform Standards of Professional Appraisal <\/p>\n<p>Practice (August 1, 2018), Section 18.21.2.<br \/>\n23. Canadian Uniform Standards of Professional Appraisal <\/p>\n<p>Practice (August 1, 2018), Section 7.19.2.<br \/>\n24. Tony Sevelka, \u201cExpropriation and Condemnation: The Larger <\/p>\n<p>Parcel,\u201d The Appraisal Journal (January 2003): 76.<br \/>\n25. Black\u2019s Law Dictionary, 9th ed.(2009), s.v. \u201ceconomic unit.\u201d<br \/>\n26. See for example, discussion in State v. Chana, 464 S.3d 769 (TX <\/p>\n<p>Ct of Appeals 2015), quoting Zwahr, 88 S.W.3d at 628.<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 43Return to CONTENTS<\/p>\n<p>\u201cthe subject property\u2019s highest and best use after the taking<br \/>\nto be for sale to adjoining owners, noting that that may<br \/>\ninclude a multitude of purposes consistent with the zoning<br \/>\nat the time of the taking which\u2026allow[ed] commercial and<br \/>\nresidential development.\u201d<\/p>\n<p>43. State v. Silver, 92 N.J. 507 (1983) 457 A.2d 463.<br \/>\n44. See chapter 11, \u201cThe Appraisal of Partial Interests,\u201d in <\/p>\n<p>Principles of Right of Way, 4th ed., 205[1\/n]-214. Regardless of<br \/>\nwhich appraisal procedure is followed, a second post-taking<br \/>\nappraisal is always required. \u201cBecause this [second post-<br \/>\ntaking ] appraisal is new, it is important for the appraiser to<br \/>\nconsider a possible change in highest and best use, and data<br \/>\nthat are different from that which was previously considered<br \/>\n[in the pre-taking appraisal].\u201d(page 208). \u201cAppraisers should<br \/>\nnote that these are two separate appraisals within the same<br \/>\nassignment and require the appraiser to perform a new<br \/>\nanalysis and valuation of the remainder after the acquisition,\u201d<br \/>\nUniform Appraisal Standards for Federal Land Acquisitions,<br \/>\n2016 ed., 17. See also United States v. 2.33 Acres of Land, More<br \/>\nor Less, 704 F.2d 728, 732 (4th Cir. 1983) (dissenting opinion),<br \/>\nin describing the two appraisal procedures, \u201calthough the two<br \/>\nmethods differ, it is important to note that, in any given case,<br \/>\nif both methods are applied correctly, they will yield the same<br \/>\nresult.\u201d In Gardiner Burton Agencies Ltd. v. N.S. Power Corp.,<br \/>\n1986 Carswell NS 136, the Nova Scotia Trial Division, ruled<br \/>\nthat the Expropriation Compensation Board erred by applying<br \/>\na percentage reduction from the before-taking value to derive<br \/>\nan after-taking value while relying on the \u201cbefore-and-after-<br \/>\nmethod\u201d to calculate a loss in property value.<\/p>\n<p>45. It is not possible to estimate the market value of the part<br \/>\ntaken when it is has no independent highest and best use, and<br \/>\nallocating a value to the part taken as a function of the whole<br \/>\nproperty is akin to estimating contributory value. <\/p>\n<p>46. Nichols on Eminent Domain, 3rd ed. 1975, 4A \u00a714.23.<br \/>\n47. City of Chicago v. Anthony, 136 Ill.2d 169, 554 N.E.2d 1381 <\/p>\n<p>(1990).<br \/>\n48. Department of Public Works &#038; Buildings v. Lotta, 27 Ill.2d 455, <\/p>\n<p>189 N.E.2d 238, 240 (1963).<br \/>\n49. See Figure 4.1, \u201cThe Valuation Process,\u201d in The Appraisal of <\/p>\n<p>Real Estate, 14th ed., 37.<br \/>\n50. State, Dept. of Transp. v. Grathol, 158 Idaho 38, 343 P.3d 480 <\/p>\n<p>(2015). Grathol paid $1,450,000 in May 2008 for the entire<br \/>\n56.8 acres, with the market subsequently declining until<br \/>\nNovember 11, 2010, the date of the taking. Yet he sought<br \/>\n$2,295,360 for the 16.314-acre taking and severance damages<br \/>\nof $3,527,140.32 for increased cost of future development.<br \/>\nAs noted by the state supreme court, \u201c[j]ust from a fairly<br \/>\nplain common sense standpoint\u2026the compensation award of<br \/>\n$675,000 for less than one-third of the property\u2026purchased<br \/>\nfor $1,450,000\u2026just before the collapse in real estate prices,<br \/>\nwas eminently reasonable.\u201d<\/p>\n<p>51. USPAP, 2018-2019, Standards Rule 1-1, Lines 428[1\/n]-431.<br \/>\n52. See discussion in United States v. 33.92356 Acres, 585 F.3d 1 <\/p>\n<p>(1st Cir. 2009). Also see Nichols on Eminent Domain, rev. 3d. <\/p>\n<p>ed. 1981, 4A \u00a7 14.02[4], \u201cVirtually all jurisdictions allow the<br \/>\nuse of the before and after methodology, and many of them<br \/>\nmandate its use or even its sole use. The before and after<br \/>\nmethod is particularly advantageous where either it is difficult<br \/>\nto value fairly the condemned tract as a separate parcel or<br \/>\none of the parties contends that the remainder was harmed or<br \/>\nbenefitted by the condemnation.\u201d<\/p>\n<p>53. Utah Dept. of Transp. v. Target Corp., 2018 UT App 24, 414<br \/>\nP.3d 1080 (UT Ct. App. 2018); Utah Dept. of Transp. v. Admiral<br \/>\nBeverage, 2011 UT 62, 275 P.3d 208 (2011).<\/p>\n<p>54. Commonwealth, Dep\u2019t of Highways v. Rowland, 420 S.W.2d<br \/>\n657, 600 (Ky. 1967), cited in J. D. Eaton, Real Estate Valuation in<br \/>\nLitigation (Chicago: Appraisal Institute, 1995), 305[1\/n]-306.<\/p>\n<p>55. United States v. 2.33 Acres of Land, 704 F.2d 728 (4th Cir.<br \/>\n1983), citing United States v. 38.60 Acres of Land, 625 F.2d 196,<br \/>\n201 (8th Cir. 1980).<\/p>\n<p>56. United States v. 9.20 Acres of Land in Polk Cty., 638 F.2d<br \/>\n1123, 1127 (8th Cir. 1981), quoting United States v. 91.90 Acres<br \/>\nof Land in Monroe Cty. (Cannon Dam), 586 F.2d 79, 86 (8th<br \/>\nCir. 1978); see additional cases cited in Uniform Appraisal<br \/>\nStandards for Federal Land Acquisitions, 2016 ed., 155.<\/p>\n<p>57. Lotta, 240.<br \/>\n58. North Carolina Dept. of Transportation, Real Estate Appraisal <\/p>\n<p>Standards and Legal Principles, revised 2018.05.31.<br \/>\n59. New York State Dept. of Transportation, Appraisal Manual, <\/p>\n<p>revised November 2015.<br \/>\n60. Texas Dept. of Transportation, ROW Appraisal and Review <\/p>\n<p>Manual, revised November 2018, Chapter 5-11.<br \/>\n61. State of Texas v. Chana, 464 S.W.3d 769 (2015).<br \/>\n62. Texas Dept. of Transportation, ROW Appraisal and Review <\/p>\n<p>Manual, revised November 2018, Chapter 3-28.<br \/>\n63. Scott Salmon, \u201cNecessary Change: Re-Calculating Just <\/p>\n<p>Compensation for Environmental Benefits,\u201d Washington and<br \/>\nLee Journal of Energy, Climate, and the Environment 6, no. 2<br \/>\n(March 2015): 552[1\/n]-591, available at http:\/\/bit.ly\/2YZJPFJ. <\/p>\n<p>64. See United States v. Miller, 317 U.S. 369 (1943) at 376-377, 379,<br \/>\navailable at http:\/\/bit.ly\/2Ib8CQx.<\/p>\n<p>65. Principles of Right of Way, 4th ed., 195.<br \/>\n66. The Washington Pattern Jury Instructions provide, \u201cSpecial <\/p>\n<p>benefits are those that add value to the remaining property<br \/>\nas distinguished from those arising incidentally and enjoyed<br \/>\nby the public generally. Benefits may be special even though<br \/>\nother owners received similar benefits. [WPI 150.07.01] See<br \/>\nalso, State v. Green, 90 Wn.2d 52, 578 P.2d 855 (1978); State v.<br \/>\nKelley, 108 Wash. 245, 182 P. 942 (1919); Spokane Traction Co.<br \/>\nv. Granath, 42 Wash. 506, 85 P. 261 (1906). In Spokane Traction,<br \/>\nthe court held that a new bridge and highway improvements<br \/>\ncould constitute a special benefit to an abutting owner,<br \/>\nregardless of whether there are several abutting owners<br \/>\nenjoying like benefits. Only special benefits need be defined for<br \/>\nthe jury; it is not necessary to define general benefits and then<br \/>\ninstruct the jury to disregard them. <\/p>\n<p>67. State v. Templeman, 39 Wn. App. 218, 221, 693 P.2d 125<br \/>\n(Div. 3 1984).<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 44 Return to CONTENTS<\/p>\n<p>http:\/\/bit.ly\/2YZJPFJ<br \/>\nhttp:\/\/bit.ly\/2Ib8CQx<\/p>\n<p>68. See Real Property Valuation in Condemnation (Chicago:<br \/>\nAppraisal Institute, 2018), Table 3.3 \u201cBenefit Offset Rules,\u201d for<br \/>\ntreatment of benefits in each jurisdiction.<\/p>\n<p>69. Brittany Harrison, \u201cThe Compensation Conundrum in Partial<br \/>\nTakings Cases and the Consequences of Borough of Harvey<br \/>\nCedars,\u201d Cardozo Law Review De Novo (2015), 31[1\/n]-56,<br \/>\navailable at<br \/>\nhttp:\/\/bit.ly\/2XmqFcK. <\/p>\n<p>70. Borough of Harvey Cedars v. Karan, 214 N.J. 384, 70 A.3d<br \/>\n524 (2013).<\/p>\n<p>71. For a discussion of the challenges in valuation of condemned<br \/>\nrural property, see Kirk Corson, \u201cRural Settings Valuation of<br \/>\nPartial Takings and Damages,\u201d Right of Way (May\/June 2008):<br \/>\n18[1\/n]-22, available at http:\/\/bit.ly\/30Y76Kh.<\/p>\n<p>72. Sevelka, \u201cPartial Taking Expropriation,\u201d Canadian<br \/>\nProperty Valuation. <\/p>\n<p>73. Sevelka, \u201cPartial Taking Expropriation,\u201d Canadian Property<br \/>\nValuation, recommends a \u201ctitle search of each abutting<br \/>\nproperty that has the potential to form part of a larger<br \/>\nparcel, in concert with a nonviable remainder, to identify<br \/>\nany legal constraints (title restrictions on use) and physical<br \/>\nconstraints (registered easements) relating to highest and<br \/>\nbest use analysis.\u201d <\/p>\n<p>74. A bilateral market is one with a single seller and single buyer.<br \/>\nTransactions under this circumstance do not meet the market<br \/>\nvalue requirement of a competitive market. See The Dictionary<br \/>\nof Real Estate Appraisal, 6th ed., s.v. \u201cmarket value.\u201d<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 45Return to CONTENTS<\/p>\n<p>http:\/\/bit.ly\/2XmqFcK<br \/>\nhttp:\/\/bit.ly\/30Y76Kh<\/p>\n<p>Some of the young analysts at JLL still laugh at me when I tell them it was not that long ago I had to remember to pack a camera and a road map before going on inspection. It is<br \/>\namazing how much can change in only a few years.<\/p>\n<p>We have not had to provide indications of value in challenging<br \/>\nmarket conditions like today\u2019s since the global financial crisis<br \/>\nof 2009. Even though conditions are not nearly as poor today,<br \/>\nStephen Schwarzman, Blackstone Group LP\u2019s CEO, said that up<br \/>\nto 45% of the world\u2019s wealth was destroyed in a little less than<br \/>\na year and a half at that time. My career-long mentor Gordon<br \/>\nCoffell has always stressed that real estate values typically climb<br \/>\nslow and fall quickly. This could not have been more apparent<br \/>\nin 2009. <\/p>\n<p>Now, we are at the end of 2019, and we have experienced a<br \/>\ndecade-long stretch where appraisers were fairly popular \u2013 or at<br \/>\nleast, as popular as an appraiser can be.<\/p>\n<p>\uf07d THE MARKET IS CHANGING <\/p>\n<p>Over the last 10 years, most transactional evidence has<br \/>\nsuggested significant investment metric compression across<br \/>\ntraditional asset types, coupled with strong operational<br \/>\nfundamentals, including good growth in market rent. This has<br \/>\nbeen particularly true in the major cities across Canada and<br \/>\npoints to some favourable findings from a valuation perspective.<br \/>\nWe have been the \u2018bearers of good news,\u2019 if you will. Now, we are<br \/>\nwitnessing some investor hesitancy that is challenging value in<br \/>\ncertain asset types. To highlight these market conditions, I would<br \/>\nlike to reference some takeaways from JLL\u2019s most recent Capital<br \/>\nMarkets Insight, authored by Thomas Forr and Scott Figler in our<br \/>\nResearch group:<\/p>\n<p>With pricing at all-time highs and suspicion of a business cycle<br \/>\nat its peak, investors are doubling down on three strategies: <\/p>\n<p>By Dave Black, AACI, P.App<br \/>\nSenior Vice President &#038; National Lead<br \/>\nAdvisory and Appraisal Services, JLL<\/p>\n<p>The commercial real estate market is changing\u2026<br \/>\n    but are appraisers?<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 46 Return to CONTENTS<\/p>\n<p>1) Investing in gateway geographies. The \u2018MTV\u2019<br \/>\nmarkets of Montr\u00e9al, Toronto, and Vancouver have<br \/>\naccounted for nearly 75% of all investment activity<br \/>\nthis year. In fact, four downtown office transactions \u2013<br \/>\nVancouver\u2019s Bentall Centre, Toronto\u2019s Atrium on Bay<br \/>\nand Dynamic Funds Tower, and Montr\u00e9al\u2019s 1250 Ren\u00e9-<br \/>\nL\u00e9vesque \u2013 accounted for 15% of all deal flow.<\/p>\n<p>2) Investing in core assets like urban office, high quality<br \/>\nindustrial, and high-density multi-family, which<br \/>\ntogether accounted for two thirds of all purchases.<\/p>\n<p>3) Investing in development land. With extremely low<br \/>\nvacancy in the office, industrial, and multi-family<br \/>\nsectors, municipalities are eager to streamline<br \/>\nthe permitting process and alleviate shortages for<br \/>\nthese uses, and developers are responding. Land<br \/>\ntransactions so far this year have accounted for over<br \/>\n20% of all deal flow, compared with an average of<br \/>\n8% over the past decade. <\/p>\n<p>The report suggests that markets are changing. Typically,<br \/>\nchanging markets push investors to reflect and revise their<br \/>\nstrategy. When this happens, what does it mean for us appraisers?<br \/>\nYour clients, more likely than ever, could be putting your values to<br \/>\nthe test. How confident are you in that number? <\/p>\n<p>\uf07d THE WAY WE APPRAISE IS ALSO CHANGING<\/p>\n<p>In my day-to-day, I am a fee appraiser and focus on valuation<br \/>\nassignments of major institutional grade assets (primarily retail,<br \/>\noffice and industrial) across the country. Valuation is becoming a<br \/>\ntougher gig these days as investors become more cautious and<br \/>\nthe gap between the bid and ask price widens. Our market value<br \/>\nestimates are defined by having willing buyers and sellers, but<br \/>\nwhat happens when a price gap exists between these two groups? <\/p>\n<p>Earlier this year, I also became part of the leadership team<br \/>\nfocusing on the growth and strategy surrounding JLL\u2019s Canadian<br \/>\nvaluation platform. In October, I had the chance to sit down with<br \/>\nour Global Valuation Executive to discuss valuation practices and<br \/>\napproaches used around the world. Appraisers globally are facing<br \/>\nthe same issues: values are moving, and our clients are looking<br \/>\nfor more frequent indications and opinions. A constant theme is<br \/>\nthe requirement for trusted, quality, professional valuers, and<br \/>\nreliable book values.<\/p>\n<p>\uf07d LOOKING THROUGH THE FRONT WINDSHIELD  <\/p>\n<p>AS OPPOSED TO JUST THE REAR-VIEW MIRROR<\/p>\n<p>I would like to believe today\u2019s appraisers are getting better. The<br \/>\ntechnological tools we have at our disposal are constantly evolving<br \/>\nand improving, making us more efficient in our practice. The data<br \/>\nwe have at our fingertips is unparalleled with multiple databases <\/p>\n<p>allowing us instant access to sales records and up-to-date<br \/>\ntransaction information. Even with these improvements, an<br \/>\nappraiser still needs to display sound judgement. Does that 2017<br \/>\nsales comp you are providing have any relevance or applicability<br \/>\nto your 2019 market value estimate? In most cases, likely not.<br \/>\nSo, what do you do? <\/p>\n<p>You look ahead. We are professional practitioners with our<br \/>\nstandards to guide us and our ethics to follow. We have our<br \/>\nresources to get the job done. But we cannot be caught looking<br \/>\nin the rear-view mirror. At JLL, we focus on also looking through<br \/>\nthe front windshield: connecting with professionals in capital<br \/>\nmarkets and retail, office or industrial leasing to get an idea<br \/>\nof current activity, what is selling and what is not. We conduct<br \/>\nsurveys and interviews to gauge investor sentiment, metric<br \/>\ntrends, etc. In a time where the perfect comp may not exist, we<br \/>\nhave to be forward thinking. We are not just appraisers \u2013 we<br \/>\nare advisors<\/p>\n<p>For more info, please visit jll.ca\/value or email<br \/>\nDave.Black@am.jll.com. <\/p>\n<p>By Dave Black, AACI, P.App<br \/>\nSenior Vice President &#038; National Lead<br \/>\nAdvisory and Appraisal Services, JLL<\/p>\n<p>The commercial real estate market is changing\u2026<br \/>\n    but are appraisers?<\/p>\n<p>a step above<\/p>\n<p>Trisura Guarantee Insurance Company is a Canadian owned and operated Property and Casualty insurance company specializing in niche<br \/>\ninsurance and surety products. We are a proud supporter of the Insurance Broker\u2019s Association of Canada.<\/p>\n<p>Proud Professional Liability <\/p>\n<p>Insurance Partner of the Appraisal <\/p>\n<p>Institute of Canada<\/p>\n<p>Learn more at www.trisura.com<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 47Return to CONTENTS<\/p>\n<p>mailto:Dave.Black@am.jll.com<\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"Vjh9DPa9E6\"><p><a href=\"https:\/\/www.trisura.com\/\">Trisura: Tailor-Made Insurance &amp; Surety Solutions\u00a0<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;Trisura: Tailor-Made Insurance &amp; Surety Solutions\u00a0&#8221; &#8212; Trisura\" src=\"https:\/\/www.trisura.com\/embed\/#?secret=GP4DltxdNo#?secret=Vjh9DPa9E6\" data-secret=\"Vjh9DPa9E6\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><\/p>\n<p>Certains jeunes analystes de JLL se moquent encore de moi quand je leur dis qu\u2019il n\u2019y a pas si longtemps, je devais me rappeler d\u2019emporter une cam\u00e9ra et une carte routi\u00e8re avant<br \/>\nde partir en inspection. Il est \u00e9tonnant de constater \u00e0 quel point<br \/>\nles choses peuvent avoir chang\u00e9 en quelques ann\u00e9es seulement.<\/p>\n<p>Nous n&rsquo;avons pas eu \u00e0 donner d&rsquo;indices de valeur dans des<br \/>\nconditions de march\u00e9 actuelles aussi difficiles depuis la crise<br \/>\nfinanci\u00e9re mondiale de 2009. M\u00eame si les conditions ne sont pas<br \/>\naussi mauvaises aujourd\u2019hui, Stephen Schwarzman, PDG de<br \/>\nBlackstone Group LP, a d\u00e9clar\u00e9 que jusqu\u2019\u00e0 45 % de la richesse<br \/>\nmondiale a \u00e9t\u00e9 d\u00e9truite en un peu moins d\u2019un an et demi \u00e0 cette<br \/>\n\u00e9poque. Mon mentor Gordon Coffell a toujours insist\u00e9 sur le fait<br \/>\nque les valeurs immobili\u00e8res grimpent lentement et chutent<br \/>\nrapidement. Cela n\u2019aurait pas pu \u00eatre plus \u00e9vident en 2009. <\/p>\n<p>Aujourd\u2019hui, nous sommes \u00e0 la fin de 2019, et nous avons<br \/>\nconnu une p\u00e9riode de dix ans au cours de laquelle les \u00e9valuateurs<br \/>\n\u00e9taient assez populaires &#8211; ou du moins, aussi populaires que peut<br \/>\nl\u2019\u00eatre un \u00e9valuateur.<\/p>\n<p>\uf07d LE MARCH\u00c9 \u00c9VOLUE <\/p>\n<p>Au cours des dix derni\u00e8res ann\u00e9es, la plupart des donn\u00e9es<br \/>\ntransactionnelles ont r\u00e9v\u00e9l\u00e9 une compression importante<br \/>\ndes param\u00e8tres d\u2019investissement entre les types d\u2019actifs<br \/>\ntraditionnels, conjugu\u00e9e \u00e0 de solides fondamentaux<br \/>\nop\u00e9rationnels, notamment une bonne croissance du march\u00e9<br \/>\nlocatif. Cela a \u00e9t\u00e9 particuli\u00e8rement vrai dans les grandes villes<br \/>\ndu Canada et a fait ressortir certains r\u00e9sultats favorables du<br \/>\npoint de vue de l\u2019\u00e9valuation. Nous avons \u00e9t\u00e9 les \u00ab porteurs de<br \/>\nbonnes nouvelles \u00bb, si vous voulez. Aujourd\u2019hui, nous assistons<br \/>\n\u00e0 une certaine h\u00e9sitation de la part des investisseurs, h\u00e9sitation<br \/>\nqui remet en question la valeur de certains types d\u2019actifs.<br \/>\nPour mettre en lumi\u00e8re ces conditions du march\u00e9, j\u2019aimerais <\/p>\n<p>Par Dave Black, AACI, P.App<br \/>\nPremier vice-pr\u00e9sident et Directeur nationale<br \/>\nServices de conseil et d\u2019\u00e9valuation, JLL<\/p>\n<p>Le march\u00e9 de l\u2019immobilier commercial est en pleine \u00e9volution&#8230;<br \/>\n   mais les \u00e9valuateurs le sont-ils aussi? <\/p>\n<p>Return to CONTENTS<br \/>\nCanadian Property Valuation  |<br \/>\n\u00c9valuation Immobili\u00e8re au Canada 48<\/p>\n<p>citer quelques extraits de la plus r\u00e9cente publication de JLL<br \/>\nintitul\u00e9e Capital Markets Insight, r\u00e9dig\u00e9e par Thomas Forr et<br \/>\nScott Figler, de notre groupe de recherche : <\/p>\n<p>Avec des prix \u00e0 des sommets sans pr\u00e9c\u00e9dent et le doute<br \/>\ncroissant que le cycle \u00e9conomique est \u00e0 son apog\u00e9e, les<br \/>\ninvestisseurs se tournent vers trois strat\u00e9gies :  <\/p>\n<p>1) Investir dans les portes d\u2019entr\u00e9e g\u00e9ographiques.<br \/>\nLes march\u00e9s de Montr\u00e9al, Toronto et Vancouver<br \/>\n(MTV) ont repr\u00e9sent\u00e9 pr\u00e8s de 75 % de toutes<br \/>\nles activit\u00e9s de placement cette ann\u00e9e. En fait,<br \/>\nquatre transactions de bureaux au centre-ville &#8211; le<br \/>\nBentall Centre de Vancouver, l\u2019Atrium on Bay et la<br \/>\nDynamic Funds Tower de Toronto et le 1250, Ren\u00e9-<br \/>\nL\u00e9vesque de Montr\u00e9al &#8211; ont repr\u00e9sent\u00e9 15 % de<br \/>\ntoutes les transactions.<\/p>\n<p>2) Investir dans des actifs de base comme les<br \/>\nbureaux urbains, les immeubles industriels de<br \/>\nhaute qualit\u00e9 et les immeubles multifamiliaux \u00e0<br \/>\nhaute densit\u00e9, qui repr\u00e9sentent ensemble les deux<br \/>\ntiers de tous les achats.<\/p>\n<p>3) Investir dans des terrains destin\u00e9s \u00e0<br \/>\nl\u2019am\u00e9nagement. Comme le taux d\u2019inoccupation<br \/>\nest extr\u00eamement faible dans les secteurs<br \/>\ndes bureaux, de l\u2019industrie et des immeubles<br \/>\nmultifamiliaux, les municipalit\u00e9s sont pleinement<br \/>\ndispos\u00e9es \u00e0 all\u00e9ger le processus de d\u00e9livrance<br \/>\ndes permis afin d\u2019att\u00e9nuer les p\u00e9nuries pour<br \/>\nces utilisations, et les promoteurs r\u00e9agissent<br \/>\nen cons\u00e9quence. Depuis le d\u00e9but de l\u2019ann\u00e9e,<br \/>\nles transactions fonci\u00e8res ont repr\u00e9sent\u00e9<br \/>\nplus de 20 % de l\u2019ensemble des transactions,<br \/>\ncomparativement \u00e0 une moyenne de 8 % au cours<br \/>\nde la derni\u00e8re d\u00e9cennie.  <\/p>\n<p>Le rapport sugg\u00e8re que les march\u00e9s sont en train de<br \/>\nchanger. G\u00e9n\u00e9ralement, l\u2019\u00e9volution des march\u00e9s pousse les<br \/>\ninvestisseurs \u00e0 r\u00e9fl\u00e9chir et \u00e0 r\u00e9viser leur strat\u00e9gie. Lorsque<br \/>\ncela se produit, qu\u2019est-ce que cela signifie pour nous, les<br \/>\n\u00e9valuateurs? Cela signifie que nos clients, plus que jamais,<br \/>\npourraient soumettre nos \u00e9valuations \u00e0 des tests rigoureux.<br \/>\n\u00c0 quel point sommes-nous confiants des chiffres que<br \/>\nnous avan\u00e7ons?  <\/p>\n<p>\uf07d NOS M\u00c9THODES D\u2019\u00c9VALUATION \u00c9VOLUENT \u00c9GALEMENT <\/p>\n<p>Dans mon travail quotidien, je suis \u00e9galement \u00e9valuateur<br \/>\n\u00e0 honoraires et je me concentre sur des contrats de<br \/>\nservice d\u2019\u00e9valuation d\u2019importants actifs institutionnels<br \/>\n(principalement des complexes immobiliers de d\u00e9tail, de<br \/>\nbureaux et industriels) \u00e0 l\u2019\u00e9chelle du pays. L\u2019\u00e9valuation devient<br \/>\nde plus en plus difficile de nos jours, car les investisseurs <\/p>\n<p>deviennent plus prudents et l\u2019\u00e9cart entre le cours acheteur<br \/>\net le cours vendeur s\u2019\u00e9largit. Nos estimations de la valeur<br \/>\nmarchande sont d\u00e9finies par la pr\u00e9sence d\u2019acheteurs et<br \/>\nde vendeurs consentants, mais que se passe-t-il lorsqu\u2019il<br \/>\nexiste un grand \u00e9cart de prix entre ces deux groupes? <\/p>\n<p>Plus t\u00f4t cette ann\u00e9e, j\u2019ai fait partie de l\u2019\u00e9quipe de<br \/>\ndirection qui s\u2019est concentr\u00e9e sur la croissance et la<br \/>\nstrat\u00e9gie entourant la plateforme d\u2019\u00e9valuation canadienne<br \/>\nde JLL. En octobre, j\u2019ai eu l\u2019occasion de m\u2019entretenir avec<br \/>\nnotre responsable mondial de l\u2019\u00e9valuation pour discuter<br \/>\ndes pratiques et des approches d\u2019\u00e9valuation utilis\u00e9es<br \/>\nailleurs dans le monde. Les \u00e9valuateurs du monde entier<br \/>\nsont confront\u00e9s aux m\u00eames probl\u00e8mes: les valeurs<br \/>\n\u00e9voluent et nos clients recherchent plus fr\u00e9quemment des<br \/>\nindications et des opinions. Un th\u00e8me constant est le besoin<br \/>\nd\u2019\u00e9valuateurs professionnels de confiance, offrant un<br \/>\ntravail de qualit\u00e9 et des valeurs comptables fiables. <\/p>\n<p>\uf07d REGARDER \u00c0 TRAVERS LE PARE-BRISE  <\/p>\n<p>PLUT\u00d4T QUE DANS LE R\u00c9TROVISEUR<\/p>\n<p>J\u2019aimerais croire que les \u00e9valuateurs d\u2019aujourd\u2019hui<br \/>\ns\u2019am\u00e9liorent. Les outils technologiques dont nous<br \/>\ndisposons \u00e9voluent et s\u2019am\u00e9liorent constamment, ce<br \/>\nqui nous rend plus efficaces dans notre pratique. Les<br \/>\ndonn\u00e9es que nous avons \u00e0 port\u00e9e de main sont d\u2019une<br \/>\nrichesse incomparable, disposant de multiples bases de<br \/>\ndonn\u00e9es qui nous permettent d\u2019acc\u00e9der instantan\u00e9ment<br \/>\naux dossiers des ventes et aux renseignements \u00e0 jour sur<br \/>\nles transactions. Malgr\u00e9 ces am\u00e9liorations, l\u2019\u00e9valuateur<br \/>\ndoit quand m\u00eame faire preuve d\u2019un bon jugement. Est-ce<br \/>\nque les comparables vendus en 2017 que vous fournissez<br \/>\nsont pertinents ou applicables \u00e0 votre estimation de la<br \/>\nvaleur marchande de 2019 ? Dans la plupart des cas,<br \/>\nprobablement pas. Alors, que faites-vous? <\/p>\n<p>Vous regardez devant vous. Nous sommes des praticiens<br \/>\nprofessionnels avec nos normes pour nous guider et une<br \/>\n\u00e9thique \u00e0 respecter. Nous avons les ressources n\u00e9cessaires<br \/>\npour faire le travail. Mais nous ne pouvons pas \u00eatre pris en<br \/>\ntrain de regarder en arri\u00e8re. Chez JLL, nous nous effor\u00e7ons<br \/>\n\u00e9galement de regarder \u00e0 travers le pare-brise: nous nous<br \/>\nconnectons avec des professionnels des march\u00e9s financiers<br \/>\net de la location au d\u00e9tail, de bureaux ou industrielle pour<br \/>\navoir une id\u00e9e de l\u2019activit\u00e9 actuelle, ce qui se vend et ce<br \/>\nqui ne se vend pas. Nous menons des sondages et des<br \/>\nentrevues pour \u00e9valuer le sentiment des investisseurs,<br \/>\nles tendances mesurables, etc. \u00c0 une \u00e9poque o\u00f9 la<br \/>\ncomparaison parfaite n\u2019existe peut-\u00eatre pas, nous devons<br \/>\n\u00eatre avant-gardistes. Nous ne sommes pas seulement des<br \/>\n\u00e9valuateurs &#8211; nous sommes des conseillers. <\/p>\n<p>Pour de plus amples renseignements, veuillez visiter<br \/>\njll.ca\/value ou envoyer un courriel \u00e0 Dave.Black@am.jll.com. <\/p>\n<p>Par Dave Black, AACI, P.App<br \/>\nPremier vice-pr\u00e9sident et Directeur nationale<br \/>\nServices de conseil et d\u2019\u00e9valuation, JLL<\/p>\n<p>Le march\u00e9 de l\u2019immobilier commercial est en pleine \u00e9volution&#8230;<br \/>\n   mais les \u00e9valuateurs le sont-ils aussi? <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 49Return to CONTENTS<\/p>\n<p>mailto:Dave.Black@am.jll.com<\/p>\n<p>BY DANIEL DOUCET, AACI,P.APP, FELLOW<\/p>\n<p>Daniel Doucet Appraisal Services, Grand Valley, ON<\/p>\n<p>The Corridor<br \/>\nValuation textbook<br \/>\n\u2013 the Canadian<br \/>\nexperience<\/p>\n<p>M y experience as a member of the Board of Directors of the Appraisal Institute of Canada (AIC) from<br \/>\n2012 to 2017 was very rewarding. While<br \/>\nmany initiatives were in the works and<br \/>\ncame to fruition during my tenure on the<br \/>\nBoard, I must say that participating on<br \/>\nthe Steering Committee was in the top<br \/>\nfive most rewarding initiatives. When I<br \/>\nwas asked to write this article to share<br \/>\nmy experience on the Steering Committee<br \/>\nthat would oversee the Corridor Valuation<br \/>\ntextbook, I relied on my personal journals<br \/>\nto refresh my memory about the \u2018who,<br \/>\nwhat, where, when and why\u2019 of this<br \/>\nendeavour. In the following article, I will<br \/>\nprovide insight on these questions and<br \/>\nconclude with what I see as the benefit of<br \/>\nthis textbook to our members.<\/p>\n<p>WHO \u2013 The proponents  <\/p>\n<p>and users of the textbook<\/p>\n<p>I believe that the successful completion<br \/>\nof this textbook can be partly attributed to<br \/>\nthe excellent relationships that developed<br \/>\nover the years between the Executive<br \/>\nDirectors and Executive Committee<br \/>\nmembers of these three like-minded<br \/>\nprofessional organizations: the Appraisal<br \/>\nInstitute (AI), the AIC, and the International<br \/>\nRight of Way Association (IRWA). <\/p>\n<p>These relationships paved the way for<br \/>\ndecisions to be made for the advancement<br \/>\nof the Corridor Valuation textbook in a<br \/>\ntimely manner. These individuals were<br \/>\non board from the beginning and, as<br \/>\nsuch, were able to present the benefits of<br \/>\ntripartite investment in this textbook to<br \/>\ntheir respective Boards of Directors and<br \/>\nreceive the green light to proceed. Several<br \/>\nof these influential members were eager<br \/>\nto join the Steering Committee to make<br \/>\nsure this project became a reality. <\/p>\n<p>The Steering Committee was<br \/>\ncomprised of experienced valuators<br \/>\nfrom all three organizations. The eight-<br \/>\nmember committee was comprised of<br \/>\nRichard Marchitelli, MAI, CRE, FRICS<br \/>\n(Chair); Bonnie D. Roerig, MAI, AI-GRS,<br \/>\nMRICS (Co-vice Chair); Randy Williams,<br \/>\nMAI, SR\/WA, FRICS (Co-Vice Chair);<br \/>\nTimothy J. Holzhauer, MAI, SR\/WA,<br \/>\nMRICS; Dallas Maynard, AACI, P. App.,;<br \/>\nDonald J. Sherwood, MAI, SR\/WA;<br \/>\nMichael V. Tankersley, MAI, SRA, AI-RRS,<br \/>\nR\/W-AC; and yours truly. All committee<br \/>\nmembers have memberships in the<br \/>\nIRWA and either the AI or AIC. With its<br \/>\nsignificant experience in the business of<br \/>\nvaluation industry publishing, the Al was<br \/>\nresponsible for publishing the textbook.<br \/>\nAI staff member Tep Shea-Joyce was<br \/>\nresponsible for overseeing the project and <\/p>\n<p>I can say with conviction that Tep, who has<br \/>\na very polite way of making things happen,<br \/>\nkept us on track. <\/p>\n<p>WHAT \u2013 The textbook\u2019s  <\/p>\n<p>meat and potatoes<\/p>\n<p>The initial idea was to write a textbook in<br \/>\nan academic format, but, after receiving<br \/>\nsubmissions from members of our<br \/>\norganizations, it was found that the topic<br \/>\nwas far too diverse and controversial, as<br \/>\nwas stated in the foreword of the book:<br \/>\n\u201cOriginal drafts created for the book<br \/>\nwere reviewed, debated and revised,<br \/>\nand 10 were eventually approved as<br \/>\nrelevant and representative of the many<br \/>\nimportant issues related to corridors<br \/>\nthat face valuation professionals today.\u201d <\/p>\n<p>The successful<br \/>\ncompletion of this<br \/>\ntextbook can be partly<br \/>\nattributed to the<br \/>\nexcellent relationships<br \/>\nthat developed over the<br \/>\nyears between the AI,<br \/>\nthe AIC, and the IRWA. <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 50 Return to CONTENTS<\/p>\n<p>PROFESSIONAL APPRAISER&rsquo;S PERSPECTIVE<\/p>\n<p>The Steering Committee vetted numerous<br \/>\nsubmissions and decided on the following<br \/>\n10 chapters in the book:<br \/>\nChapter 1 Corridor Valuation and the <\/p>\n<p>Appraisal Profession:<br \/>\nA Brief History<\/p>\n<p>Chapter 2 Valuation of Pipeline Corridors:<br \/>\nUse of ATF and Alternative<br \/>\nMethods<\/p>\n<p>Chapter 3 Property Rights and<br \/>\nLegal Issues<\/p>\n<p>Chapter 4 Rails to Trails Valuation<br \/>\nChapter 5  Valuation of Corridors<br \/>\nChapter 6 Conservation Corridors: <\/p>\n<p>Valuation Issues<br \/>\nChapter 7  Pitfalls in the Corridors<br \/>\nChapter 8 Valuing Telecommunication <\/p>\n<p>Corridors<br \/>\nChapter 9 Transmission Corridor <\/p>\n<p>Valuation and Renewal<br \/>\nGeneration: A North American<br \/>\nPerspective<\/p>\n<p>Chapter 10 Determining Off-Corridor<br \/>\nEffects on Property Prices and<br \/>\nValues in Corridor Assignments<\/p>\n<p>Valuers in Canada and the Unites States<br \/>\nare subject to similar valuation techniques<br \/>\nand approaches, land titles, and legal<br \/>\nstructures, yet there are differences.<br \/>\nThe authors discuss the various Canadian<br \/>\nand American Acts and Regulations that<br \/>\ngovern the way corridor development in<br \/>\neach country has taken place in the past<br \/>\nand continues to do so today. <\/p>\n<p>As the AIC\u2019s representatives on<br \/>\nthe Steering Committee, it was the<br \/>\nresponsibility of Dallas Maynard, AACI,<br \/>\nP.App and I to ensure that the text reflected<br \/>\nthe Canadian experience. Since nine of the<br \/>\n10 chapters were written by our American<br \/>\ncolleagues, it was not unexpected to see<br \/>\nlimited Canadian content when the first<br \/>\ndrafts were submitted (thanks to Steven<br \/>\nThair, AACI, P. App., the lone Canadian<br \/>\nauthor of Chapter 7). Not to tread on the<br \/>\neditorial integrity of various authors,<br \/>\nwe augmented the Canadian content by<br \/>\nadding sidebar discussions throughout<br \/>\nthe book. Larry Dybvig, AACI, P. App., MAI,<br \/>\nFRICS, who is a well known contributor on <\/p>\n<p>valuation articles, textbooks and courses in<br \/>\nCanada and the US, and who is a member<br \/>\nof all three valuation organizations<br \/>\ncontributing to the textbook, was<br \/>\ninstrumental in assisting us \u2018Canucks\u2019 in<br \/>\npreparing these sidebars. Where required,<br \/>\nthey appear as areas highlighted in blue<br \/>\nthroughout the book. We acknowledge and<br \/>\nthank Larry for his contribution.<\/p>\n<p>WHERE \u2013 Geographical representation<\/p>\n<p>The AI and IRWA have a large global<br \/>\nmembership. To appeal to the broad<br \/>\nmembership, their initial thoughts were<br \/>\nto create a \u2018global\u2019 corridor valuation<br \/>\ntextbook. However, the geopolitical<br \/>\ndiversity would simply make this<br \/>\nimpractical and, therefore, the focus was<br \/>\nlimited to Canada and the US. The Steering<br \/>\nCommittee members and the contributors<br \/>\nare spread throughout the US and Canada<br \/>\nand they offer a broad breadth and depth of<br \/>\nexpertise on the topic. This does leave an<br \/>\nopening for a future expanded sequel to the<br \/>\ntextbook, but only time will tell.<\/p>\n<p>WHEN and WHY \u2013  <\/p>\n<p>A long-awaited text<\/p>\n<p>AI and IRWA staff and members recognized<br \/>\nthe need for a Corridor Valuation<br \/>\ntextbook. This was partly fuelled by what<br \/>\nwas viewed as the inconsistent use of<br \/>\ncorridor valuation methods such as the<br \/>\nAcross the Fence (ATF) method. Since<br \/>\nthe inception of the AIC, AI and IRWA,<br \/>\nvaluation experts have been provided<br \/>\nguidance on controversial valuation topics.<br \/>\nNumerous textbooks and articles written<br \/>\nby academics and individual valuation<br \/>\nexperts on everything from riparian<br \/>\nrights, hotel and golf course valuations<br \/>\nhave been published by these professional<br \/>\norganizations. As explained in Chapter 1,<br \/>\ncorridor valuations began with the advent<br \/>\nof rail and electricity, which pre-dates the<br \/>\nformation of the AIC, AI and IRWA. Maybe it<br \/>\nslipped through the cracks or the valuation<br \/>\nof corridors was too controversial,<br \/>\nhowever, a corridor valuation textbook did<br \/>\nnot exist. <\/p>\n<p>To the best of my knowledge, the<br \/>\ntextbook on the topic of corridor valuation<br \/>\nhas been in the works since about<br \/>\n2014. It seemed to be in somewhat of a<br \/>\ndisorganized state until June 2016 when<br \/>\npresidents, members and staff of the<br \/>\nthree organizations were invited by key<br \/>\nproponents to an impromptu meeting<br \/>\nat the IRWA Educational Conference in<br \/>\nNashville. By the end of 2016, the Steering<br \/>\nCommittee was created, and an equal part<br \/>\nfunding arrangement was approved by all<br \/>\nthree organizations. Countless conference<br \/>\ncalls ensued and, despite some minor<br \/>\nsetbacks, chapters were written, reviewed<br \/>\nand edited, and the textbook was published<br \/>\nin the spring of 2019. If I recall correctly,<br \/>\nthe Steering Committee gave itself two<br \/>\nor three years to complete and publish<br \/>\nthe textbook. We can say that we were<br \/>\nbasically on time and I am informed that<br \/>\nthe final cost was under budget. <\/p>\n<p>THE BENEFITS<\/p>\n<p>I see five important things to take away<br \/>\nfrom the production of this textbook.<\/p>\n<p>\u2022 It is an assemblage (excuse the pun)<br \/>\nof articles\/essays on a very important<br \/>\nand contemporary valuation topic, one<br \/>\nthat valuers need to talk about and<br \/>\nunite in their valuation approaches. <\/p>\n<p>\u2022 It is an excellent source of reference<br \/>\nmaterial for valuers and, in today\u2019s<br \/>\ninternet age, most are readily<br \/>\navailable. I counted over 440<br \/>\nreferences in the textbook. Although<br \/>\nsome are repeated and others<br \/>\nare simply referencing CUSPAP<br \/>\n(Canadian Uniform Standards of<br \/>\nProfessional Appraisal Practice),<br \/>\nUSPAP (Uniform Standards of<br \/>\nProfessional Appraisal Practice),<br \/>\nor IVSC (International Valuation<br \/>\nStandards Council), there are 386<br \/>\nreferences that may be relevant<br \/>\nsituations for valuers to consider<br \/>\nas resources for their corridor<br \/>\nvaluation assignments. <\/p>\n<p>Continued on page 54.<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 51Return to CONTENTS<\/p>\n<p>PAR DANIEL DOUCET, AACI, P.APP, FELLOW <\/p>\n<p>Daniel Doucet Appraisal Services, Grand Valley, ON<\/p>\n<p>Le manuel d\u2019\u00e9valuation<br \/>\ndes corridors &#8211;<br \/>\nl\u2019exp\u00e9rience canadienne <\/p>\n<p>M on exp\u00e9rience en tant que membre du Conseil d\u2019administration de l\u2019Institut canadien des \u00e9valuateurs<br \/>\n(ICE) de 2012 \u00e0 2017 a \u00e9t\u00e9 tr\u00e8s enrichissante.<br \/>\nBien que de nombreuses initiatives \u00e9taient<br \/>\nen cours d\u2019\u00e9laboration et ont abouti au cours<br \/>\nde mon mandat au Conseil, je dois dire que<br \/>\nma participation au Comit\u00e9 directeur s\u2019est<br \/>\nclass\u00e9e parmi les cinq initiatives les plus<br \/>\ngratifiantes. Lorsqu\u2019on m\u2019a demand\u00e9 d\u2019\u00e9crire<br \/>\ncet article pour partager mon exp\u00e9rience au<br \/>\nsein du Comit\u00e9 directeur charg\u00e9 de superviser<br \/>\nle manuel d\u2019\u00e9valuation du corridor, je me suis<br \/>\nappuy\u00e9 sur mes carnets de notes personnels<br \/>\npour me rafra\u00eechir la m\u00e9moire sur le \u00ab qui,<br \/>\nquoi, o\u00f9, quand et pourquoi \u00bb de cette<br \/>\nentreprise. Dans l\u2019article qui suit, je donnerai<br \/>\nun aper\u00e7u de ces questions et conclurai par<br \/>\nce que je consid\u00e8re comme l\u2019avantage que ce<br \/>\nmanuel offre \u00e0 nos membres.<\/p>\n<p>QUI \u2013 Les promoteurs et  <\/p>\n<p>les utilisateurs du manuel <\/p>\n<p>Je crois que la r\u00e9ussite de ce manuel peut \u00eatre<br \/>\nattribu\u00e9e en partie aux excellentes relations<br \/>\nqui se sont d\u00e9velopp\u00e9es au fil des ans entre<br \/>\nles directeurs ex\u00e9cutifs et les membres du<br \/>\nComit\u00e9 ex\u00e9cutif de ces trois organisations<br \/>\nprofessionnelles aux vues similaires : l\u2019Appraisal<br \/>\nInstitute (AI), l\u2019ICE et l\u2019International Right of Way<br \/>\nAssociation (IRWA). Ces relations ont ouvert la <\/p>\n<p>voie \u00e0 la prise de d\u00e9cisions pour l\u2019avancement<br \/>\ndu manuel sur l\u2019\u00e9valuation des corridors<br \/>\nen temps opportun. Ces personnes se sont<br \/>\njointes \u00e0 l\u2019\u00e9quipe d\u00e8s le d\u00e9but et, \u00e0 ce titre,<br \/>\nont \u00e9t\u00e9 en mesure de pr\u00e9senter les avantages<br \/>\nd\u2019un investissement tripartite dans ce manuel<br \/>\n\u00e0 leurs Conseils d\u2019administration respectifs et<br \/>\nd\u2019obtenir le feu vert pour proc\u00e9der. Plusieurs<br \/>\nde ces membres influents avaient h\u00e2te de se<br \/>\njoindre au Comit\u00e9 directeur pour faire en sorte<br \/>\nque ce projet devienne r\u00e9alit\u00e9. <\/p>\n<p>Le Comit\u00e9 directeur \u00e9tait compos\u00e9<br \/>\nd\u2019\u00e9valuateurs exp\u00e9riment\u00e9s des trois<br \/>\norganismes. Le comit\u00e9 de huit membres<br \/>\n\u00e9tait compos\u00e9 de Richard Marchitelli, MAI,<br \/>\nCRE, FRICS (pr\u00e9sident); Bonnie D. Roerig,<br \/>\nMAI, AI-GRS, MRICS (co-vice-pr\u00e9sidente);<br \/>\nRandy Williams, MAI, SR\/WA, FRICS (co-vice-<br \/>\npr\u00e9sident); Timothy J. Holzhauer, MAI, SR\/<br \/>\nWA, MRICS; Dallas Maynard, AACI, P. App.,<br \/>\nDonald J. Sherwood, MAI, SR\/WA; Michael V.<br \/>\nTankersley, MAI, SRA, SRA, AI-RRS, R\/W-AC;<br \/>\net votre tout d\u00e9vou\u00e9. Tous les membres du<br \/>\ncomit\u00e9 sont membres de l\u2019IRWA et de l\u2019AI<br \/>\nou de l\u2019ICE. Forte de sa vaste exp\u00e9rience en<br \/>\n\u00e9dition dans l\u2019industrie de l\u2019\u00e9valuation, l\u2019AI<br \/>\n\u00e9tait responsable de l\u2019\u00e9dition du manuel.<br \/>\nTep Shea-Joyce, membre du personnel de l\u2019AI,<br \/>\n\u00e9tait responsable de la supervision du projet<br \/>\net je peux dire avec conviction que Tep, qui a<br \/>\nune fa\u00e7on tr\u00e8s polie de faire les choses, nous<br \/>\na permis de rester sur la bonne voie.<\/p>\n<p>QUOI \u2013 Les ingr\u00e9dients  <\/p>\n<p>de base du manuel<\/p>\n<p>L\u2019id\u00e9e initiale \u00e9tait de r\u00e9diger un manuel dans un<br \/>\nformat acad\u00e9mique, mais, apr\u00e8s avoir re\u00e7u des<br \/>\nsoumissions de membres de nos organisations,<br \/>\nnous avons constat\u00e9 que le sujet \u00e9tait beaucoup<br \/>\ntrop diversifi\u00e9 et controvers\u00e9, comme le dit la<br \/>\npr\u00e9face du livre : \u00ab Les \u00e9bauches originales<br \/>\ncr\u00e9\u00e9es pour le livre ont \u00e9t\u00e9 examin\u00e9es, d\u00e9battues<br \/>\net r\u00e9vis\u00e9es, et 10 ont finalement \u00e9t\u00e9 approuv\u00e9es<br \/>\ncomme \u00e9tant pertinentes et repr\u00e9sentatives<br \/>\ndes nombreuses questions importantes li\u00e9es<br \/>\naux corridors auxquels les professionnels de<br \/>\nl\u2019\u00e9valuation font face aujourd\u2019hui. \u00bb Le Comit\u00e9<br \/>\ndirecteur a examin\u00e9 de nombreuses soumissions<br \/>\net a d\u00e9cid\u00e9 d\u2019inclure les 10 chapitres suivants<br \/>\ndans le livre :<br \/>\nChapitre 1 L\u2019\u00e9valuation des corridors et <\/p>\n<p>la profession d\u2019\u00e9valuateur :<br \/>\nUn bref historique <\/p>\n<p>Chapitre 2 \u00c9valuation des corridors pipeliniers :<br \/>\nUtilisation de la m\u00e9thode ATF et<br \/>\ndes m\u00e9thodes alternatives <\/p>\n<p>Chapitre 3 Droits de propri\u00e9t\u00e9 et<br \/>\nquestions juridiques <\/p>\n<p>Chapitre 4 \u00c9valuation des rails et des sentiers<br \/>\nChapitre 5  \u00c9valuation des corridors<br \/>\nChapitre 6 Corridors de conservation : <\/p>\n<p>Questions d\u2019\u00e9valuation<br \/>\nChapitre 7  Les pi\u00e8ges dans les corridors<br \/>\nChapitre 8 \u00c9valuation des corridors de <\/p>\n<p>t\u00e9l\u00e9communications<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 52 Return to CONTENTS<\/p>\n<p>POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n<p>La r\u00e9ussite de ce manuel peut \u00eatre attribu\u00e9e en partie aux excellentes<br \/>\nrelations qui se sont d\u00e9velopp\u00e9es au fil des ans entre l\u2019AI, l&rsquo;ICE et l&rsquo;IRWA. <\/p>\n<p>Chapitre 9 \u00c9valuation des corridors de<br \/>\ntransport et de la production<br \/>\nd\u2019\u00e9nergie renouvelable : Une<br \/>\nperspective nord-am\u00e9ricaine <\/p>\n<p>Chapitre 10 D\u00e9termination des effets hors<br \/>\ncorridor sur les prix et les valeurs<br \/>\ndes propri\u00e9t\u00e9s dans les contrats de<br \/>\nservice d\u2019\u00e9valuation de corridors <\/p>\n<p>Les \u00e9valuateurs au Canada et aux \u00c9tats-Unis<br \/>\nsont assujettis \u00e0 des techniques et \u00e0 des<br \/>\napproches d\u2019\u00e9valuation, \u00e0 des titres fonciers et<br \/>\n\u00e0 des structures juridiques semblables, mais il<br \/>\nexiste des diff\u00e9rences. Les auteurs examinent<br \/>\nles divers lois et r\u00e8glements canadiens et<br \/>\nam\u00e9ricains qui r\u00e9gissent la fa\u00e7on dont le<br \/>\nd\u00e9veloppement des corridors dans chaque<br \/>\npays s\u2019est d\u00e9roul\u00e9 dans le pass\u00e9 et continue<br \/>\nd\u2019\u00e9voluer aujourd\u2019hui. <\/p>\n<p>En tant que repr\u00e9sentants de l\u2019ICE au<br \/>\nComit\u00e9 directeur, il incombait \u00e0 Dallas<br \/>\nMaynard, AACI, P.App et moi-m\u00eame de veiller \u00e0<br \/>\nce que le texte refl\u00e8te l\u2019exp\u00e9rience canadienne.<br \/>\nComme neuf des dix chapitres ont \u00e9t\u00e9 r\u00e9dig\u00e9s<br \/>\npar nos coll\u00e8gues am\u00e9ricains, il n\u2019\u00e9tait pas<br \/>\nsurprenant de voir un contenu canadien<br \/>\nlimit\u00e9 lorsque les premi\u00e8res \u00e9bauches ont<br \/>\n\u00e9t\u00e9 soumises (un grand merci \u00e0 Steven Thair,<br \/>\nAACI, P. App., auteur du chapitre 7 et seul<br \/>\nauteur canadien). Pour ne pas porter atteinte<br \/>\n\u00e0 l\u2019int\u00e9grit\u00e9 \u00e9ditoriale de divers auteurs, nous<br \/>\navons augment\u00e9 le contenu canadien en<br \/>\najoutant des discussions parall\u00e8les tout au long<br \/>\ndu livre. Larry Dybvig, AACI, P. App., MAI, FRICS,<br \/>\nqui est un collaborateur bien connu dans les<br \/>\narticles, manuels et cours dans le domaine de<br \/>\nl\u2019\u00e9valuation au Canada et aux \u00c9tats-Unis, et qui<br \/>\nest membre des trois organismes d\u2019\u00e9valuation<br \/>\nqui ont contribu\u00e9 au manuel, nous a aid\u00e9 \u00e0<br \/>\npr\u00e9parer ces encarts \u00e0 l\u2019intention des lecteurs<br \/>\ncanadiens. Ces encarts apparaissent en bleu<br \/>\naux endroits opportuns dans l\u2019ensemble du<br \/>\nlivre. Nous reconnaissons et remercions Larry<br \/>\npour sa contribution. <\/p>\n<p>O\u00d9 \u2013 Repr\u00e9sentation g\u00e9ographique <\/p>\n<p>L\u2019AI et l\u2019IRWA comptent de nombreux membres<br \/>\ndans le monde. Pour susciter l\u2019int\u00e9r\u00eat de<br \/>\nl\u2019ensemble des membres, le Comit\u00e9 directeur a<br \/>\nd\u2019abord pens\u00e9 \u00e0 cr\u00e9er un manuel d\u2019\u00e9valuation<br \/>\ndes corridors partout dans le monde. Toutefois,<br \/>\nla diversit\u00e9 g\u00e9opolitique rendrait ce projet tout<br \/>\nsimplement impraticable de sorte que les<br \/>\nauteurs se sont limit\u00e9s \u00e0 la situation au Canada<br \/>\net aux \u00c9tats-Unis. Les membres du Comit\u00e9<br \/>\ndirecteur et les collaborateurs sont r\u00e9partis<br \/>\ndans l\u2019ensemble des \u00c9tats-Unis et du Canada et<br \/>\nils offrent une expertise \u00e9tendue et approfondie<br \/>\nsur le sujet. Ce premier ouvrage laisse entrevoir<br \/>\nla possibilit\u00e9 d\u2019\u00e9largir plus tard la couverture du<br \/>\nmanuel, mais seul l\u2019avenir nous le dira. <\/p>\n<p>QUAND et POURQUOI \u2013  <\/p>\n<p>Un texte tant attendu <\/p>\n<p>Le personnel et les membres de l\u2019AI et de<br \/>\nl\u2019IRWA ont reconnu la n\u00e9cessit\u00e9 d\u2019un manuel<br \/>\nsur l\u2019\u00e9valuation des corridors. Cette situation<br \/>\na \u00e9t\u00e9 en partie aliment\u00e9e par ce qui a \u00e9t\u00e9<br \/>\nconsid\u00e9r\u00e9 comme l\u2019utilisation incoh\u00e9rente de<br \/>\nm\u00e9thodes d\u2019\u00e9valuation des corridors telles que<br \/>\nla m\u00e9thode Across the Fence (ATF). Depuis<br \/>\nla cr\u00e9ation de l\u2019ICE, de l\u2019AI et de l\u2019IRWA, des<br \/>\nexperts en \u00e9valuation ont re\u00e7u des conseils sur<br \/>\ndes questions d\u2019\u00e9valuation controvers\u00e9es. Ces<br \/>\norganisations professionnelles ont publi\u00e9 de<br \/>\nnombreux manuels et articles r\u00e9dig\u00e9s par des<br \/>\nuniversitaires et des experts en \u00e9valuation sur<br \/>\ndes sujets aussi vari\u00e9s que les droits riverains,<br \/>\nles \u00e9valuations d\u2019h\u00f4tels et de terrains de golf.<br \/>\nComme nous l\u2019avons expliqu\u00e9 au chapitre<br \/>\n1, l\u2019\u00e9valuation des corridors a commenc\u00e9<br \/>\navec l\u2019av\u00e8nement du rail et de l\u2019\u00e9lectricit\u00e9,<br \/>\nqui pr\u00e9c\u00e8de la cr\u00e9ation de l\u2019ICE, de l\u2019AI et de<br \/>\nl\u2019IRWA. Ce type d\u2019\u00e9valuation est peut-\u00eatre<br \/>\npass\u00e9 inaper\u00e7u ou peut-\u00eatre l\u2019a-t-on \u00e9vit\u00e9<br \/>\nparce qu\u2019il \u00e9tait trop controvers\u00e9, quoi qu\u2019il en<br \/>\nsoit, il n\u2019existait pas de manuel d\u2019\u00e9valuation<br \/>\ndes corridors. <\/p>\n<p>Au meilleur de ma connaissance, le manuel<br \/>\nsur le th\u00e8me de l\u2019\u00e9valuation des corridors est<br \/>\nen cours d\u2019\u00e9laboration depuis 2014 environ.<br \/>\nIl semblait \u00eatre dans un \u00e9tat quelque peu<br \/>\nd\u00e9sorganis\u00e9 jusqu\u2019en juin 2016, lorsque les<br \/>\npr\u00e9sidents, les membres et le personnel des trois<br \/>\norganisations ont \u00e9t\u00e9 invit\u00e9s par les principaux<br \/>\npromoteurs \u00e0 une r\u00e9union \u00e0 l\u2019improviste \u00e0 la<br \/>\nConf\u00e9rence \u00e9ducative de l\u203aIRWA \u00e0 Nashville.<br \/>\n\u00c0 la fin de 2016, le Comit\u00e9 directeur a \u00e9t\u00e9 cr\u00e9\u00e9<br \/>\net une entente de financement \u00e0 parts \u00e9gales<br \/>\na \u00e9t\u00e9 approuv\u00e9e par les trois organismes.<br \/>\nD\u2019innombrables conf\u00e9rences t\u00e9l\u00e9phoniques ont<br \/>\nsuivi et, malgr\u00e9 quelques revers mineurs, des<br \/>\nchapitres ont \u00e9t\u00e9 r\u00e9dig\u00e9s, r\u00e9vis\u00e9s et \u00e9dit\u00e9s, et le<br \/>\nmanuel a \u00e9t\u00e9 publi\u00e9 au printemps 2019. Si je me<br \/>\nsouviens bien, le Comit\u00e9 directeur s\u2019est donn\u00e9<br \/>\ndeux ou trois ans pour terminer et publier le<br \/>\nmanuel. Nous pouvons dire que nous avons livr\u00e9<br \/>\n\u00e0 temps et on m\u2019informe que le co\u00fbt final a \u00e9t\u00e9<br \/>\ninf\u00e9rieur au budget. <\/p>\n<p>LES AVANTAGES <\/p>\n<p>Je retiens cinq choses importantes de la<br \/>\nd\u00e9marche de production de ce manuel. <\/p>\n<p>\u2022 Il s\u2019agit d\u2019un recueil d\u2019articles\/essais<br \/>\nsur un sujet d\u2019\u00e9valuation tr\u00e8s important<br \/>\net contemporain, \u00e0 propos duquel les<br \/>\n\u00e9valuateurs doivent discuter et s&rsquo;accorder<br \/>\ndans leurs m\u00e9thodes d\u2019\u00e9valuation. <\/p>\n<p>\u2022 C\u2019est une excellente source de r\u00e9f\u00e9rence<br \/>\npour les \u00e9valuateurs et, \u00e0 l\u2019\u00e8re de l\u2019Internet<br \/>\nd\u2019aujourd\u2019hui, la plupart sont facilement<br \/>\naccessibles. J\u2019ai compt\u00e9 plus de 440<br \/>\nr\u00e9f\u00e9rences dans le manuel. Bien que<br \/>\ncertaines soient r\u00e9p\u00e9t\u00e9es et que d\u2019autres<br \/>\nfassent simplement r\u00e9f\u00e9rence aux<br \/>\nNUPPEC (Normes uniformes de pratique<br \/>\nprofessionnelle en mati\u00e8re d\u2019\u00e9valuation au<br \/>\nCanada), aux USPAP (Uniform Standards<br \/>\nof Professional Appraisal Practice) ou au<br \/>\nIVSC (International Valuation Standards<br \/>\nCouncil), il y a 386 r\u00e9f\u00e9rences que les <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 53Return to CONTENTS<\/p>\n<p>POINT DE VUE D\u2019UN \u00c9VALUATEUR PROFESSIONNEL<\/p>\n<p>PROFESSIONAL APPRAISER&rsquo;S PERSPECTIVE<\/p>\n<p>\u00e9valuateurs peuvent consid\u00e9rer comme<br \/>\ndes ressources pertinentes pour<br \/>\nleurs contrats de service d\u2019\u00e9valuation<br \/>\ndes corridors. <\/p>\n<p>\u2022 Le manuel compare le Canada et<br \/>\nles \u00c9tats-Unis et montre \u00e0 la fois les<br \/>\nsimilitudes et les diff\u00e9rences dans la<br \/>\nfa\u00e7on dont les corridors ont \u00e9t\u00e9 cr\u00e9\u00e9s, en<br \/>\nquoi la l\u00e9gislation diff\u00e8re et en quoi les<br \/>\ntechniques d\u2019\u00e9valuation peuvent diff\u00e9rer. <\/p>\n<p>\u2022 Le manuel examine l\u2019historique des<br \/>\ncorridors et de l\u2019\u00e9valuation des corridors<br \/>\nainsi que l\u2019\u00e9valuation des corridors<br \/>\nconsacr\u00e9s aux nouvelles technologies<br \/>\ntelles que les t\u00e9l\u00e9communications et les<br \/>\n\u00e9nergies renouvelables.<\/p>\n<p>\u2022 Nous avons maintenant la preuve que<br \/>\nces trois associations d\u2019\u00e9valuation<br \/>\ntr\u00e8s respect\u00e9es peuvent collaborer<br \/>\nefficacement afin de publier un livre utile<br \/>\npour leurs membres, les intervenants de<br \/>\nl\u2019industrie et le grand public. <\/p>\n<p>Il est important que les membres ne se fient pas<br \/>\nuniquement aux connaissances acquises en lisant<br \/>\nce manuel d\u2019\u00e9valuation lorsqu\u2019ils envisagent de<br \/>\nfaire l\u2019\u00e9valuation d\u2019un corridor. Comme l\u2019a d\u00e9clar\u00e9<br \/>\nBonnie D. Roerig, co-pr\u00e9sidente du Comit\u00e9<br \/>\ndirecteur, lors d\u2019une discussion en groupe sur le<br \/>\nmanuel d\u2019\u00e9valuation du corridor au cours de la<br \/>\nconf\u00e9rence \u00e9ducative 2019 de l\u2019IRWA \u00e0 Portland,<br \/>\nOregon : \u00ab Les dispositions et les r\u00e8gles de<br \/>\ncomp\u00e9tence des USPAP et des NUPPEC doivent<br \/>\n\u00eatre respect\u00e9es, donc, avant d\u2019accepter un contrat<br \/>\nde service avouez-le. Dites \u00e0 votre client que vous<br \/>\nne savez pas comment \u00e9valuer un corridor, mais<br \/>\nque vous prendrez des mesures pour apprendre \u00e0<br \/>\nle faire. \u00bb Notre manuel d\u2019\u00e9valuation des corridors<br \/>\nest un bon point de d\u00e9part qui propose d\u2019excellents<br \/>\ndocuments de r\u00e9f\u00e9rence dans lesquels puiser. <\/p>\n<p>J\u2019ai beaucoup aim\u00e9 travailler avec mes<br \/>\ncoll\u00e8gues de l\u2019AI et de l\u2019IRWA sur ce projet.<br \/>\nSi l\u2019occasion se pr\u00e9sente, je recommanderais<br \/>\nfortement cette exp\u00e9rience aux autres membres<br \/>\nde l\u2019ICE. <\/p>\n<p>Il est important que<br \/>\nles membres ne se<br \/>\nfient pas uniquement<br \/>\naux connaissances<br \/>\nacquises en lisant ce<br \/>\nmanuel d&rsquo;\u00e9valuation<br \/>\nlorsqu&rsquo;ils envisagent<br \/>\nde faire l\u2019\u00e9valuation<br \/>\nd\u2019un corridor\u2026<br \/>\nLes dispositions et les<br \/>\nr\u00e8gles de comp\u00e9tence<br \/>\ndes USPAP et des<br \/>\nNUPPEC doivent \u00eatre<br \/>\nrespect\u00e9es.<\/p>\n<p>It is important that<br \/>\nmembers do not rely<br \/>\nsolely on knowledge<br \/>\ngained by reading this<br \/>\nvaluation textbook<br \/>\nwhen considering a<br \/>\ncorridor valuation<br \/>\nassignment\u2026<br \/>\nUSPAP and CUSPAP<br \/>\ncompetency<br \/>\nprovisions and rules<br \/>\nmust be followed.<\/p>\n<p>\u2022 It compares Canada and the US<br \/>\nand shows both similarities and<br \/>\ndifferences in how corridors were<br \/>\ncreated, how legislation differs, and<br \/>\nhow valuation techniques can differ.<\/p>\n<p>\u2022 It looks at the history of corridors<br \/>\nand corridor valuation as well<br \/>\nas the valuation of corridors<br \/>\nfor new technology such<br \/>\nas telecommunication and<br \/>\nrenewable energy.<\/p>\n<p>\u2022 It proves that these three well-<br \/>\nrespected valuation associations<br \/>\ncan collaborate effectively in order<br \/>\nto publish a useful book for their<br \/>\nmembers, industry stakeholders and<br \/>\nthe general public. <\/p>\n<p>It is important that members do not rely<br \/>\nsolely on knowledge gained by reading <\/p>\n<p>this valuation textbook when considering a<br \/>\ncorridor valuation assignment. Bonnie D.<br \/>\nRoerig, Co-Chair of the Steering Committee<br \/>\nsaid it best during a panel discussion on the<br \/>\nCorridor Valuation textbook at the 2019 IRWA<br \/>\nEducational Conference in Portland, Oregon:<br \/>\n\u201cUSPAP and CUSPAP competency provisions<br \/>\nand rules must be followed, so \u2018fess up\u2019 before<br \/>\nyou take on an assignment. Tell your client<br \/>\nthat you don\u2019t know how to appraise a corridor,<br \/>\nbut that you will take measures to learn how<br \/>\nto do it.\u201d Our Corridor Valuation textbook is a<br \/>\ngood starting point, with excellent reference<br \/>\nmaterial from which to draw. <\/p>\n<p>I thoroughly enjoyed working with<br \/>\ncolleagues at the AI and IRWA on this project.<br \/>\nIf the opportunity presents itself, I would<br \/>\nhighly recommend the experience to other<br \/>\nAIC Members. <\/p>\n<p>Continued from page 51.<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 54 Return to CONTENTS<\/p>\n<p>Immobili\u00e8re au Canada<\/p>\n<p>Canadian Property<br \/>\nVol 63 | Book 2 \/ Tome 2 2019<\/p>\n<p>HOW TO ATTRACT<br \/>\nA COMPLAINT<br \/>\nComment risquer<br \/>\nune plainte<\/p>\n<p>APPRAISING AN<br \/>\nOFFSHORE ISLAND<br \/>\n(*French to come)<\/p>\n<p>AN \u2018ACROSS THE FENCE\u2019<br \/>\nAPPROACH FOR VALUING<br \/>\nA RIGHT OF WAY ACROSS<br \/>\nA HYDRO CORRIDOR<br \/>\nUne approche \u00ab de l\u2019autre<br \/>\nc\u00f4t\u00e9 de la cl\u00f4ture \u00bb pour<br \/>\nl\u2019\u00e9valuation d\u2019un droit de<br \/>\npassage dans un corridor<br \/>\nhydro\u00e9lectrique <\/p>\n<p>P<br \/>\nM<\/p>\n<p> #<br \/>\n40<\/p>\n<p>00<br \/>\n82<\/p>\n<p>49<br \/>\n R<\/p>\n<p>et<br \/>\nur<\/p>\n<p>n<br \/>\nun<\/p>\n<p>de<br \/>\nli<\/p>\n<p>ve<br \/>\nra<\/p>\n<p>bl<br \/>\ne <\/p>\n<p>C<br \/>\nan<\/p>\n<p>ad<br \/>\nia<\/p>\n<p>n<br \/>\nA<\/p>\n<p>dd<br \/>\nre<\/p>\n<p>ss<br \/>\nes<\/p>\n<p> t<br \/>\no:<\/p>\n<p> A<br \/>\npp<\/p>\n<p>ra<br \/>\nis<\/p>\n<p>al<br \/>\n In<\/p>\n<p>st<br \/>\nit<\/p>\n<p>ut<br \/>\ne <\/p>\n<p>of<br \/>\n C<\/p>\n<p>an<br \/>\nad<\/p>\n<p>a,<br \/>\n 4<\/p>\n<p>03<br \/>\n-2<\/p>\n<p>00<br \/>\n C<\/p>\n<p>at<br \/>\nhe<\/p>\n<p>ri<br \/>\nne<\/p>\n<p> S<br \/>\nt.<\/p>\n<p>, O<br \/>\ntt<\/p>\n<p>aw<br \/>\na,<\/p>\n<p> O<br \/>\nN<\/p>\n<p> K<br \/>\n2P<\/p>\n<p> 2<br \/>\nK<\/p>\n<p>9.<br \/>\n E<\/p>\n<p>m<br \/>\nai<\/p>\n<p>l:<br \/>\n in<\/p>\n<p>fo<br \/>\n@<\/p>\n<p>ai<br \/>\nca<\/p>\n<p>na<br \/>\nda<\/p>\n<p>.c<br \/>\na<\/p>\n<p>The Official Publication of the<br \/>\nAppraisal Institute of Canada \/<br \/>\nPublication officielle de l\u2019Institut<br \/>\nCanadien des \u00c9valuateurs<\/p>\n<p>IS UPON US<br \/>\nA<\/p>\n<p>UN<\/p>\n<p>SE PR\u00c9PARE<\/p>\n<p>We are looking for topical, timely and informative<br \/>\narticles provided by appraisers who are willing<br \/>\nto share their knowledge and expertise by<br \/>\ncontributing an article to Canadian Property<br \/>\nValuation. It is an ideal way to:<\/p>\n<p>\u00fc enhance the knowledge of your colleagues<br \/>\n\u00fc advance the appraisal profession as a whole<br \/>\n\u00fc gain exposure and recognition with your peers<br \/>\n\u00fc earn CPD credits<\/p>\n<p>If you are interested in being published<br \/>\nin a future issue of Canadian Property<br \/>\nValuation and contributing significantly to the<br \/>\nadvancement of the profession, please contact:<br \/>\nPAUL H\u00c9BERT, Director, Communications,<br \/>\nAppraisal Institute of Canada<br \/>\npaulh@aicanada.ca \u2022 1-888-551-5521<\/p>\n<p>*Note: We will provide additional details and any  <\/p>\n<p>assistance you require to ensure a smooth and  <\/p>\n<p>efficient contribution process.<\/p>\n<p>ADVANCE OUR APPRAISAL PROFESSION<br \/>\nBY SHARING YOUR KNOWLEDGE,<br \/>\nEXPERTISE AND EXPERIENCE<\/p>\n<p>MODERNISONS NOTRE<br \/>\nPROFESSION D\u2019\u00c9VALUATEUR<br \/>\nEN PARTAGEANT CONNAISSANCES,<br \/>\nEXPERTISE ET EXP\u00c9RIENCE<\/p>\n<p>Si vous aimeriez faire publier un article dans un<br \/>\nprochain num\u00e9ro de la revue \u00c9valuation immobili\u00e8re<br \/>\nau Canada et contribuer de fa\u00e7on significative \u00e0<br \/>\nl\u2019avancement de la profession, veuillez contacter :<br \/>\nPAUL H\u00c9BERT, directeur, Communications,<br \/>\nInstitut canadien des \u00e9valuateurs<br \/>\npaulh@aicanada.ca \u2022 1-888-551-5521<\/p>\n<p>*Remarque : Nous fournirons les d\u00e9tails suppl\u00e9mentaires et toute <\/p>\n<p>l\u2019aide dont vous pourriez avoir besoin pour assurer un processus <\/p>\n<p>de contribution harmonieux et efficace.<\/p>\n<p>Nous sommes \u00e0 la recherche d\u2019articles qui traitent de<br \/>\nsujets pertinents, opportuns et informatifs, r\u00e9dig\u00e9s par des<br \/>\n\u00e9valuateurs d\u00e9sireux de partager leurs connaissances et leur<br \/>\nexpertise en contribuant un article dans la revue \u00c9valuation<br \/>\nimmobili\u00e8re au Canada. C\u2019est une fa\u00e7on id\u00e9ale :<\/p>\n<p>\u00fc d\u2019am\u00e9liorer les connaissances de vos coll\u00e8gues<br \/>\n\u00fc de moderniser la profession d\u2019\u00e9valuateur dans son ensemble<br \/>\n\u00fc de profiter d\u2019une exposition et d\u2019\u00eatre reconnu par vos pairs<br \/>\n\u00fc de r\u00e9colter des cr\u00e9dits de PPC<\/p>\n<p>Immobili\u00e8re au Canada<\/p>\n<p>Canadian Property<br \/>\nVol 63 | Book 1 \/ Tome 1 2019<\/p>\n<p>A FORENSIC APPRAISER\u2019S<br \/>\nPERSPECTIVE:<br \/>\nGOVERNMENT OVERPAID<br \/>\nFOR LAND RELYING<br \/>\nON UNAUTHORIZED<br \/>\nAPPRAISAL<br \/>\nPerspective d\u2019un<br \/>\n\u00e9valuateur judiciaire :<br \/>\nLe gouvernement a<br \/>\nsurpay\u00e9 un terrain en<br \/>\nse fiant \u00e0 une \u00e9valuation<br \/>\nnon autoris\u00e9e<\/p>\n<p>COMPETENCY AND THE<br \/>\nAPPRAISER<br \/>\nLa comp\u00e9tence et<br \/>\nl\u2019\u00e9valuateur<\/p>\n<p>VALUING THE TOUGH<br \/>\nONES: A PARTIALLY<br \/>\nRENOVATED, OLDER,<br \/>\nCUSTOM FOUR-PLEX<br \/>\nBUILDING<br \/>\n\u00c9valuation des plus<br \/>\ncoriaces : un vieux<br \/>\nquadruplex partiellement<br \/>\nr\u00e9nov\u00e9, fait sur mesure <\/p>\n<p>P<br \/>\nM<\/p>\n<p> #<br \/>\n40<\/p>\n<p>00<br \/>\n82<\/p>\n<p>49<br \/>\n R<\/p>\n<p>et<br \/>\nur<\/p>\n<p>n<br \/>\nun<\/p>\n<p>de<br \/>\nli<\/p>\n<p>ve<br \/>\nra<\/p>\n<p>bl<br \/>\ne <\/p>\n<p>C<br \/>\nan<\/p>\n<p>ad<br \/>\nia<\/p>\n<p>n<br \/>\nA<\/p>\n<p>dd<br \/>\nre<\/p>\n<p>ss<br \/>\nes<\/p>\n<p> t<br \/>\no:<\/p>\n<p> A<br \/>\npp<\/p>\n<p>ra<br \/>\nis<\/p>\n<p>al<br \/>\n In<\/p>\n<p>st<br \/>\nit<\/p>\n<p>ut<br \/>\ne <\/p>\n<p>of<br \/>\n C<\/p>\n<p>an<br \/>\nad<\/p>\n<p>a,<br \/>\n 4<\/p>\n<p>03<br \/>\n-2<\/p>\n<p>00<br \/>\n C<\/p>\n<p>at<br \/>\nhe<\/p>\n<p>ri<br \/>\nne<\/p>\n<p> S<br \/>\nt.<\/p>\n<p>, O<br \/>\ntt<\/p>\n<p>aw<br \/>\na,<\/p>\n<p> O<br \/>\nN<\/p>\n<p> K<br \/>\n2P<\/p>\n<p> 2<br \/>\nK<\/p>\n<p>9.<br \/>\n E<\/p>\n<p>m<br \/>\nai<\/p>\n<p>l:<br \/>\n in<\/p>\n<p>fo<br \/>\n@<\/p>\n<p>ai<br \/>\nca<\/p>\n<p>na<br \/>\nda<\/p>\n<p>.c<br \/>\na<\/p>\n<p>The Official Publication of the<br \/>\nAppraisal Institute of Canada \/<br \/>\nPublication officielle de l\u2019Institut<br \/>\nCanadien des \u00c9valuateurs<\/p>\n<p>INSTALLATIONS<br \/>\nDU CANNABIS<\/p>\n<p>CANNABIS<br \/>\nFACILITIES <\/p>\n<p>IS THIS A BUBBLE<br \/>\nAND IS IT BURSTING?<br \/>\nEst-ce une bulle et<br \/>\nest-elle pr\u00eate \u00e0 \u00e9clater?<\/p>\n<p>HALFWAY POINT UPDATE<br \/>\nON AIC\u2019S THREE-YEAR<br \/>\nSTRATEGIC PLAN<br \/>\nMise \u00e0 jour \u00e0 mi-parcours<br \/>\ndu Plan strat\u00e9gique<br \/>\ntriennal de l\u2019ICE<\/p>\n<p>CANNABIS LEGALIZATION:<br \/>\nCAUTION REQUIRED WHEN<br \/>\nDISCLOSING PERSONAL<br \/>\nINFORMATION IN A REPORT<br \/>\nL\u00e9galisation du cannabis<br \/>\n: Attention requise lors<br \/>\nde la divulgation de<br \/>\nrenseignements personnels<br \/>\ndans un rapport <\/p>\n<p>P<br \/>\nM<\/p>\n<p> #<br \/>\n40<\/p>\n<p>00<br \/>\n82<\/p>\n<p>49<br \/>\n R<\/p>\n<p>et<br \/>\nur<\/p>\n<p>n<br \/>\nun<\/p>\n<p>de<br \/>\nli<\/p>\n<p>ve<br \/>\nra<\/p>\n<p>bl<br \/>\ne <\/p>\n<p>C<br \/>\nan<\/p>\n<p>ad<br \/>\nia<\/p>\n<p>n<br \/>\nA<\/p>\n<p>dd<br \/>\nre<\/p>\n<p>ss<br \/>\nes<\/p>\n<p> t<br \/>\no:<\/p>\n<p> A<br \/>\npp<\/p>\n<p>ra<br \/>\nis<\/p>\n<p>al<br \/>\n In<\/p>\n<p>st<br \/>\nit<\/p>\n<p>ut<br \/>\ne <\/p>\n<p>of<br \/>\n C<\/p>\n<p>an<br \/>\nad<\/p>\n<p>a,<br \/>\n 4<\/p>\n<p>03<br \/>\n-2<\/p>\n<p>00<br \/>\n C<\/p>\n<p>at<br \/>\nhe<\/p>\n<p>ri<br \/>\nne<\/p>\n<p> S<br \/>\nt.<\/p>\n<p>, O<br \/>\ntt<\/p>\n<p>aw<br \/>\na,<\/p>\n<p> O<br \/>\nN<\/p>\n<p> K<br \/>\n2P<\/p>\n<p> 2<br \/>\nK<\/p>\n<p>9.<br \/>\n E<\/p>\n<p>m<br \/>\nai<\/p>\n<p>l:<br \/>\n in<\/p>\n<p>fo<br \/>\n@<\/p>\n<p>ai<br \/>\nca<\/p>\n<p>na<br \/>\nda<\/p>\n<p>.c<br \/>\na<\/p>\n<p>The Official Publication of the<br \/>\nAppraisal Institute of Canada \/<br \/>\nPublication officielle de l\u2019Institut<br \/>\nCanadien des \u00c9valuateurs<\/p>\n<p>Immobili\u00e8re au Canada<\/p>\n<p>Canadian Property<br \/>\nVol 62 | Book 4 \/ Tome 4 2018<\/p>\n<p>GOING-CONCERN<br \/>\nAPPRAISALS<br \/>\nVS. BUSINESS<br \/>\nVALUATIONS<\/p>\n<p>\u00c9VALUATIONS<br \/>\nSUR UNEBASE  <\/p>\n<p>DE CONTINUIT\u00c9<br \/>\nC. \u00c9VALUATIONS  <\/p>\n<p>D\u2019ENTREPRISE <\/p>\n<p>WHO CAN PROVIDE<br \/>\nPROFESSIONAL<br \/>\nASSISTANCE?<br \/>\nQui peut fournir une<br \/>\naide professionnelle ?<\/p>\n<p>mailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:paulh@aicanada.ca<br \/>\nmailto:paulh@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<\/p>\n<p>Why can the public file<br \/>\ncomplaints against<br \/>\nMembers?<\/p>\n<p>BY JOHN SHEVCHUK<\/p>\n<p>Litigation Counsel, C. Arb., AAIC (Hon.), RI(BC)<\/p>\n<p>Recently, one of the Appraisal Institute of Canada (AIC) Counsellors, Professional Practice noted the increased frequency of being asked why it is that the public can lodge complaints with the AIC against AIC Members, especially if the<br \/>\nparty complaining is not even a client. One obvious, but superficial answer,<br \/>\nis because the governing documents of the AIC allow it. This only leads to<br \/>\nthe further question, namely, what is the underlying reason for permitting<br \/>\nthe public to make complaints against AIC Members. One answer is that<br \/>\nthe AIC and its Members have pledged to safeguard the public.<\/p>\n<p>Laying the context \u2013 AIC and Member contractual relationship<\/p>\n<p>The relationship between the AIC and an individual Member is<br \/>\n1) voluntary and 2) contractual. In court cases that considered the right<br \/>\nof an AIC Member to expect natural justice and procedural fairness in<br \/>\nthe discipline process, judges have endorsed both features. <\/p>\n<p>In Chyz v. Appraisal Institute of Canada,75 the Saskatchewan Court<br \/>\nof Appeal relied upon Supreme Court of Canada guidance concerning<br \/>\nvoluntary associations. The following passage was taken from the<br \/>\nSupreme Court of Canada decision:<br \/>\n When an individual decides to join a corporation like the Board, <\/p>\n<p>he accepts its constitution and the by-laws then in force, and<br \/>\nhe undertakes all obligations to observe them. In accepting the<br \/>\nconstitution, he also undertakes in advance to comply with the<br \/>\nby-laws that shall subsequently be duly adopted by a majority of<br \/>\nmembers entitled to vote, even if he disagrees with such charges (sic).<br \/>\nAdditionally, he may generally resign, and, by remaining, he accepts<br \/>\nthe new by-laws&#8230;<\/p>\n<p>In Lee v. Appraisal Institute of Canada,76 the court again described the<br \/>\nrelationship between the AIC and a Member as contractual. The Ontario<br \/>\nCourt of Appeal referred to the contractual nature of the relationship<br \/>\nbetween the AIC and its Members in Egerton v. Appraisal Institute<br \/>\nof Canada.77<\/p>\n<p>Based upon the aforementioned cases, each AIC Member has<br \/>\nentered into a contract to abide by the AIC Letters Patent, By-Laws,<br \/>\nCode of Conduct, Regulations, and the Canadian Uniform Standard of<br \/>\nProfessional Appraisal Practice.78 These governing documents focus<br \/>\nattention on safeguarding the public and providing an avenue through<br \/>\nwhich members of the public can air their concerns.<\/p>\n<p>Letters Patent<\/p>\n<p>AIC Letters Patent dated April 11, 1960 created the Appraisal Institute<br \/>\nof Canada. The preamble in the Letters Patent contains the following:<br \/>\n WHEREAS, in and by \u2026 the Companies Act [Canada] \u2026 <\/p>\n<p>the Secretary of State of Canada may by letters patent \u2026<br \/>\ngrant a charter [and] thereby create a body corporate \u2026 for the<br \/>\npurpose of carrying on, in more than one (1) province of Canada,<br \/>\nwithout pecuniary gain to its members, objects of \u2026 professional \u2026<br \/>\ncharacter<\/p>\n<p>The key concept in the preamble quoted above is the word<br \/>\n\u201cprofessional.\u201d The definition of \u201cprofession\u201d found in Black\u2019s Law<br \/>\nDictionary79 quotes from a 1939 American court case:<br \/>\n Learned professions are characterized by the need of unusual <\/p>\n<p>learning, the existence of confidential relations, the adherence to a<br \/>\nstandard of ethics higher than that of the market place \u2026<\/p>\n<p>Among the purposes and objects set out in the Letters Patent are two<br \/>\nthat have some bearing on the present discussion:<br \/>\n(a) to create and maintain an association of appraisers and, for that <\/p>\n<p>purpose, to establish, promote and advance the standards of<br \/>\nappraisal and valuation of property of all kinds<\/p>\n<p>(d) to create, stimulate and increase public interest in matters of<br \/>\nappraisal and valuation<\/p>\n<p>The perspective of the original Letters Patent was inward looking<br \/>\n\u2013 to foster the growth and wellbeing of appraisers and the<br \/>\nappraisal profession. This perspective was not isolated to the AIC. <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 56 Return to CONTENTS<\/p>\n<p>LEGAL MATTERS<\/p>\n<p>Many professional bodies historically saw themselves as advocates<br \/>\nfor their respective professions. Over time, however, the public and<br \/>\ngovernments demanded more from the professions. If the professions<br \/>\nwanted to maintain their relative independence and right to self-govern,<br \/>\nthere would have to be a shift toward protecting the public rather than<br \/>\nadvocating for the profession. <\/p>\n<p> A manifestation of this shift to protection of the public occurred on<br \/>\nJune 16, 2009, when the AIC amended its Letters Patent. Significantly,<br \/>\npurpose and object (d) in the original Letters Patent was changed so that<br \/>\nit now reads as follows:<br \/>\n(c) to protect the public interest by setting standards of learning, <\/p>\n<p>professional competence and professional conduct that all members<br \/>\nmust adhere to<\/p>\n<p>Clearly, the focus has shifted to protecting the public.<\/p>\n<p>By-law No. 1 and the Code of Conduct<\/p>\n<p>By-law No. 1 is the paramount document through which the purposes<br \/>\nand objects in the Letters Patent are realized. Section 5.6 of By-law No. 1<br \/>\nstipulates that AIC Members must comply with the AIC Code of Conduct,<br \/>\nthey must meet and comply with the AIC Standards of Professional<br \/>\nAppraisal Practice and they must comply with AIC policies.<\/p>\n<p>Section 11.1 of By-law No. 1 provides that AIC Members may be<br \/>\ndisciplined for failing to comply with the AIC Code of Conduct. The Code<br \/>\nof Conduct is succinct:<br \/>\n Two hallmarks of a respected and trusted self-regulated organization <\/p>\n<p>are the professional conduct and competence of its members.<br \/>\n Members of the Appraisal Institute of Canada (AIC) pledge to conduct <\/p>\n<p>themselves in a manner that is not detrimental to the public, the AIC<br \/>\nor its Members, or the real property appraisal profession. Members\u2019<br \/>\nrelationships with other Members, the AIC and the public shall<br \/>\nbe governed by courtesy and good faith and respect the AIC and<br \/>\nits procedures.<\/p>\n<p> Accordingly, Members shall comply and engage in conduct consistent<br \/>\nwith AIC By-laws, AIC Consolidated Regulations and AIC Canadian<br \/>\nUniform Standards of Professional Appraisal Practice (CUSPAP).<\/p>\n<p> [Emphasis added.]<br \/>\n For present purposes, the key words of the Code of Conduct are<br \/>\n\u201cMembers of the Appraisal Institute of Canada (AIC) pledge to conduct<br \/>\nthemselves in a manner that is not detrimental to the public.\u201d<\/p>\n<p>AIC Consolidated Regulations<\/p>\n<p>Having pledged not to conduct themselves in a manner that hurts the<br \/>\npublic, there implicitly has to be a way to address AIC Member conduct<br \/>\nthat does hurt the public. This is where the Regulations come in.<br \/>\nAt the time of writing, the applicable document is entitled Consolidated<br \/>\nRegulations (2014) of the Appraisal Institute of Canada effective April 30,<br \/>\n2014 (\u201cRegulations\u201d).<\/p>\n<p>The Regulations provide three definitions pertinent to this discussion:<br \/>\n COMPLAINT \u2013 shall mean the formal written allegations made <\/p>\n<p>against a Member regarding conduct that breaches the Institute\u2019s <\/p>\n<p>By-laws, Code of Conduct, Regulations, Policies or CUSPAP, or other<br \/>\nunprofessional conduct.<\/p>\n<p> CONSUMER \u2013 shall mean an appraiser\u2019s client, intended user<br \/>\nof appraisal services, or any member of the general public.<br \/>\n[Emphasis added.] <\/p>\n<p> CONSUMER INQUIRY \u2013 shall mean an inquiry whereby a consumer<br \/>\nseeks the assistance of the Director, Professional Practice to resolve<br \/>\nany issue in an informal manner, using a Dispute Resolution Process,<br \/>\nrather than submitting a formal written Complaint.<\/p>\n<p> Regulations that reflect the concern that the public be protected include<br \/>\nsection 5.1.2 (AIC members pledge to conduct themselves so as not to<br \/>\nbe a detriment to the public), section 5.1.5 (regulate and investigate AIC<br \/>\nmember conduct in a framework that has regard for the best interests<br \/>\nof the public), sections 5.68.2.1 and 5.68.2.4 (suspension of designation<br \/>\nwhere the interests of public protection require immediate action), and<br \/>\nsection 5.76.1 (sanctions for detriment to the public interest).<\/p>\n<p>Closing<\/p>\n<p>So the answer to the question why members of the public can lodge<br \/>\ncomplaints against AIC Members is at least four-fold:<br \/>\n(a) current views of professions incorporate the concept that the <\/p>\n<p>members of a profession serve the public and are obliged to protect<br \/>\nthe public interest;<\/p>\n<p>(b) by accepting membership in the AIC, each Member voluntarily<br \/>\npledges to uphold the public interest;<\/p>\n<p>(c) the public, and the governments the public elects, require self-<br \/>\ngoverning bodies to regulate and, where appropriate, to discipline its<br \/>\nmembers for conduct detrimental to the public interest. If a profession<br \/>\ndoes not undertake this responsibility, government will; and<\/p>\n<p>(d) it is in the AIC\u2019s self-interest to safeguard the public interest.<br \/>\nThe reliance upon AIC Members to provide appraisal and valuation<br \/>\nservices over any other appraisal and valuation service is clearly<br \/>\nenhanced if the public can rely upon the AIC to set and enforce<br \/>\nhigh standards among its Members. <\/p>\n<p>This article is provided for the purposes of generating discussion and<br \/>\nto make practitioners aware of developments in the law. It is not to<br \/>\nbe taken as legal advice. Any questions arising from this article in<br \/>\nparticular circumstances should be put to qualified legal and appraisal<br \/>\npractitioners.<\/p>\n<p>End notes<br \/>\n1  Chyz v. Appraisal Institute of Canada, 1985 CarswellSask 834 at <\/p>\n<p>para. 10<br \/>\n2  Lee v. Appraisal Institute of Canada, 2000 BCSC 1942 at para. 10<br \/>\n3  Egerton v. Appraisal Institute of Canada, 2000 ONCA 390, at para. 17<br \/>\n4  See also Jellis v. Appraisal Institute of Canada, 1986 CarswellAlta 619 <\/p>\n<p>(Alta. QB) at paras. 60-62<br \/>\n5  Black\u2019s Law Dictionary, 9th ed., ed. Bryan A. Garner and others <\/p>\n<p>(St. Paul MN: Thomson Reuters, 2009), 1329 <\/p>\n<p>Why can the public file<br \/>\ncomplaints against<br \/>\nMembers?<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 57Return to CONTENTS<\/p>\n<p>PAR JOHN SHEVCHUK<\/p>\n<p>Avocat en litige, C.Arb, AACI(Hon), RI(BC)<\/p>\n<p>Pourquoi le public<br \/>\npeut-il porter plainte<br \/>\ncontre un membre? <\/p>\n<p>U n des avocats de l\u2019Institut canadien des \u00e9valuateurs (ICE), secteur Pratique professionnelle, mentionne qu\u2019on demande de plus en plus souvent pourquoi le public peut d\u00e9poser une plainte aupr\u00e8s de l\u2019ICE contre un membre<br \/>\nde l\u2019ICE, surtout si le plaignant n\u2019est pas lui-m\u00eame client. La r\u00e9ponse<br \/>\n\u00e9vidente, mais superficielle est que les statuts de l\u2019ICE le permettent. Ce<br \/>\nqui soul\u00e8ve la question suivante : pour quelle raison concr\u00e8te le public<br \/>\npeut-il porter plainte contre un membre de l\u2019ICE? Une des r\u00e9ponses est<br \/>\nque l\u2019ICE et ses membres se sont engag\u00e9s \u00e0 prot\u00e9ger le public.<\/p>\n<p>Contexte \u2013 Lien contractuel entre l\u2019ICE et ses membres<\/p>\n<p>Le lien qui unit l\u2019ICE et chacun de ses membres est 1) volontaire et<br \/>\n2) r\u00e9git par une entente contractuelle. Dans les affaires qui ont examin\u00e9<br \/>\nle droit d\u2019un membre de l\u2019ICE de s\u2019attendre \u00e0 une justice naturelle et \u00e0<br \/>\nl\u2019\u00e9quit\u00e9 proc\u00e9durale dans le processus disciplinaire, les juges valident<br \/>\nles deux \u00e9tats de fait.<\/p>\n<p>Dans l\u2019affaire Chyz c. Appraisal Institute of Canada,80 la Cour d\u2019appel<br \/>\nde la Saskatchewan se fonde sur les directives de la Cour supr\u00eame du<br \/>\nCanada concernant l\u2019association volontaire. Le passage suivant est tir\u00e9<br \/>\nde la d\u00e9cision de la Cour supr\u00eame du Canada :<br \/>\n Celui qui d\u00e9cide de se faire membre d\u2019une soci\u00e9t\u00e9 comme le Conseil <\/p>\n<p>en accepte les statuts et les r\u00e8glements administratifs en vigueur,<br \/>\net s\u2019engage \u00e0 les respecter. En acceptant les statuts, il s\u2019engage<br \/>\nd\u2019avance \u00e0 respecter les r\u00e8glements administratifs qui seront<br \/>\nadopt\u00e9s par la majorit\u00e9 des membres votants, m\u00eame s\u2019il n\u2019est pas<br \/>\nd\u2019accord avec les accusations (sic). De plus, les membres pouvant<br \/>\nd\u00e9missionner, le fait de ne pas le faire constitue une approbation<br \/>\ntacite des nouveaux r\u00e8glements [&#8230;]<\/p>\n<p>Dans l\u2019affaire Lee c. Appraisal Institute of Canada,81 le tribunal<br \/>\nd\u00e9crit encore le lien entre l\u2019ICE et ses membres comme un lien de<br \/>\nnature contractuelle. La Cour d\u2019appel de l\u2019Ontario \u00e9voque la nature<br \/>\ncontractuelle des liens entre l\u2019ICE et ses membres dans l\u2019affaire<br \/>\nEgerton c. Appraisal Institute of Canada.82<\/p>\n<p>\u00c0 la lumi\u00e8re des cas susmentionn\u00e9s, chaque membre de l\u2019ICE signe<br \/>\nun contrat qui l\u2019oblige \u00e0 se conformer aux lettres patentes, aux r\u00e8glements<br \/>\nadministratifs, au code de conduite, aux r\u00e8glements et aux Normes<br \/>\nuniformes de pratique professionnelle en mati\u00e8re d\u2019\u00e9valuation au Canada<br \/>\nde l\u2019ICE.83 Ces documents constitutifs traitent principalement de protection<br \/>\ndu public et offrent des m\u00e9canismes qui permettent aux citoyens d\u2019exprimer<br \/>\nleurs pr\u00e9occupations.<\/p>\n<p>Lettres patentes<\/p>\n<p>Les lettres patentes de l\u2019ICE du 11 avril 1960 cr\u00e9ent l\u2019Institut canadien des<br \/>\n\u00e9valuateurs. Le pr\u00e9ambule des lettres patentes \u00e9nonce ce qui suit :<br \/>\n ATTENDU QUE, dans et en vertu de [\u2026] la Loi sur les compagnies [Canada] <\/p>\n<p>[\u2026] le secr\u00e9taire d\u2019\u00c9tat du Canada peut, par lettres patentes [\u2026] accorder<br \/>\nune charte [et] ainsi cr\u00e9er une personne morale [\u2026] aux fins d\u2019exercer ses<br \/>\nactivit\u00e9s dans plus d\u2019une (1) province du Canada, sans gain p\u00e9cuniaire pour<br \/>\nses membres, objets \u00e0 [\u2026] caract\u00e8re [\u2026] professionnel [\u2026]<\/p>\n<p>Le concept cl\u00e9 dans le pr\u00e9ambule cit\u00e9 ci-dessus est le mot \u00ab professionnel \u00bb.<br \/>\nLa d\u00e9finition de \u00ab profession \u00bb trouv\u00e9e dans le dictionnaire du Black\u2019s Law<br \/>\nDictionary84 est tir\u00e9e d\u2019un proc\u00e8s tenu aux \u00c9tats-Unis en 1939 :<br \/>\n La profession apprise se caract\u00e9rise par un apprentissage inhabituel, par <\/p>\n<p>l\u2019existence oblig\u00e9e d\u2019un lien de confiance, par l\u2019obligation de faire preuve<br \/>\nd\u2019un niveau d\u2019\u00e9thique sup\u00e9rieur \u00e0 celui du march\u00e9 [\u2026] [traduction]<\/p>\n<p>Parmi les objectifs \u00e9nonc\u00e9s dans les lettres patentes, il y en a deux qui ont<br \/>\nun impact sur le sujet qui nous occupe :<br \/>\na) Cr\u00e9er et maintenir une association d\u2019\u00e9valuateurs, ce qui oblige \u00e0 \u00e9tablir, <\/p>\n<p>\u00e0 promouvoir et \u00e0 faire progresser les normes d\u2019\u00e9valuation de toutes<br \/>\nsortes de biens.<\/p>\n<p>d) Cr\u00e9er, stimuler et accro\u00eetre l\u2019int\u00e9r\u00eat du public envers les questions<br \/>\nd\u2019\u00e9valuation.<\/p>\n<p>L\u2019objectif des lettres patentes originales \u00e9tait tourn\u00e9 vers l\u2019int\u00e9rieur \u2014<br \/>\nil visait \u00e0 favoriser la croissance et le bien-\u00eatre des \u00e9valuateurs et de<br \/>\nleur profession. Il s\u2019agit d\u2019un objectif partag\u00e9 par d\u2019autres organismes.<br \/>\nEn effet, de nombreux organismes professionnels se consid\u00e8rent comme <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 58 Return to CONTENTS<\/p>\n<p>QUESTIONS JURIDIQUES<\/p>\n<p>des d\u00e9fenseurs de leur profession. Avec le temps toutefois, le public et<br \/>\nles gouvernements se sont mis \u00e0 exiger davantage des professionnels.<br \/>\nPour permettre aux professionnels de conserver une ind\u00e9pendance relative<br \/>\navec le gouvernement et leur droit de se gouverner, il fallait changer<br \/>\nnotre approche de fa\u00e7on \u00e0 privil\u00e9gier la protection du public plut\u00f4t que<br \/>\nla profession.<\/p>\n<p>Un effet de ce changement en faveur de la protection du public s\u2019est<br \/>\nmanifest\u00e9 le 16 juin 2009, lorsque l\u2019ICE a modifi\u00e9 ses lettres patentes.<br \/>\nSurtout le but et l\u2019objet d) des lettres patentes originales ont \u00e9t\u00e9 modifi\u00e9s<br \/>\npour se lire comme suit :<br \/>\nc)  Prot\u00e9ger l\u2019int\u00e9r\u00eat public en \u00e9tablissant des normes d\u2019apprentissage, de <\/p>\n<p>comp\u00e9tence professionnelle et de conduite professionnelle qui devront<br \/>\n\u00eatre respect\u00e9es par chaque membre.<\/p>\n<p>De toute \u00e9vidence, la protection du public est devenue la principale<br \/>\npr\u00e9occupation.<\/p>\n<p>R\u00e8glement no 1 et code de conduite<\/p>\n<p>Le R\u00e8glement no 1 est le principal document qui concr\u00e9tise les raisons et<br \/>\nles objectifs des lettres patentes. L\u2019article 5.6 du R\u00e8glement no 1 stipule que<br \/>\nles membres de l\u2019ICE doivent se conformer au code de conduite de l\u2019ICE,<br \/>\naux Normes uniformes de pratique professionnelle en mati\u00e8re d\u2019\u00e9valuation<br \/>\nde l\u2019ICE ainsi qu\u2019\u00e0 ses politiques.<\/p>\n<p>L\u2019article 11.1 du R\u00e8glement no 1 pr\u00e9voit que les membres de l\u2019ICE<br \/>\npeuvent faire l\u2019objet de mesures disciplinaires s\u2019ils ne se conforment pas au<br \/>\ncode de conduite de l\u2019ICE. Le code de conduite est succinct :<br \/>\n La conduite professionnelle et la comp\u00e9tence des membres sont deux <\/p>\n<p>caract\u00e9ristiques d\u2019un organisme autor\u00e9gul\u00e9 respectable et de confiance.<br \/>\n Les membres de l\u2019Institut canadien des \u00e9valuateurs (ICE) s\u2019engagent \u00e0 se <\/p>\n<p>comporter de mani\u00e8re \u00e0 ne pas nuire au public, \u00e0 l\u2019ICE, \u00e0 ses membres<br \/>\nou \u00e0 la profession d\u2019\u00e9valuateur de biens immobiliers. Les rapports qu\u2019ont<br \/>\nles membres entre eux, avec l\u2019ICE et avec le public sont r\u00e9gis par la<br \/>\ncourtoisie et la bonne foi, dans le respect de l\u2019ICE et de ses proc\u00e9dures.<\/p>\n<p> En cons\u00e9quence, les membres doivent s\u2019y conformer et adopter un<br \/>\ncomportement qui est conforme aux r\u00e8glements administratifs de l\u2019ICE,<br \/>\naux r\u00e8glements consolid\u00e9s de l\u2019ICE et aux Normes uniformes de pratique<br \/>\nprofessionnelle en mati\u00e8re d\u2019\u00e9valuation au Canada (NUPPEC) de l\u2019ICE.<\/p>\n<p> [Caract\u00e8res gras ajout\u00e9s par moi.]<br \/>\nAux fins de la pr\u00e9sente, les mots cl\u00e9s du code de conduite sont les suivants :<br \/>\n\u00ab Les membres de l\u2019Institut canadien des \u00e9valuateurs (ICE) s\u2019engagent \u00e0 se<br \/>\ncomporter de mani\u00e8re \u00e0 ne pas nuire au public \u00bb.<\/p>\n<p>R\u00e8glements consolid\u00e9s de l\u2019ICE<\/p>\n<p>La promesse de ne pas adopter de comportements pr\u00e9judiciables au public<br \/>\noblige implicitement \u00e0 pr\u00e9voir des moyens pour rem\u00e9dier au comportement<br \/>\nd\u2019un membre de l\u2019ICE qui ferait du tort au public. C\u2019est l\u00e0 que les<br \/>\nR\u00e8glements entrent en jeu. Au moment de la r\u00e9daction du pr\u00e9sent texte, le<br \/>\ndocument en vigueur s\u2019intitule R\u00e8glements consolid\u00e9s (2014) de l\u2019Institut<br \/>\ncanadien des \u00e9valuateurs, 30 avril 2014 (les \u00ab R\u00e8glements \u00bb).<\/p>\n<p>Les r\u00e8glements fournissent trois d\u00e9finitions pertinentes pour le sujet qui<br \/>\nnous occupe :<\/p>\n<p> PLAINTE \u2013 D\u00e9signe des all\u00e9gations formelles par \u00e9crit, formul\u00e9es<br \/>\n\u00e0 l\u2019encontre d\u2019un membre et concernant une conduite contraire aux<br \/>\nr\u00e8glements administratifs, au code de conduite, aux r\u00e8glements consolid\u00e9s,<br \/>\naux politiques ou aux NUPPEC de l\u2019Institut, ou concernant un autre type de<br \/>\nconduite non professionnelle.<\/p>\n<p> CONSOMMATEUR \u2013 D\u00e9signe le client de l\u2019\u00e9valuateur, l\u2019utilisateur pr\u00e9vu des<br \/>\nservices d\u2019\u00e9valuation ou tout particulier. [Caract\u00e8res gras ajout\u00e9s par moi.]<\/p>\n<p> ENQU\u00caTE DU CONSOMMATEUR \u2013 D\u00e9signe une enqu\u00eate par laquelle un<br \/>\nconsommateur demande l\u2019aide du directeur de la pratique professionnelle<br \/>\npour r\u00e9soudre un probl\u00e8me de fa\u00e7on informelle, en utilisant le processus de<br \/>\nr\u00e9solution des diff\u00e9rends plut\u00f4t que de d\u00e9poser une plainte formelle.<\/p>\n<p>Les r\u00e8glements qui traitent de protection du public incluent l\u2019article 5.1.2 (les<br \/>\nmembres de l\u2019ICE s\u2019engagent \u00e0 se comporter de mani\u00e8re \u00e0 ne pas nuire au<br \/>\npublic), l\u2019article 5.1.5 (r\u00e9glementer et enqu\u00eater sur la conduite des membres<br \/>\ndans l\u2019optique de prot\u00e9ger l\u2019int\u00e9r\u00eat du public), les articles 5.68.2.1 et 5.68.2.4<br \/>\n(suspension du titre lorsque la protection du public exige une action rapide), et<br \/>\nl\u2019article 5.76.1 (sanctions pour les actes pos\u00e9s au d\u00e9triment de l\u2019int\u00e9r\u00eat public).<\/p>\n<p>Fermeture<\/p>\n<p>La r\u00e9ponse \u00e0 la question de savoir pourquoi le public peut d\u00e9poser une<br \/>\nplainte contre un membre de l\u2019ICE a au moins quatre volets :<br \/>\na)  La d\u00e9finition actuelle d\u2019une profession int\u00e8gre la notion selon laquelle <\/p>\n<p>les membres d\u2019une profession servent le public et sont tenus d\u2019en<br \/>\nprot\u00e9ger les int\u00e9r\u00eats.<\/p>\n<p>b)  En acceptant de devenir membre de l\u2019ICE, chaque membre s\u2019engage<br \/>\nde son propre gr\u00e9 \u00e0 d\u00e9fendre l\u2019int\u00e9r\u00eat public.<\/p>\n<p>c)  Les gouvernements et la population qui les \u00e9lit exigent des organes<br \/>\nind\u00e9pendants qu\u2019ils r\u00e9glementent et, le cas \u00e9ch\u00e9ant, punissent leurs<br \/>\nmembres lorsque leur comportement est pr\u00e9judiciable \u00e0 l\u2019int\u00e9r\u00eat<br \/>\npublic. Si une profession n\u2019assume pas sa responsabilit\u00e9, c\u2019est le<br \/>\ngouvernement qui s\u2019en chargera.<\/p>\n<p>d)  Il est dans l\u2019int\u00e9r\u00eat de l\u2019ICE de prot\u00e9ger l\u2019int\u00e9r\u00eat public. La confiance<br \/>\nque les membres de l\u2019ICE sont plus \u00e0 m\u00eame de fournir un bon<br \/>\nservice d\u2019\u00e9valuation que tout autre service d\u2019\u00e9valuation est clairement<br \/>\nrenforc\u00e9e si le public peut compter sur l\u2019ICE pour \u00e9tablir et imposer<br \/>\ndes normes \u00e9lev\u00e9es \u00e0 ses membres.<\/p>\n<p>Cet article vous est fourni dans le but de stimuler la discussion et<br \/>\nde sensibiliser les praticiens \u00e0 l\u2019\u00e9volution des lois. Il ne doit pas<br \/>\n\u00eatre consid\u00e9r\u00e9 comme un avis juridique. Toute question li\u00e9e \u00e0 des<br \/>\ncirconstances particuli\u00e8res d\u00e9coulant de cet article doit \u00eatre adress\u00e9e \u00e0<br \/>\nun praticien du droit et de l\u2019\u00e9valuation qualifi\u00e9.<\/p>\n<p>Notes de bas de page<br \/>\n1  Chyz v. Appraisal Institute of Canada, 1985 CarswellSask 834 at para. 10<br \/>\n2  Lee v. Appraisal Institute of Canada, 2000 BCSC 1942 at para. 10<br \/>\n3  Egerton v. Appraisal Institute of Canada, 2000 ONCA 390, at para. 17<br \/>\n4  See also Jellis v. Appraisal Institute of Canada, 1986 CarswellAlta 619 <\/p>\n<p>(Alta. QB) at paras. 60-62<br \/>\n5  Black\u2019s Law Dictionary, 9th ed., ed. Bryan A. Garner and others  <\/p>\n<p>(St. Paul MN: Thomson Reuters, 2009), 1329 <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 59Return to CONTENTS<\/p>\n<p>Launch of<br \/>\nCUSPAP 2020  <\/p>\n<p>I n October 2019, the Appraisal Institute of Canada (AIC) Board of Directors approved the final version of the 2020 Canadian Uniform Standards<br \/>\nof Professional Appraisal Practice<br \/>\n(CUSPAP 2020). The CUSPAP and NUPPEC<br \/>\n(les Normes uniformes de pratique<br \/>\nprofessionnelle en mati\u00e8re d\u2019\u00e9valuation au<br \/>\nCanada) documents have been posted to<br \/>\nthe AIC website in order to give Members<br \/>\nan opportunity to familiarize themselves<br \/>\nwith the document before they are required<br \/>\nto implement any changes into their practice.<\/p>\n<p>CUSPAP and NUPPEC 2020 will come<br \/>\ninto effect on January 1, 2020.<\/p>\n<p>To provide Members with some<br \/>\nguidance on the changes introduced in<br \/>\nCUSPAP 2020, the list below highlights<br \/>\nthe key changes. It is not an exhaustive<br \/>\nlist. Members wishing to review a<br \/>\ncomprehensive list of the changes made in<br \/>\nCUSPAP 2020 may refer to Appendix B in<br \/>\nthe CUSPAP 2020 document.<\/p>\n<p>Key changes in CUSPAP 2020:<\/p>\n<p>Introduction of a Reporting Standard<\/p>\n<p>In past versions of CUSPAP, several<br \/>\nStandards had rules and their<br \/>\ncorresponding comments that were<br \/>\ncommon to all. These Rules and<br \/>\nComments were repeated throughout<br \/>\nthe CUSPAP document.<\/p>\n<p>For 2020, these repeated Rules<br \/>\nand Comments have been gathered<br \/>\ntogether in one Reporting Standard<br \/>\nto reduce the amount of repetition in<br \/>\nthe document.<\/p>\n<p>Every report must comply with<br \/>\na set of common rules (Reporting<br \/>\nStandard) and with the Standard that is<br \/>\nappropriate for the assignment being<br \/>\ncompleted. For example:<\/p>\n<p>\u2022 A Real Property Appraisal<br \/>\nAssignment must be prepared in<br \/>\ncompliance with the Reporting<br \/>\nStandard and the Real Property<br \/>\nAppraisal Standard. <\/p>\n<p>\u2022 A Review Assignment must be<br \/>\nprepared in compliance with<br \/>\nthe Reporting Standard and the<br \/>\nReview Standard. <\/p>\n<p>\u2022 A Consulting Assignment must<br \/>\nbe prepared in compliance with<br \/>\nthe Reporting Standard and the<br \/>\nConsulting Standard. <\/p>\n<p>\u2022 A Reserve Planning Assignment<br \/>\nmust be prepared in compliance<br \/>\nwith the Reporting Standard and<br \/>\nthe Reserve Planning Standard. <\/p>\n<p>\u2022 A Machinery and Equipment<br \/>\nAssignment must be prepared in<br \/>\ncompliance with the Reporting<br \/>\nStandard and the Machinery and<br \/>\nEquipment Standard. <\/p>\n<p>\u2022 A Mass Appraisal Assignment must<br \/>\nbe prepared in compliance with the<br \/>\nReporting Standard and the Mass<br \/>\nAppraisal Standard.<\/p>\n<p>Practice Notes separated  <\/p>\n<p>from CUSPAP document<\/p>\n<p>Practice Notes have been taken out of<br \/>\nCUSPAP and are now a stand-alone<br \/>\ndocument. They continue to be the<br \/>\npremier resource for best practices and<br \/>\nwill continue to be a valuable resource in<br \/>\nMembers\u2019 everyday practice. Removing<br \/>\nPractice Notes from CUSPAP allows the AIC<br \/>\nto update them at any time during a cycle,<br \/>\nmaking them more agile and responsive to<br \/>\nthe situations Members face in the modern<br \/>\nappraisal world. <\/p>\n<p>They are posted on the Member<br \/>\nsection of the AIC website. Members are<br \/>\nencouraged to check them often. <\/p>\n<p>7.12 Reporting Standard  <\/p>\n<p>Comment 7.12 Responsibility<\/p>\n<p>The Professional Assistance of inspection<br \/>\nby a non-member was introduced<br \/>\nin CUSPAP 2018 at section 7.26,<br \/>\n\u2018Responsibility.\u2019 When the exposure draft<br \/>\nof CUSPAP 2020 was released earlier this<br \/>\nyear, some Members raised concerns about<br \/>\nthe section despite the fact that it remained<br \/>\nunaltered from the previous version. <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 60 Return to CONTENTS<\/p>\n<p>PROFESSIONAL PRACTICE MATTERS<\/p>\n<p>These Members were particularly<br \/>\nconcerned with section 7.12.3 addressing<br \/>\nprofessional assistance of inspection<br \/>\nreceived by a non-member, whether that<br \/>\nperson is an individual or an employee of<br \/>\na company\/organization authorized by the<br \/>\nAIC to provide inspections.<\/p>\n<p>Their concerns included:<br \/>\n\u2022 The potential for a Member to be <\/p>\n<p>unable to choose the individual<br \/>\nemployee of a corporation who<br \/>\nperforms the inspection.<\/p>\n<p>\u2022 The potential tarnishing of the AIC<br \/>\nbrand\/reputation by sending non-<br \/>\nmembers to homes for inspection.<\/p>\n<p>\u2022 Homeowners potentially confusing<br \/>\nan inspection technician with an<br \/>\nappraiser.<\/p>\n<p>\u2022 The erosion of contact between an<br \/>\nappraiser and clients\/homeowners.<\/p>\n<p>\u2022 Appraisers losing control over the<br \/>\nquality of a component of their<br \/>\nproduct and services.<\/p>\n<p>\u2022 Larger corporations having an unfair<br \/>\ncompetitive advantage over sole<br \/>\nproprietor appraisers\/smaller firms.<\/p>\n<p>AIC considered these concerns and made<br \/>\nrevisions to this section to address them.<\/p>\n<p>Mass Appraisal Standard<\/p>\n<p>The Mass Appraisal Standard was<br \/>\nintroduced in CUSPAP 2018. After<br \/>\nrequesting feedback from non-fee Members<br \/>\nin assessments offices in every province, the<br \/>\nMass Appraisal Standard was revised and<br \/>\naugmented to provide our non-fee Members<br \/>\nwith more detailed guidance<\/p>\n<p>Consulting Standard<\/p>\n<p>A consulting assignment type has<br \/>\nbeen added to the Consulting Standard<br \/>\nComments: AVM Output Validation. This<br \/>\nis a real property appraisal assignment<br \/>\nor consulting assignment where a<br \/>\nMember provides professional services in<br \/>\nassociation with reviewing AVM data output.<\/p>\n<p>It is distinct from a mass appraisal<br \/>\nassignment as it is considered to be an<br \/>\nAppraiser-Assisted AVM. An AVM Output<br \/>\nValidation is undertaken to determine if an<br \/>\nintended user\u2019s particular course of action<br \/>\nis or is not supported by market evidence. <\/p>\n<p>New choices for<br \/>\ncompleting the<br \/>\nProfessional Practice<br \/>\nSeminar (PPS)<\/p>\n<p>In conjunction with the launch <\/p>\n<p>of CUSPAP 2020, there will <\/p>\n<p>be changes to Members\u2019 <\/p>\n<p>options for completing the <\/p>\n<p>Professional Practice Seminar.<\/p>\n<p>The Mandatory PPS will be <\/p>\n<p>moving to online, on-demand <\/p>\n<p>English and French versions <\/p>\n<p>available through our post-<\/p>\n<p>secondary education partners.<\/p>\n<p>Provincially hosted <\/p>\n<p>classroom sessions may still <\/p>\n<p>be available in your province. <\/p>\n<p>For those Members who <\/p>\n<p>prefer to take the PPS in a <\/p>\n<p>classroom setting, please <\/p>\n<p>contact your provincial <\/p>\n<p>association for information <\/p>\n<p>about the availability of <\/p>\n<p>classroom PPS sessions in <\/p>\n<p>your province.<\/p>\n<p>Continuing Professional <\/p>\n<p>Development (CPD) <\/p>\n<p>requirements for the PPS <\/p>\n<p>are changing as well. In the <\/p>\n<p>upcoming 2020\/21 CPD Cycle, <\/p>\n<p>Members will be required <\/p>\n<p>to complete the PPS within <\/p>\n<p>12 months of the date the <\/p>\n<p>PPS becomes available. All <\/p>\n<p>Members will be notified of <\/p>\n<p>the date of availability by <\/p>\n<p>communique and direct email. <\/p>\n<p>The PPS for 2020\/21 will <\/p>\n<p>once again include testing. This <\/p>\n<p>valuable teaching tool has been <\/p>\n<p>absent from the PPS for several <\/p>\n<p>years, but will be reinstated in <\/p>\n<p>the upcoming 2020\/21 CPD <\/p>\n<p>Cycle. Members should be <\/p>\n<p>prepared to complete several <\/p>\n<p>quizzes throughout the course <\/p>\n<p>of the PPS.<br \/>\nVisit www.aicanada.ca | En savoir plus www.aicanada.ca\/fr<\/p>\n<p>Join CBRE\u2019s Valuation and Advisory Services Team<\/p>\n<p>At CBRE, you have the ability to take charge of your career and enjoy an inclusive, collaborative<br \/>\nenvironment. Work on an industry-leading team that provides unmatched client services<br \/>\nby leveraging best in class research, technology and industry expertise.<\/p>\n<p>Paul Morassutti, AACI, MRICS<br \/>\nExecutive Vice President<br \/>\npaul.morassutti@cbre.com<br \/>\n+1 416 495 6235<\/p>\n<p>www.cbre.ca\/vas<\/p>\n<p>Make your own path with a team<br \/>\nthat believes in you<\/p>\n<p>Immobili\u00e8re au Canada<\/p>\n<p>Canadian Property<br \/>\nVol 63 | Book 4 \/ Tome 4 2019<\/p>\n<p>P<br \/>\nM<\/p>\n<p> #<br \/>\n40<\/p>\n<p>00<br \/>\n82<\/p>\n<p>49<br \/>\n R<\/p>\n<p>et<br \/>\nur<\/p>\n<p>n<br \/>\nun<\/p>\n<p>de<br \/>\nli<\/p>\n<p>ve<br \/>\nra<\/p>\n<p>bl<br \/>\ne <\/p>\n<p>C<br \/>\nan<\/p>\n<p>ad<br \/>\nia<\/p>\n<p>n<br \/>\nA<\/p>\n<p>dd<br \/>\nre<\/p>\n<p>ss<br \/>\nes<\/p>\n<p> t<br \/>\no:<\/p>\n<p> A<br \/>\npp<\/p>\n<p>ra<br \/>\nis<\/p>\n<p>al<br \/>\n In<\/p>\n<p>st<br \/>\nit<\/p>\n<p>ut<br \/>\ne <\/p>\n<p>of<br \/>\n C<\/p>\n<p>an<br \/>\nad<\/p>\n<p>a,<br \/>\n 4<\/p>\n<p>03<br \/>\n-2<\/p>\n<p>00<br \/>\n C<\/p>\n<p>at<br \/>\nhe<\/p>\n<p>ri<br \/>\nne<\/p>\n<p> S<br \/>\nt.<\/p>\n<p>, O<br \/>\ntt<\/p>\n<p>aw<br \/>\na,<\/p>\n<p> O<br \/>\nN<\/p>\n<p> K<br \/>\n2P<\/p>\n<p> 2<br \/>\nK<\/p>\n<p>9.<br \/>\n E<\/p>\n<p>m<br \/>\nai<\/p>\n<p>l:<br \/>\n in<\/p>\n<p>fo<br \/>\n@<\/p>\n<p>ai<br \/>\nca<\/p>\n<p>na<br \/>\nda<\/p>\n<p>.c<br \/>\na<\/p>\n<p>See page 7<\/p>\n<p>Voyez la page 12<\/p>\n<p>\u00ab Votre avenir<br \/>\nse dessine<br \/>\nmaintenant \u00bb<\/p>\n<p>\u201dYour voice,<br \/>\nyour choice\u201d<\/p>\n<p>Maintenant disponible<\/p>\n<p>Versions pour<br \/>\nles appareils<br \/>\nmobiles, iPad <\/p>\n<p>et iPhone<br \/>\nincluses.<\/p>\n<p>Interactive Edition<br \/>\n available online<\/p>\n<p>Mobile,<br \/>\n iPad, iPhone <\/p>\n<p>versions<br \/>\nincluded!<\/p>\n<p>Immobili\u00e8re au Canada<\/p>\n<p>Canadian Property<br \/>\nVol 63 | Book 4 \/ Tome 4 2019<\/p>\n<p>P<br \/>\nM<\/p>\n<p> #<br \/>\n40<\/p>\n<p>00<br \/>\n82<\/p>\n<p>49<br \/>\n R<\/p>\n<p>et<br \/>\nur<\/p>\n<p>n<br \/>\nun<\/p>\n<p>de<br \/>\nliv<\/p>\n<p>er<br \/>\nab<\/p>\n<p>le<br \/>\n C<\/p>\n<p>an<br \/>\nad<\/p>\n<p>ia<br \/>\nn <\/p>\n<p>A<br \/>\ndd<\/p>\n<p>re<br \/>\nss<\/p>\n<p>es<br \/>\n to<\/p>\n<p>: A<br \/>\npp<\/p>\n<p>ra<br \/>\nis<\/p>\n<p>al<br \/>\n In<\/p>\n<p>st<br \/>\nit<\/p>\n<p>ut<br \/>\ne <\/p>\n<p>of<br \/>\n C<\/p>\n<p>an<br \/>\nad<\/p>\n<p>a,<br \/>\n 4<\/p>\n<p>03<br \/>\n-2<\/p>\n<p>00<br \/>\n C<\/p>\n<p>at<br \/>\nhe<\/p>\n<p>ri<br \/>\nne<\/p>\n<p> S<br \/>\nt.<\/p>\n<p>, O<br \/>\ntt<\/p>\n<p>aw<br \/>\na,<\/p>\n<p> O<br \/>\nN<\/p>\n<p> K<br \/>\n2P<\/p>\n<p> 2<br \/>\nK<\/p>\n<p>9.<br \/>\n E<\/p>\n<p>m<br \/>\nai<\/p>\n<p>l:<br \/>\nin<\/p>\n<p>fo<br \/>\n@<\/p>\n<p>ai<br \/>\nca<\/p>\n<p>na<br \/>\nda<\/p>\n<p>.c<br \/>\na<\/p>\n<p>See page 7<\/p>\n<p>Voyez la page 12<\/p>\n<p>\u00ab Votre avenir<br \/>\nse dessine<br \/>\nmaintenant \u00bb<\/p>\n<p>\u201dYour voice,<br \/>\nyour choice\u201d<\/p>\n<p>Immobili\u00e8re au Canada<\/p>\n<p>Canadian Property<br \/>\nVol 63 | Book 4 \/ Tome 4 2019<\/p>\n<p>P<br \/>\nM<\/p>\n<p> #<br \/>\n40<\/p>\n<p>00<br \/>\n82<\/p>\n<p>49<br \/>\n R<\/p>\n<p>et<br \/>\nur<\/p>\n<p>n<br \/>\nun<\/p>\n<p>de<br \/>\nli<\/p>\n<p>ve<br \/>\nra<\/p>\n<p>bl<br \/>\ne <\/p>\n<p>C<br \/>\nan<\/p>\n<p>ad<br \/>\nia<\/p>\n<p>n<br \/>\nA<\/p>\n<p>dd<br \/>\nre<\/p>\n<p>ss<br \/>\nes<\/p>\n<p> t<br \/>\no:<\/p>\n<p> A<br \/>\npp<\/p>\n<p>ra<br \/>\nis<\/p>\n<p>al<br \/>\n In<\/p>\n<p>st<br \/>\nit<\/p>\n<p>ut<br \/>\ne <\/p>\n<p>of<br \/>\n C<\/p>\n<p>an<br \/>\nad<\/p>\n<p>a,<br \/>\n 4<\/p>\n<p>03<br \/>\n-2<\/p>\n<p>00<br \/>\n C<\/p>\n<p>at<br \/>\nhe<\/p>\n<p>ri<br \/>\nne<\/p>\n<p> S<br \/>\nt.<\/p>\n<p>, O<br \/>\ntt<\/p>\n<p>aw<br \/>\na,<\/p>\n<p> O<br \/>\nN<\/p>\n<p> K<br \/>\n2P<\/p>\n<p> 2<br \/>\nK<\/p>\n<p>9.<br \/>\n E<\/p>\n<p>m<br \/>\nai<\/p>\n<p>l:<br \/>\n in<\/p>\n<p>fo<br \/>\n@<\/p>\n<p>ai<br \/>\nca<\/p>\n<p>na<br \/>\nda<\/p>\n<p>.c<br \/>\na<\/p>\n<p>See page 7<\/p>\n<p>Voyez la page 12<\/p>\n<p>\u00ab Votre avenir<br \/>\nse dessine<br \/>\nmaintenant \u00bb<\/p>\n<p>\u201dYour voice,<br \/>\nyour choice\u201d<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 61Return to CONTENTS<\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"AfEvhHxgPJ\"><p><a href=\"https:\/\/www.aicanada.ca\/\">Home<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;Home&#8221; &#8212; Appraisal Institute of Canada\" src=\"https:\/\/www.aicanada.ca\/embed\/#?secret=nHfC1jL93f#?secret=AfEvhHxgPJ\" data-secret=\"AfEvhHxgPJ\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><br \/>\nhttp:\/\/www.aicanada.ca\/fr<br \/>\nmailto:paul.morassutti@cbre.com<br \/>\nhttp:\/\/www.cbre.ca\/vas<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<br \/>\nmailto:info@aicanada.ca<\/p>\n<p>Lancement des<br \/>\nNUPPEC 2020 <\/p>\n<p>E n octobre 2019, le Conseil d\u2019administration de l\u2019Institut canadien des \u00e9valuateurs (ICE) a approuv\u00e9 la version<br \/>\nfinale des Normes uniformes de pratique<br \/>\nprofessionnelle en mati\u00e8re d\u2019\u00e9valuation<br \/>\nau Canada 2020 (NUPPEC 2020). Les<br \/>\ndocuments NUPPEC et CUSPAP (les<br \/>\n2020 Canadian Uniform Standards<br \/>\nof Professional Appraisal Practice)<br \/>\nont \u00e9t\u00e9 affich\u00e9s sur le site Web de<br \/>\nl\u2019ICE afin de permettre aux membres<br \/>\nde se familiariser avec le document<br \/>\navant d\u2019\u00eatre tenus d\u2019apporter des<br \/>\nchangements \u00e0 leur pratique pour s\u2019y<br \/>\nconformer. <\/p>\n<p>Les NUPPEC et les CUSPAP 2020<br \/>\nentreront en vigueur le 1er janvier 2020. <\/p>\n<p>Afin de fournir aux membres des<br \/>\nconseils sur les changements introduits<br \/>\ndans les NUPPEC 2020, la liste ci-<br \/>\ndessous fait ressortir les principaux<br \/>\nchangements. Cette liste n\u2019est pas<br \/>\nexhaustive. Les membres qui souhaitent<br \/>\nexaminer une liste compl\u00e8te des<br \/>\nchangements apport\u00e9s aux NUPPEC<br \/>\n2020 peuvent consulter l\u2019annexe B du<br \/>\ndocument NUPPEC 2020. <\/p>\n<p>Principales modifications aux<br \/>\nNUPPEC 2020 :<\/p>\n<p>Introduction d\u2019une Norme  <\/p>\n<p>relative \u00e0 la r\u00e9daction de rapports <\/p>\n<p>Dans les versions ant\u00e9rieures des<br \/>\nNUPPEC, plusieurs normes avaient<br \/>\ndes r\u00e8gles et leurs commentaires<br \/>\ncorrespondants qui \u00e9taient communs \u00e0<br \/>\ntous. Ces r\u00e8gles et commentaires ont<br \/>\n\u00e9t\u00e9 r\u00e9p\u00e9t\u00e9s tout au long du document<br \/>\ndes NUPPEC. <\/p>\n<p>Pour 2020, ces r\u00e8gles et commentaires<br \/>\nr\u00e9p\u00e9t\u00e9s ont \u00e9t\u00e9 rassembl\u00e9s en une seule<br \/>\nNorme relative \u00e0 la r\u00e9daction de rapports<br \/>\nafin de r\u00e9duire le nombre de r\u00e9p\u00e9titions<br \/>\ndans le document. <\/p>\n<p>Chaque rapport doit \u00eatre conforme \u00e0<br \/>\nun ensemble de r\u00e8gles communes (Norme<br \/>\nrelative \u00e0 la r\u00e9daction de rapports) et \u00e0 la<br \/>\nnorme qui convient au contrat de service \u00e0<br \/>\naccomplir. Par exemple : <\/p>\n<p>\u2022 Un contrat de service d\u2019\u00e9valuation<br \/>\nde biens immobiliers doit \u00eatre<br \/>\npr\u00e9par\u00e9 conform\u00e9ment \u00e0 la Norme<br \/>\nrelative \u00e0 la r\u00e9daction de rapports<br \/>\net \u00e0 la Norme relative aux activit\u00e9s<br \/>\nd\u2019\u00e9valuation de biens immobiliers. <\/p>\n<p>\u2022 Un contrat de service d\u2019examen<br \/>\ndoit \u00eatre pr\u00e9par\u00e9 conform\u00e9ment \u00e0<br \/>\nla Norme relative \u00e0 la r\u00e9daction de<br \/>\nrapports et \u00e0 la Norme relative aux<br \/>\nactivit\u00e9s d\u2019examen. <\/p>\n<p>\u2022 Un contrat de service de consultation<br \/>\ndoit \u00eatre pr\u00e9par\u00e9 conform\u00e9ment \u00e0 <\/p>\n<p>la Norme relative \u00e0 la r\u00e9daction de<br \/>\nrapports et \u00e0 la Norme relative aux<br \/>\nactivit\u00e9s de consultation. <\/p>\n<p>\u2022 Un contrat de service de planification<br \/>\ndu fonds de r\u00e9serve doit \u00eatre pr\u00e9par\u00e9<br \/>\nconform\u00e9ment \u00e0 la Norme relative<br \/>\n\u00e0 la r\u00e9daction de rapports et \u00e0 la<br \/>\nNorme relative \u00e0 la planification du<br \/>\nfonds de r\u00e9serve. <\/p>\n<p>\u2022 Un contrat de service d\u2019\u00e9valuation de<br \/>\nmachinerie et d\u2019\u00e9quipement doit \u00eatre<br \/>\npr\u00e9par\u00e9 conform\u00e9ment \u00e0 la Norme<br \/>\nrelative \u00e0 la r\u00e9daction de rapports et<br \/>\n\u00e0 la Norme relative \u00e0 l\u2019\u00e9valuation de<br \/>\nmachinerie et d\u2019\u00e9quipement. <\/p>\n<p>\u2022 Un contrat de service d\u2019\u00e9valuation<br \/>\nde masse doit \u00eatre pr\u00e9par\u00e9e<br \/>\nconform\u00e9ment \u00e0 la Norme relative<br \/>\n\u00e0 la r\u00e9daction de rapports et \u00e0<br \/>\nla Norme relative \u00e0 l\u2019\u00e9valuation<br \/>\nde masse. <\/p>\n<p>Notes relatives \u00e0 la pratique  <\/p>\n<p>s\u00e9par\u00e9es du document NUPPEC <\/p>\n<p>Les Notes relatives \u00e0 la pratique ont \u00e9t\u00e9<br \/>\nretir\u00e9es des NUPPEC et sont maintenant<br \/>\nun document autonome. Elles continuent<br \/>\nd\u2019\u00eatre la principale ressource en mati\u00e8re<br \/>\nde pratiques exemplaires et continueront<br \/>\nd\u2019\u00eatre une ressource pr\u00e9cieuse dans<br \/>\nla pratique quotidienne des membres.<br \/>\nLe retrait des Notes relatives \u00e0 la <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 62 Return to CONTENTS<\/p>\n<p>PARLONS PRATIQUE PROFESSIONNELLE<\/p>\n<p>pratique des NUPPEC permet \u00e0 l\u2019ICE<br \/>\nde les mettre \u00e0 jour \u00e0 tout moment<br \/>\nau cours d\u2019un cycle, ce qui les rend<br \/>\nplus agiles et mieux adapt\u00e9es aux<br \/>\nsituations auxquelles les membres sont<br \/>\nconfront\u00e9s dans le monde moderne de<br \/>\nl\u2019\u00e9valuation. <\/p>\n<p>Elles sont affich\u00e9es dans la section<br \/>\nMembres du site Web de l\u2019ICE. Les<br \/>\nmembres sont encourag\u00e9s \u00e0 les<br \/>\nconsulter souvent.<\/p>\n<p>7.12 Norme relative \u00e0 la r\u00e9daction <\/p>\n<p>de rapports \u2013 Commentaires <\/p>\n<p>7.12 Responsabilit\u00e9<\/p>\n<p>L\u2019aide professionnelle \u00e0 l\u2019inspection par<br \/>\nun non-membre a \u00e9t\u00e9 introduite dans<br \/>\nles NUPPEC 2018 \u00e0 la section 7.26,<br \/>\n\u00ab Responsabilit\u00e9 \u00bb. Lorsque l\u2019expos\u00e9-<br \/>\nsondage des NUPPEC 2020 a \u00e9t\u00e9 publi\u00e9<br \/>\nplus t\u00f4t cette ann\u00e9e, certains membres<br \/>\nont exprim\u00e9 des pr\u00e9occupations au<br \/>\nsujet de cette section, m\u00eame si elle<br \/>\nn\u2019a pas \u00e9t\u00e9 modifi\u00e9e par rapport \u00e0 la<br \/>\nversion pr\u00e9c\u00e9dente. Ces membres<br \/>\n\u00e9taient particuli\u00e8rement pr\u00e9occup\u00e9s<br \/>\npar l\u2019article 7.12.3 qui traite de<br \/>\nl\u2019aide professionnelle en mati\u00e8re<br \/>\nd\u2019inspection re\u00e7ue par un non-<br \/>\nmembre, qu\u2019il s\u2019agisse d\u2019un particulier<br \/>\nou d\u2019un employ\u00e9 d\u2019une entreprise ou<br \/>\nd\u2019un organisme autoris\u00e9 par l\u2019ICE \u00e0<br \/>\neffectuer des inspections. <\/p>\n<p>Parmi leurs pr\u00e9occupations,<br \/>\nmentionnons les suivantes : <\/p>\n<p>\u2022 La possibilit\u00e9 qu\u2019un membre ne<br \/>\nsoit pas en mesure de choisir<br \/>\nl\u2019employ\u00e9 d\u2019une soci\u00e9t\u00e9 qui effectue<br \/>\nl\u2019inspection.<\/p>\n<p>\u2022 La possibilit\u00e9 d\u2019une atteinte<br \/>\n\u00e0 l\u2019image de marque ou \u00e0 la<br \/>\nr\u00e9putation de l\u2019ICE en envoyant des<br \/>\nnon-membres dans les maisons<br \/>\npour inspection.<\/p>\n<p>\u2022 Les propri\u00e9taires risquent<br \/>\nde confondre un technicien<br \/>\nd\u2019inspection avec un \u00e9valuateur.<\/p>\n<p>\u2022 L\u2019\u00e9rosion du contact entre<br \/>\nun \u00e9valuateur et les clients\/<br \/>\npropri\u00e9taires.<\/p>\n<p>\u2022 Les \u00e9valuateurs perdent le<br \/>\ncontr\u00f4le de la qualit\u00e9 d\u2019une<br \/>\ncomposante de leurs produits<br \/>\net services.<\/p>\n<p>\u2022 Les grandes soci\u00e9t\u00e9s ayant un<br \/>\navantage concurrentiel d\u00e9loyal<br \/>\npar rapport aux \u00e9valuateurs<br \/>\n\u00e0 propri\u00e9taire unique et aux<br \/>\npetites soci\u00e9t\u00e9s.<\/p>\n<p>\u2022 L\u2019ICE a tenu compte de ces<br \/>\npr\u00e9occupations et, pour y r\u00e9pondre,<br \/>\na apport\u00e9 des modifications \u00e0 la<br \/>\npr\u00e9sente section. <\/p>\n<p>Norme relative \u00e0  <\/p>\n<p>l\u2019\u00e9valuation de masse<\/p>\n<p>La Norme relative \u00e0 l\u2019\u00e9valuation<br \/>\nde masse a \u00e9t\u00e9 introduite dans les<br \/>\nNUPPEC 2018. Apr\u00e8s avoir demand\u00e9 la<br \/>\nr\u00e9troaction des membres r\u00e9mun\u00e9r\u00e9s<br \/>\ndans les cabinets d\u2019\u00e9valuation de<br \/>\nchaque province, la Norme relative<br \/>\n\u00e0 l\u2019\u00e9valuation de masse a \u00e9t\u00e9 r\u00e9vis\u00e9e<br \/>\net \u00e9tay\u00e9e afin de fournir \u00e0 nos<br \/>\nmembres r\u00e9mun\u00e9r\u00e9s des directives<br \/>\nplus d\u00e9taill\u00e9es. <\/p>\n<p>Norme relative aux  <\/p>\n<p>activit\u00e9s de consultation<\/p>\n<p>Un type de contrat de service<br \/>\nde consultation a \u00e9t\u00e9 ajout\u00e9 aux<br \/>\ncommentaires de la Norme relative<br \/>\naux activit\u00e9s de consultation :<br \/>\nValidation de sortie MEA. Il s\u2019agit d\u2019un<br \/>\ncontrat de service d\u2019\u00e9valuation de<br \/>\nbiens immobiliers ou d\u2019un contrat de<br \/>\nservice de consultation dans le cadre<br \/>\nde laquelle un membre fournit des<br \/>\nservices professionnels en association<br \/>\navec l\u2019examen des donn\u00e9es de sortie<br \/>\nd\u2019un MEA.<\/p>\n<p>Ce type de contrat de service se<br \/>\ndistingue d\u2019un contrat de service<br \/>\nd\u2019\u00e9valuation de masse car il est<br \/>\nconsid\u00e9r\u00e9 comme un MEA assist\u00e9 par<br \/>\nun \u00e9valuateur. Une validation de sortie<br \/>\nMEA est entreprise pour d\u00e9terminer si<br \/>\nla ligne de conduite particuli\u00e8re d\u2019un<br \/>\nutilisateur pr\u00e9vu est ou n\u2019est pas \u00e9tay\u00e9e<br \/>\npar des preuves du march\u00e9. <\/p>\n<p>Nouveaux choix pour<br \/>\ncompl\u00e9ter le S\u00e9minaire<br \/>\nsur la pratique<br \/>\nprofessionnelle (SPP) <\/p>\n<p>Parall\u00e8lement au lancement des <\/p>\n<p>NUPPEC 2020, des changements <\/p>\n<p>seront apport\u00e9s aux options <\/p>\n<p>offertes aux membres pour <\/p>\n<p>compl\u00e9ter le S\u00e9minaire sur la <\/p>\n<p>pratique professionnelle. <\/p>\n<p>Le SPP obligatoire passera \u00e0 <\/p>\n<p>une version en ligne. Des versions <\/p>\n<p>en anglais et en fran\u00e7aise sur <\/p>\n<p>demande seront disponibles aupr\u00e8s <\/p>\n<p>de nos partenaires en \u00e9ducation <\/p>\n<p>postsecondaire.<\/p>\n<p>Il se peut que des s\u00e9ances <\/p>\n<p>en classe organis\u00e9es par votre <\/p>\n<p>association provinciale soient <\/p>\n<p>encore disponibles dans votre <\/p>\n<p>province. Pour les membres qui <\/p>\n<p>pr\u00e9f\u00e8rent suivre le SPP en classe, <\/p>\n<p>veuillez communiquer avec votre <\/p>\n<p>association provinciale pour <\/p>\n<p>obtenir des renseignements sur la <\/p>\n<p>disponibilit\u00e9 des s\u00e9ances de SPP <\/p>\n<p>en classe dans votre province. <\/p>\n<p>Les exigences en mati\u00e8re de <\/p>\n<p>Perfectionnement professionnel <\/p>\n<p>continu (PPC) pour le SPP \u00e9voluent <\/p>\n<p>\u00e9galement. Au cours du prochain <\/p>\n<p>cycle de PPC 2020-2021, les <\/p>\n<p>membres devront suivre le SPP <\/p>\n<p>dans les 12 mois suivant la date <\/p>\n<p>\u00e0 laquelle le SPP sera disponible. <\/p>\n<p>Tous les membres seront inform\u00e9s <\/p>\n<p>de la date de disponibilit\u00e9 par <\/p>\n<p>communiqu\u00e9 et par courriel direct. <\/p>\n<p>Le SPP pour 2020-2021 <\/p>\n<p>comprendra \u00e0 nouveau des tests. <\/p>\n<p>Ce pr\u00e9cieux outil d\u2019enseignement a <\/p>\n<p>\u00e9t\u00e9 absent du SPP pendant plusieurs <\/p>\n<p>ann\u00e9es, mais il sera r\u00e9introduit dans <\/p>\n<p>le prochain cycle de PPC 2020-2021. <\/p>\n<p>Les membres doivent \u00eatre pr\u00eats \u00e0 <\/p>\n<p>r\u00e9pondre \u00e0 plusieurs questionnaires <\/p>\n<p>tout au long du SPP.<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 63Return to CONTENTS<\/p>\n<p>I recently let it be known within my circle of colleagues that I had achieved what few others in similar positions have done: I have tamed my email Inbox!<br \/>\nThe snorts of doubt and looks of suspicion<br \/>\nthis assertion usually elicits prompts me to<br \/>\nexplain that no, I am not delusional, I have<br \/>\nactually, permanently, taken back control<br \/>\nof the time-and-energy drain that email has<br \/>\nbecome for many of us. You can accomplish<br \/>\nthis remarkable achievement as well by<br \/>\nfollowing these simple steps.<br \/>\n1. Commit. You have to really want to <\/p>\n<p>take control of your Inbox before<br \/>\nany strategy is going to work. If you<br \/>\nare okay with chaos, inefficiency,<br \/>\nand absurdly big backlogs of unread<br \/>\nmessages, by all means continue as<br \/>\nyou are \u2013 thank your lucky stars for<br \/>\nthe Search function! The rest of us<br \/>\nwill look on in pity. On the other hand,<br \/>\nif you have encountered the depths<br \/>\nof email hell and seek a way out, you<br \/>\nneed to make up your mind to change<br \/>\nthings up. <\/p>\n<p>2. Be ruthless (or at least be<br \/>\norganized). As a former records<br \/>\nmanager and librarian (my recovery<br \/>\nis going nicely, thanks for asking),<br \/>\nit comes naturally to me to want<br \/>\nto impose order upon my work<br \/>\nenvironment. It turns out it is not<br \/>\nthat difficult to do \u2013 but you really do<br \/>\nhave to come to grips with discerning<br \/>\nbetween what is actually important<br \/>\nand indeed even relevant to your job, <\/p>\n<p>and what is not. For most people, this<br \/>\nmeans purging and cleansing our<br \/>\nInboxes of the flotsam and jetsam<br \/>\nthe everyday torrent of email leaves<br \/>\nbehind. The reminder messages. The<br \/>\nads. The things you are copied on, but<br \/>\nnot expected to respond. The threads<br \/>\nthat have morphed from their original<br \/>\nsubject into some misshapen echo<br \/>\nof their former selves. The phishing<br \/>\nattempts. The endless SPAM. All<br \/>\nof it can and must go. If you simply<br \/>\ncannot bring yourself to part with<br \/>\nyour precious nuggets, you need<br \/>\nto cultivate the excellent habit of<br \/>\ncategorizing them and moving them<br \/>\nto appropriately named folders. Above<br \/>\nall, get them out of your Inbox!<\/p>\n<p>3. Be persistent. If you have thousands<br \/>\nof messages clogging your Inbox, it<br \/>\nwill take time to whittle them down to <\/p>\n<p>a rational level. Do not attempt to do<br \/>\nit all at once, but keep at it. Eventually<br \/>\nyou will conquer! And be persistent in<br \/>\nscrubbing your other folders too \u2013 the<br \/>\ncatchall ones, the ones carefully and<br \/>\nthoughtfully labeled (then ignored),<br \/>\nand the new ones you will create<br \/>\n(in Step 2 above). Do not forget to<br \/>\noccasionally wipe your Sent folder<br \/>\nas well \u2013 do you really need to keep<br \/>\na copy of everything stretching back<br \/>\nto the Stone Age? I keep the last six<br \/>\nmonths worth in mine \u2013 if I have not<br \/>\nhad to dig out a message that has<br \/>\nbeen around longer than that, chances<br \/>\nare slight indeed that I will ever<br \/>\nneed to. I derive great satisfaction<br \/>\nfrom deleting hundreds of useless<br \/>\nmessages in a single go. What power. <\/p>\n<p>BY TERRY NIKKEL, AVP, ITS, UNIVERSITY OF NEW BRUNSWICK<\/p>\n<p>Take back control<br \/>\nof your email <\/p>\n<p>Continued on page 66.<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 64 Return to CONTENTS<\/p>\n<p>R\u00e9cemment, j\u2019ai fait savoir \u00e0 mes coll\u00e8gues que j\u2019avais accompli ce que peu d\u2019autres personnes occupant des<br \/>\npostes similaires ont r\u00e9ussi \u00e0 faire : j\u2019ai<br \/>\nma\u00eetris\u00e9 ma bo\u00eete de r\u00e9ception! Les doutes<br \/>\net les regards soup\u00e7onneux qu\u2019ont<br \/>\nsuscit\u00e9s cette affirmation m\u2019incitent<br \/>\nhabituellement \u00e0 expliquer que non, je<br \/>\nne me fais pas d\u2019illusions, j\u2019ai en fait, de<br \/>\nfa\u00e7on permanente, repris le contr\u00f4le<br \/>\nde la perte de temps et d\u2019\u00e9nergie que le<br \/>\ncourriel est devenu pour plusieurs d\u2019entre<br \/>\nnous. Vous pouvez \u00e9galement r\u00e9ussir cet<br \/>\nexploit remarquable en suivant les simples<br \/>\n\u00e9tapes suivantes.<br \/>\n1. Engagez-vous. Vous devez vraiment <\/p>\n<p>vouloir prendre le contr\u00f4le de votre bo\u00eete<br \/>\nde r\u00e9ception avant que toute strat\u00e9gie<br \/>\nne fonctionne. Si vous \u00eates \u00e0 l\u2019aise avec<br \/>\nle chaos, l\u2019inefficacit\u00e9 et l\u2019accumulation<br \/>\nabsurde de messages non lus, continuez<br \/>\ncomme si de rien n\u2019\u00e9tait et remerciez<br \/>\nvotre bonne \u00e9toile pour la fonction<br \/>\nRecherche! Nous vous regarderons<br \/>\navec piti\u00e9. D\u2019un autre c\u00f4t\u00e9, si vous avez<br \/>\nsombr\u00e9 dans l\u2019ab\u00eeme infernal du courrier<br \/>\n\u00e9lectronique et cherchez une planche de<br \/>\nsalut, vous devez vous d\u00e9cider \u00e0 changer<br \/>\nles choses. <\/p>\n<p>2. Soyez impitoyable (ou au moins<br \/>\nsoyez organis\u00e9). En tant qu\u2019ancien<br \/>\ngestionnaire des documents et<br \/>\nbiblioth\u00e9caire (mon r\u00e9tablissement<br \/>\nva bien, merci de prendre de mes<br \/>\nnouvelles), il me vient naturellement <\/p>\n<p>\u00e0 l\u2019esprit de vouloir imposer l\u2019ordre<br \/>\ndans mon environnement de travail.<br \/>\nIl s\u2019av\u00e8re que ce n\u2019est pas si difficile \u00e0<br \/>\nfaire &#8211; mais vous devez vraiment faire la<br \/>\ndistinction entre ce qui est r\u00e9ellement<br \/>\nimportant et m\u00eame pertinent pour votre<br \/>\ntravail, et ce qui ne l\u2019est pas. Pour la<br \/>\nplupart des gens, cela signifie purger<br \/>\net nettoyer nos bo\u00eetes de r\u00e9ception<br \/>\ndes d\u00e9bris et \u00e9paves que le torrent<br \/>\nquotidien de courriels laisse derri\u00e8re<br \/>\nlui. Les messages de rappel. Les pubs.<br \/>\nLes choses sur lesquelles on vous a<br \/>\nenvoy\u00e9 copie, mais sur lesquelles on ne<br \/>\ns\u2019attend pas \u00e0 ce que vous r\u00e9pondiez.<br \/>\nLes conversations qui se sont \u00e9cart\u00e9es<br \/>\nde leur sujet d\u2019origine pour devenir un<br \/>\n\u00e9cho d\u00e9form\u00e9 de leur propos d\u2019origine.<br \/>\nLes tentatives d\u2019hame\u00e7onnage. Le<br \/>\nSPAM sans fin. Tout cela peut et doit<br \/>\ndispara\u00eetre. Si vous ne pouvez tout<br \/>\nsimplement pas vous s\u00e9parer de vos<br \/>\npr\u00e9cieuses p\u00e9pites, vous devez cultiver<br \/>\nl\u2019excellente habitude de les classer par<br \/>\ncat\u00e9gories et de les d\u00e9placer dans des<br \/>\ndossiers bien nomm\u00e9s. Mais d\u2019abord<br \/>\net avant tout, sortez-les de votre bo\u00eete<br \/>\nde r\u00e9ception! <\/p>\n<p>3. Soyez pers\u00e9v\u00e9rant. Si vous avez des<br \/>\nmilliers de messages qui encombrent<br \/>\nvotre bo\u00eete de r\u00e9ception, il vous<br \/>\nfaudra du temps pour les r\u00e9duire \u00e0<br \/>\nun niveau rationnel. N\u2019essayez pas<br \/>\nde tout faire d\u2019un coup, pers\u00e9v\u00e9rez.<br \/>\nVous finirez bien par l\u2019emporter !<br \/>\nPersistez \u00e9galement \u00e0 purger vos <\/p>\n<p>PAR TERRY NIKKEL, AVP, ITS, UNIVERSIT\u00c9 DU NOUVEAU-BRUNSWICK<\/p>\n<p>Reprenez le contr\u00f4le<br \/>\nde vos courriels <\/p>\n<p>autres dossiers \u2013 les dossiers fourre-tout,<br \/>\nceux qui sont soigneusement \u00e9tiquet\u00e9s<br \/>\n(puis ignor\u00e9s) et les nouveaux que vous avez<br \/>\ncr\u00e9\u00e9s (\u00e0 l\u203a\u00e9tape 2 ci-dessus). N\u203aoubliez pas<br \/>\nde vider de temps en temps votre dossier<br \/>\nEnvoy\u00e9 \u2013 avez-vous vraiment besoin de<br \/>\ngarder une copie de tout ce qui remonte \u00e0<br \/>\nl\u2019\u00e2ge de pierre? Je garde les six derniers<br \/>\nmois dans le mien \u2013 si je n\u2019ai pas eu \u00e0<br \/>\nd\u00e9terrer un message qui existe depuis plus<br \/>\nlongtemps que cela, il y a fort \u00e0 parier que<br \/>\nje n\u2019en aurai jamais besoin. J\u2019\u00e9prouve une<br \/>\ngrande satisfaction \u00e0 effacer des centaines<br \/>\nde messages inutiles d\u2019un seul coup. Je me<br \/>\nsens puissant. <\/p>\n<p>4. Baissez le volume. Une fa\u00e7on de faire<br \/>\n\u00e9chec \u00e0 l\u2019afflux de messages consiste \u00e0<br \/>\nl\u2019arr\u00eater avant qu\u2019il n\u2019arrive. \u00c0 combien de<br \/>\nlistes de diffusion et de listes d\u2019abonnement<br \/>\nappartenez-vous ? Je parie qu\u2019il y en a<br \/>\nbeaucoup, dont plusieurs pour lesquels vous<br \/>\nvous demandez comment vous les recevez.<br \/>\nLa plupart des clients de messagerie<br \/>\ndisposent maintenant de fonctions pratiques<br \/>\nde d\u00e9sabonnement qui vous permettent de<br \/>\nvous d\u00e9sabonner \u2013 voulez-vous vraiment<br \/>\ntout savoir sur l\u2019application d\u2019insecticide<br \/>\nen a\u00e9rosol pour traiter une infestation de<br \/>\nmouches? Enfin, et s\u2019il vous pla\u00eet, LISEZ<br \/>\nMES L\u00c8VRES, utilisez la fonction Blocage<br \/>\nou Junk de fa\u00e7on lib\u00e9rale et fr\u00e9quente.<br \/>\nEn marquant les messages individuels<br \/>\nde cette fa\u00e7on, vous apprendrez \u00e0 votre<br \/>\nsyst\u00e8me de courrier \u00e9lectronique \u00e0<br \/>\nreconna\u00eetre qui est le ma\u00eetre \u2013 vous! Les<br \/>\nmessages intempestifs d\u2019exp\u00e9diteurs <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 65Return to CONTENTS<\/p>\n<p>MARKETING ET COMMUNICATIONS<\/p>\n<p>MARKETING AND COMMUNICATIONS<\/p>\n<p>4. Turn down the volume. One way to<br \/>\nbeat the Inbox influx is to stop it before<br \/>\nit ever arrives. How many listservs<br \/>\nand subscription lists do you belong<br \/>\nto? I will bet there are lots, many<br \/>\nof which you likely are completely<br \/>\nignorant of how you got on them in<br \/>\nthe first place. Most email clients<br \/>\nnow have handy unsubscribe features<br \/>\nthat allow you to get out from under<br \/>\nthem \u2013 like applying insect spray to<br \/>\ndeal with an annoying fly infestation.<br \/>\nFinally, and please, READ MY LIPS,<br \/>\nuse the Block or Junk feature liberally<br \/>\nand frequently. By marking individual<br \/>\nmessages in this way, you will train<br \/>\nthe email system to recognize who is<br \/>\nin charge \u2013 you! Pesky messages from<br \/>\nunknown senders will be a thing of<br \/>\nthe past, and you will wonder why you<br \/>\nnever thought of this before.<\/p>\n<p>5. Broaden your horizons. In the<br \/>\nolden days (circa two years ago), ITS<br \/>\nrestricted email quotas to a stingy<br \/>\nsingle gigabyte for faculty and staff <\/p>\n<p>at our university. If you asked nicely,<br \/>\nand if the gods smiled upon you,<br \/>\nyou might be grudgingly allocated<br \/>\nanother gig, or in exceptional cases<br \/>\n(i.e., rarely) a bit more. We have<br \/>\ngone from this garden hose method<br \/>\nof allocation to the firehose method<br \/>\npractically over night. Essentially,<br \/>\nquota space is now unlimited; this<br \/>\nshould excite you, and open your<br \/>\nmind to the intriguing possibilities<br \/>\nit presents. For instance, you do<br \/>\nnot have to be miserly in creating<br \/>\nnew folders to hold all your stuff.<br \/>\nKnock yourself out coming up with<br \/>\ngreat categories, and sub folders<br \/>\nand sub-sub folders \u2013 oh my! And<br \/>\ndo I even need to mention you now<br \/>\nhave 24\/7\/365 access to all your<br \/>\nmessages and files via any device<br \/>\nfrom practically anywhere? There<br \/>\nhas never been a better time to<br \/>\nspread your email wings, folks; stop<br \/>\nonce and for all putting everything in<br \/>\na single bucket!<\/p>\n<p>Just so you know, I reached zero Inbox<br \/>\na few weeks ago. Think about it. Not a<br \/>\nsingle message, opened or unopened,<br \/>\ncluttered the dazzling white space. There<br \/>\nwas absolutely nothing to distract me<br \/>\nfrom my actual job. Inevitably, of course,<br \/>\nreality quickly intruded, and messages<br \/>\ncontinue to pour in all day every day. But<br \/>\nI have trained myself to be unremitting<br \/>\nin my resolve to take back and keep my<br \/>\nInbox sane and clean. There are never<br \/>\nmore than 20 items in my Inbox at any<br \/>\ngiven time, and these are almost always<br \/>\nthere as reminders that I have to do<br \/>\nsomething or get back to someone. New<br \/>\nitems are dealt with as quickly as my<br \/>\nschedule permits, resulting in a pristine<br \/>\nInbox by the end of each and every day.<br \/>\nI can always find time to deal with one,<br \/>\ntwo or a few messages; before zero<br \/>\nInbox, I was routinely faced with dozens<br \/>\nor even hundreds, of emails, and many<br \/>\nI just left there to eventually mock and<br \/>\nintimidate me. No more. <\/p>\n<p>Good luck\u2026 you can do it. <\/p>\n<p>inconnus appartiendront au pass\u00e9, et<br \/>\nvous vous demanderez pourquoi vous<br \/>\nn\u2019y aviez jamais pens\u00e9. <\/p>\n<p>5. \u00c9largissez vos horizons. Autrefois<br \/>\n(il y a environ deux ans), les services<br \/>\ninformatiques limitaient les quotas<br \/>\nde courriels \u00e0 un mince gigaoctet<br \/>\npour le personnel enseignant et<br \/>\nadministratif de notre universit\u00e9. Si<br \/>\nvous le demandiez gentiment, et si les<br \/>\ndieux vous souriaient, vous courriez<br \/>\nla chance de vous voir attribuer \u00e0<br \/>\ncontrec\u0153ur un autre gigaoctet, ou<br \/>\ndans des cas exceptionnels (c\u2019est-<br \/>\n\u00e0-dire rarement) un peu plus. Nous<br \/>\nsommes pass\u00e9s, pratiquement du<br \/>\njour au lendemain, de cette m\u00e9thode<br \/>\nd\u2019attribution parcimonieuse au moyen<br \/>\nd\u2019un petit boyau d\u2019arrosage de jardin<br \/>\n\u00e0 la m\u00e9thode de la lance d\u2019incendie.<br \/>\nEssentiellement, l\u2019espace de quota<br \/>\nest maintenant illimit\u00e9, ce qui devrait <\/p>\n<p>vous exciter, et vous ouvrir l\u2019esprit aux<br \/>\npossibilit\u00e9s intrigantes qu\u2019il pr\u00e9sente.<br \/>\nPar exemple, vous n\u2019avez pas besoin<br \/>\nd\u2019\u00eatre avare en cr\u00e9ant de nouveaux<br \/>\ndossiers pour contenir toutes vos<br \/>\naffaires. Faites-vous plaisir en cr\u00e9ant de<br \/>\nsuperbes cat\u00e9gories, sous-dossiers et<br \/>\nsous-sous-dossiers \u2013 vive la libert\u00e9! Et<br \/>\ndois-je m\u00eame mentionner que vous avez<br \/>\nmaintenant un acc\u00e8s 24\/7\/365 \u00e0 tous vos<br \/>\nmessages et fichiers via n\u2019importe quel<br \/>\nappareil de pratiquement n\u2019importe o\u00f9?<br \/>\nLes amis, il n\u2019y a jamais eu de meilleur<br \/>\nmoment pour d\u00e9ployer vos ailes de<br \/>\ncourriel; arr\u00eatez une fois pour toutes de<br \/>\ntout mettre dans un seul panier! <\/p>\n<p>Juste pour que vous le sachiez, j\u2019ai atteint<br \/>\nz\u00e9ro dans ma bo\u00eete de r\u00e9ception il y a<br \/>\nquelques semaines. Pensez-y bien. Pas<br \/>\nun seul message, ouvert ou non, ne vient<br \/>\nsouiller l\u2019\u00e9blouissant espace blanc. Il n\u2019y<br \/>\navait absolument rien pour me distraire <\/p>\n<p>de mon vrai travail. In\u00e9vitablement, bien s\u00fbr,<br \/>\nla r\u00e9alit\u00e9 s\u2019est rapidement immisc\u00e9e, et les<br \/>\nmessages continuent d\u2019affluer tous les jours.<br \/>\nMais je me suis entra\u00een\u00e9 \u00e0 \u00eatre infatigable dans<br \/>\nma r\u00e9solution \u00e0 reprendre en main et \u00e0 garder<br \/>\nma bo\u00eete de r\u00e9ception saine et propre. Il n\u2019y a<br \/>\njamais plus de 20 articles dans ma bo\u00eete de<br \/>\nr\u00e9ception \u00e0 un moment donn\u00e9, et ceux-ci sont l\u00e0<br \/>\nservent \u00e0 me rappeler que je dois faire quelque<br \/>\nchose ou r\u00e9pondre \u00e0 quelqu\u2019un. Les nouveaux<br \/>\narticles sont trait\u00e9s aussi rapidement que mon<br \/>\nemploi du temps le permet, ce qui me permet<br \/>\nd\u2019avoir une bo\u00eete de r\u00e9ception impeccable \u00e0<br \/>\nla fin de chaque journ\u00e9e. Je peux toujours<br \/>\ntrouver le temps de traiter un, deux ou quelques<br \/>\nmessages; avant la bo\u00eete de r\u00e9ception z\u00e9ro,<br \/>\nj\u2019\u00e9tais r\u00e9guli\u00e8rement confront\u00e9 \u00e0 des douzaines,<br \/>\nvoire des centaines, de courriels, dont plusieurs<br \/>\nn\u2019h\u00e9sitaient pas \u00e0 venir constamment me<br \/>\nnarguer et m\u2019intimider. Plus jamais. <\/p>\n<p>Bonne chance&#8230; vous pouvez le<br \/>\nfaire aussi. <\/p>\n<p>Continued from page 64.<\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 66 Return to CONTENTS<\/p>\n<p>C anadians went to the polls on October 21 and gave a minority mandate to Justin Trudeau and the Liberal Party with 157 seats in the House of Commons. The Conservatives came out with<br \/>\n121 seats, a 21-seat gain from the 2015 election. That result is<br \/>\ndriven primarily by where the votes were concentrated, with the<br \/>\nConservatives winning by huge margins across the Prairies and<br \/>\nthe Liberals spreading their support across different regions,<br \/>\nwith a strong showing in and around Toronto.<\/p>\n<p>The breakdown of seats looks to give the Liberals enough<br \/>\nstrength that they will not have to establish any formal coalition<br \/>\nto govern. It appears that, with the expensive toll of the<br \/>\ncampaign, and limited fundraising, the NDP will have very little<br \/>\nincentive to fight another campaign in the near future.<\/p>\n<p>Over the past 40 days, campaigns jockeyed for position in<br \/>\n338 ridings from coast-to-coast-to-coast. Parties on the left<br \/>\nand the right offered voters starkly different versions of what<br \/>\nthe future of our country can and should be. Billions of dollars<br \/>\nwere committed for national programs, millions of Canadians<br \/>\nvoted, thousands of candidates put their names on the ballot,<br \/>\nhundreds of policies were proposed, and dozens of scandals<br \/>\nchanged the course of the campaign. <\/p>\n<p>The momentum that the Bloc Quebecois experienced over the<br \/>\npast several weeks resulted in them having the greatest gain this<br \/>\nelection, with 32 seats. The NDP, despite last minute momentum<br \/>\ndriven by Jagmeet Singh, fell back to being the fourth largest<br \/>\nparty in the legislature, with 24 seats. <\/p>\n<p>The main policy areas discussed during the election included<br \/>\nclimate change, affordability, Pharmacare and the economy. In the<br \/>\nweeks ahead, Members of Parliament will be sworn in, as well as<br \/>\na new Cabinet chosen by the Prime Minister. <\/p>\n<p>Platform promises<\/p>\n<p>Below are promises from the four major political parties as<br \/>\nthey relate to the appraisal profession. All of the promises<br \/>\nshould be considered despite the results of the election.<\/p>\n<p>Liberal Party of Canada<\/p>\n<p>\u2022 Expand the First-time Home Buyer Incentive for people in<br \/>\nVictoria, Vancouver and Toronto. The value of a qualifying<br \/>\nhome will go from $500,000 to nearly $800,000<\/p>\n<p>\u2022 Add a 1% annual tax on residential properties owned by<br \/>\nthose who are not Canadians and who do not live in Canada<\/p>\n<p>\u2022 Help people buy newly built homes that are certified zero-<br \/>\nemissions by giving them a Net Zero Homes Grant of up to $5,000<\/p>\n<p>2019 Federal Election Results<\/p>\n<p>\u2022 Create a low-cost national flood insurance program<br \/>\n\u2022 Complete all flood maps in Canada and develop an action <\/p>\n<p>plan to assist home owner relocation for those at highest<br \/>\nrisk or repeat flooding<\/p>\n<p>Conservative Party of Canada<\/p>\n<p>\u2022 Increase amortization periods on insured mortgages to<br \/>\n30 years for first-time homebuyers<\/p>\n<p>\u2022 Launch inquiry into money laundering in real estate<br \/>\n\u2022 Remove stress test for mortgage renewals<\/p>\n<p>New Democratic Party of Canada<\/p>\n<p>\u2022 Double the Home Buyer\u2019s tax credit to $1,500 for<br \/>\nfirst-time buyers<\/p>\n<p>\u2022 Increase amortization periods on insured mortgages to<br \/>\n30 years for first-time homebuyers<\/p>\n<p>\u2022 Add $5 billion to spending on affordable housing in first<br \/>\n18 months in office<\/p>\n<p>\u2022 Create 500,000 units of quality, affordable housing in the<br \/>\nnext 10 years<\/p>\n<p>Green Party of Canada<\/p>\n<p>\u2022 Cancel the first-time home buyer grant<br \/>\n\u2022 Legislate that housing is a legally protected fundamental <\/p>\n<p>human right for all Canadians and permanent residents<br \/>\n\u2022 Increase the National Housing Co-investment Fund by <\/p>\n<p>$750 million for new builds, and the Canada Housing Benefit<br \/>\nby $750 million for rent assistance for 125,000 households. <\/p>\n<p>ADVOCACY<\/p>\n<p>BY IMPACT PUBLIC AFFAIRS <\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 67Return to CONTENTS<\/p>\n<p>D\u00c9FENSE<\/p>\n<p>R\u00e9sultats des \u00e9lections<br \/>\nf\u00e9d\u00e9rales de 2019 <\/p>\n<p>L es Canadiens se sont rendus aux urnes hier et ont donn\u00e9 un mandat minoritaire \u00e0 Justin Trudeau et au Parti lib\u00e9ral avec 157 si\u00e8ges \u00e0 la Chambre des communes. Les conservateurs ont remport\u00e9 121 si\u00e8ges, un gain<br \/>\nde 21 si\u00e8ges par rapport aux \u00e9lections de 2015. Ce r\u00e9sultat<br \/>\nest principalement attribuable \u00e0 l\u2019endroit o\u00f9 les votes ont \u00e9t\u00e9<br \/>\nconcentr\u00e9s, les conservateurs l\u2019ayant emport\u00e9 par d\u2019\u00e9normes<br \/>\nmarges dans l\u2019ensemble des Prairies et les lib\u00e9raux obtenant<br \/>\nl\u2019appui de diff\u00e9rentes r\u00e9gions, avec une forte pr\u00e9sence \u00e0 Toronto et<br \/>\ndans les environs. <\/p>\n<p>La r\u00e9partition des si\u00e8ges semble donner suffisamment de force<br \/>\naux lib\u00e9raux pour qu\u2019ils n\u2019aient pas \u00e0 former une coalition officielle<br \/>\npour gouverner. Il semble qu\u2019avec le co\u00fbt \u00e9lev\u00e9 de la campagne et la<br \/>\ncollecte de fonds limit\u00e9e, le NPD n\u2019aura que tr\u00e8s peu d\u2019incitation \u00e0<br \/>\nse lancer dans une autre campagne dans un proche avenir. <\/p>\n<p>Au cours des 40 derniers jours, les partis ont cherch\u00e9 \u00e0<br \/>\npercer dans les 338 circonscriptions \u00e0 l\u2019\u00e9chelle du pays. Les<br \/>\npartis de gauche et de droite ont offert aux \u00e9lecteurs des versions<br \/>\nradicalement diff\u00e9rentes de ce que l\u2019avenir de notre pays peut<br \/>\net doit \u00eatre. Des milliards de dollars ont \u00e9t\u00e9 engag\u00e9s pour des<br \/>\nprogrammes nationaux, des millions de Canadiens ont vot\u00e9, des<br \/>\nmilliers de candidats ont inscrit leur nom sur les bulletins de vote,<br \/>\ndes centaines de politiques ont \u00e9t\u00e9 propos\u00e9es et des dizaines de<br \/>\nscandales ont chang\u00e9 le cours de la campagne. <\/p>\n<p>L\u2019\u00e9lan que le Bloc qu\u00e9b\u00e9cois a connu au cours des derni\u00e8res<br \/>\nsemaines a fait en sorte qu\u2019il a remport\u00e9 plus de si\u00e8ges que jamais<br \/>\nauparavant, soit 32. Le NPD, malgr\u00e9 l\u2019\u00e9lan de derni\u00e8re minute<br \/>\ndonn\u00e9 par Jagmeet Singh, est retomb\u00e9 au quatri\u00e8me rang des<br \/>\npartis \u00e0 l\u2019Assembl\u00e9e l\u00e9gislative, avec 24 si\u00e8ges. <\/p>\n<p>Les principaux domaines politiques abord\u00e9s au cours<br \/>\nde l\u2019\u00e9lection comprenaient les changements climatiques,<br \/>\nl\u2019abordabilit\u00e9, l\u2019assurance-m\u00e9dicaments et l\u2019\u00e9conomie. Dans les<br \/>\nsemaines \u00e0 venir, les d\u00e9put\u00e9s seront asserment\u00e9s, de m\u00eame qu\u2019un<br \/>\nnouveau Cabinet choisi par le Premier ministre. <\/p>\n<p>Promesses de la plate-forme <\/p>\n<p>Voici les promesses des quatre principaux partis politiques en ce qui<br \/>\nconcerne la profession d\u2019\u00e9valuateur. Ces promesses devraient \u00eatre<br \/>\nprises en consid\u00e9ration quels que soient les r\u00e9sultats des \u00e9lections.<\/p>\n<p>Parti lib\u00e9ral du Canada <\/p>\n<p>\u2022 \u00c9largir l\u203aincitatif \u00e0 l\u203aachat d\u203aune premi\u00e8re habitation pour<br \/>\nles r\u00e9sidents de Victoria, Vancouver et Toronto. La valeur<br \/>\nd\u203aune habitation admissible passera de 500 000 $ \u00e0 pr\u00e8s<br \/>\nde 800 000 $.<\/p>\n<p>\u2022 Ajouter une taxe annuelle de un pour cent sur les propri\u00e9t\u00e9s<br \/>\nr\u00e9sidentielles appartenant \u00e0 des personnes qui ne sont pas<br \/>\ndes Canadiens et qui ne vivent pas au Canada.<\/p>\n<p>\u2022 Aider les gens \u00e0 acheter des maisons nouvellement<br \/>\nconstruites qui sont certifi\u00e9es z\u00e9ro \u00e9mission en leur<br \/>\naccordant une subvention pour maison nette z\u00e9ro<br \/>\npouvant atteindre 5 000 $.<\/p>\n<p>\u2022 Cr\u00e9er un programme national d\u2019assurance-inondation<br \/>\n\u00e0 faible co\u00fbt.<\/p>\n<p>\u2022 Compl\u00e9ter toutes les cartes des zones inondables au<br \/>\nCanada et \u00e9laborer un plan d\u2019action pour aider les<br \/>\npropri\u00e9taires \u00e0 d\u00e9m\u00e9nager les maisons les plus \u00e0 risque<br \/>\nou \u00e0 inondations r\u00e9p\u00e9t\u00e9es. <\/p>\n<p>Parti conservateur du Canada <\/p>\n<p>\u2022 Augmenter la p\u00e9riode d\u2019amortissement des pr\u00eats<br \/>\nhypoth\u00e9caires assur\u00e9s \u00e0 30 ans pour les acheteurs<br \/>\nd\u2019une premi\u00e8re maison.<\/p>\n<p>\u2022 Lancer une enqu\u00eate sur le blanchiment d\u2019argent<br \/>\ndans l\u2019immobilier.<\/p>\n<p>\u2022 \u00c9liminer le test de r\u00e9sistance pour les<br \/>\nrenouvellements d\u2019hypoth\u00e8ques.<\/p>\n<p>Nouveau Parti d\u00e9mocratique du Canada <\/p>\n<p>\u2022 Doubler le cr\u00e9dit d\u2019imp\u00f4t pour l\u2019achat d\u2019une habitation \u00e0<br \/>\n1 500 $ pour les acheteurs d\u2019une premi\u00e8re maison.<\/p>\n<p>\u2022 Augmenter la p\u00e9riode d\u2019amortissement des pr\u00eats<br \/>\nhypoth\u00e9caires assur\u00e9s \u00e0 30 ans pour les acheteurs d\u2019une<br \/>\npremi\u00e8re maison.<\/p>\n<p>\u2022 Ajouter 5 milliards de dollars aux d\u00e9penses consacr\u00e9es<br \/>\nau logement abordable au cours des 18 premiers mois<br \/>\nau pouvoir<\/p>\n<p>\u2022 Cr\u00e9er 500 000 unit\u00e9s de logements abordables et de<br \/>\nqualit\u00e9 au cours des 10 prochaines ann\u00e9es. <\/p>\n<p>Parti Vert du Canada <\/p>\n<p>\u2022 Annuler la subvention pour l\u2019achat d\u2019une premi\u00e8re maison.<br \/>\n\u2022 L\u00e9gif\u00e9rer que le logement est un droit humain fondamental <\/p>\n<p>prot\u00e9g\u00e9 par la loi pour tous les Canadiens et les r\u00e9sidents<br \/>\npermanents.<\/p>\n<p>\u2022 Augmenter de 750 millions de dollars le Fonds national<br \/>\nd\u2019investissement conjoint dans le logement pour les<br \/>\nnouvelles constructions et la Prestation fiscale canadienne<br \/>\npour le logement pour l\u2019aide au loyer de 750 millions de<br \/>\ndollars pour 125 000 m\u00e9nages. <\/p>\n<p>PAR IMPACT PUBLIC AFFAIRS <\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 68 Return to CONTENTS<\/p>\n<p>The following AIC Members have passed<br \/>\naway. On behalf of everyone connected with<br \/>\nthe Institute and the profession, we extend<br \/>\nour sincerest sympathies to their families,<br \/>\nfriends and associates. <\/p>\n<p>Les membres suivants de l&rsquo;ICE sont<br \/>\nd\u00e9c\u00e9d\u00e9s. Au nom de tous ceux qui oeuvrent<br \/>\nde pr\u00e8s ou de loin au sein de l\u2019Institut et<br \/>\nde la profession, nous exprimons nos plus<br \/>\nsinc\u00e8res condol\u00e9ances \u00e0 leurs familles,<br \/>\namis et associ\u00e9s.<\/p>\n<p>Robert Harold Finlay, AACI, P.App<\/p>\n<p>Windsor, ON<\/p>\n<p>Jason T. Fletcher, AACI, P.App<\/p>\n<p>Strathroy, ON<\/p>\n<p>Dale A. Flitton, CRA, P.App<\/p>\n<p>Lethbridge, AB<\/p>\n<p>Gregory H. Krawchuk, AACI, P.App<\/p>\n<p>Edmonton, AB<\/p>\n<p>James W. Racine, AACI, P.App<\/p>\n<p>Qu\u00e9bec City, QC <\/p>\n<p>In Memoriam\/<br \/>\nEn memoire<\/p>\n<p>WHAT? ME\u2026<br \/>\nA BLOGGER?<br \/>\nYes you! Any Member of AIC or member of<br \/>\nthe real estate community is encouraged<br \/>\nto contribute to our AIC Exchange Blog.<br \/>\nWe invite you to share your industry<br \/>\nexperience with others.<\/p>\n<p>What is the Purpose of the Blog?<br \/>\nThe AIC blog serves as a vehicle to enhance<br \/>\nunderstanding among the valuation<br \/>\ncommunity and the larger real estate<br \/>\nindustry. It\u2019s a place to present new ideas,<br \/>\nchallenge status quo, and encourage readers<br \/>\nto think outside the box. It\u2019s a way to get<br \/>\ndiscussions going, advance the profession<br \/>\nand educate the public.<\/p>\n<p>What can I write about?<br \/>\nAny topic related to real estate, business<br \/>\nor market trends is welcome. All articles<br \/>\nare the writers\u2019 opinions; you will<br \/>\nhave editorial freedom to present any<br \/>\nideas and views that may be contrary<br \/>\nto popular opinion but presented in a<br \/>\nrespectable way. An editorial board<br \/>\nreviews the content to ensure readability<br \/>\nand appropriateness of content. <\/p>\n<p>What is in it for me?<br \/>\nOnce published, you can share your<br \/>\narticle with your clients, colleagues and<br \/>\nfriends to enhance their understanding of<br \/>\nwhat an appraiser does. It\u2019s a completely<br \/>\nfree and it will help you stand out from<br \/>\nthe crowd, get published and build<br \/>\ncredibility. It will also help you increase<br \/>\nyour network, boost your business and<br \/>\nadvance your resume. <\/p>\n<p>How do I make a submission?<br \/>\nSimply send an email to aicexchange@<br \/>\naicanada.ca with your name, telephone<br \/>\nnumber, blog topic and a brief synopsis or<br \/>\nthe full articles. Feel free to send us any<br \/>\nquestions you might have.<\/p>\n<p>Oui, oui, vous! Tous les membres de l\u2019ICE ou<br \/>\nles intervenants du secteur de l\u2019immobilier<br \/>\npeuvent contribuer au blogue \u00c9change de l\u2019ICE.<br \/>\nNous vous invitons \u00e0 venir partager ici vos<br \/>\nexp\u00e9riences de l\u2019industrie.<\/p>\n<p>\u00c0 quoi sert ce blogue?<br \/>\nLe blogue de l\u2019ICE est une courroie de transmission<br \/>\nqui permet d\u2019am\u00e9liorer les connaissances de la<br \/>\ncommunaut\u00e9 des \u00e9valuateurs et de l\u2019industrie de<br \/>\nl\u2019immobilier. C\u2019est l\u2019endroit id\u00e9al pour pr\u00e9senter de<br \/>\nnouvelles id\u00e9es, de mettre au d\u00e9fi les id\u00e9es re\u00e7ues<br \/>\net inciter les lecteurs \u00e0 aller hors des sentiers<br \/>\nbattus. Ce m\u00e9dium permet \u00e0 la fois de lancer<br \/>\ndes discussions, faire avancer la profession et<br \/>\nrenseigner le public.<\/p>\n<p>Quels sujets puis-je aborder?<br \/>\nTout sujet qui touche l\u2019immobilier, les affaires<br \/>\nou les tendances du march\u00e9. Tous les articles<br \/>\nrepr\u00e9sentent l\u2019opinion de celui ou celle qui l\u2019\u00e9crit;<br \/>\nvous avez toute la libert\u00e9 \u00e9ditoriale n\u00e9cessaire pour<br \/>\npr\u00e9senter des id\u00e9es et points de vue qui confrontent<br \/>\nl\u2019opinion g\u00e9n\u00e9ralement accept\u00e9e, si bien s\u00fbr,<br \/>\nvous les pr\u00e9sentez de mani\u00e8re respectueuse. Un<br \/>\ncomit\u00e9 \u00e9ditorial r\u00e9vise les contenus pour s\u2019assurer<br \/>\nde leur clart\u00e9 et de leur pertinence.<\/p>\n<p>Qu\u2019est-ce que \u00e7a m\u2019apporte?<br \/>\nLorsque vous \u00eates publi\u00e9s, vous pouvez partager<br \/>\nvos articles avec vos clients, vos coll\u00e8gues et vos<br \/>\namis pour am\u00e9liorer leur compr\u00e9hension de la<br \/>\nprofession d\u2019\u00e9valuateur. C\u2019est totalement gratuit<br \/>\net c\u2019est une possibilit\u00e9 de vous d\u00e9marquer, d\u2019\u00eatre<br \/>\npubli\u00e9 et de b\u00e2tir votre cr\u00e9dibilit\u00e9. Vous avez aussi la<br \/>\npossibilit\u00e9 d\u2019\u00e9tendre votre r\u00e9seau, de faire avancer<br \/>\nvos affaires et de faire valoir votre exp\u00e9rience. <\/p>\n<p>Comment soumettre un article?<br \/>\nVous n\u2019avez qu\u2019\u00e0 envoyer un courriel \u00e0 aicexchange@<br \/>\naicanada.ca avec votre nom, votre num\u00e9ro de<br \/>\nt\u00e9l\u00e9phone, le sujet de votre article de blogue et un<br \/>\nr\u00e9sum\u00e9 de l\u2019article ou m\u00eame l\u2019article lui-m\u00eame.<br \/>\nN\u2019h\u00e9sitez pas \u00e0 nous adresser vos questions.<\/p>\n<p>MOI? UN BLOGUEUR?<br \/>\nS\u00c9RIEUX?<\/p>\n<p>Read the AIC Exchange at http:\/\/aicexchange.ca\/aic-blog\/<br \/>\nConsultez le blogue \u00c9change de l\u2019ICE sur http:\/\/\u00e9changeice.ca\/magazine-ice\/<\/p>\n<p>Need Continuing<br \/>\nProfessional Development<br \/>\n(CPD) Credits? <\/p>\n<p>Check out the CPD page on<br \/>\nthe AIC website for an array<br \/>\nof opportunities. <\/p>\n<p>www.aicanada.ca\/aic-events\/<br \/>\ncpd-opportunities\/ <\/p>\n<p>Besoin de cr\u00e9dits de<br \/>\nperfectionnement<br \/>\nprofessionnel (CPP)?<br \/>\nRendez-vous sur la page<br \/>\nde PPC du site Web de<br \/>\nl\u2019ICE afin de d\u00e9couvrir<br \/>\ntoutes les opportunit\u00e9s. <\/p>\n<p>www.aicanada.ca\/fr\/<br \/>\nevenements-aic\/des-<br \/>\nopportunites-ppc-de-lice\/<\/p>\n<p>Appraisal Institute of Canada<br \/>\nInstitut canadien des \u00e9valuateurs<\/p>\n<p>Volume 63 | Book 4 \/ Tome 4 | 2019 69Return to CONTENTS<\/p>\n<p>NEWS\/NOUVELLES<\/p>\n<p>http:\/\/aicexchange.ca\/aic-blog\/<br \/>\nhttp:\/\/\ufffdchangeice.ca\/magazine-ice\/<\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"RXsHm7VcAr\"><p><a href=\"https:\/\/www.aicanada.ca\/aic-events\/cpd-opportunities\/\">CPD Opportunities<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;CPD Opportunities&#8221; &#8212; Appraisal Institute of Canada\" src=\"https:\/\/www.aicanada.ca\/aic-events\/cpd-opportunities\/embed\/#?secret=yw6aJ9m70x#?secret=RXsHm7VcAr\" data-secret=\"RXsHm7VcAr\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><\/p>\n<blockquote class=\"wp-embedded-content\" data-secret=\"428XeWu666\"><p><a href=\"https:\/\/www.aicanada.ca\/fr\/evenements-aic\/des-opportunites-ppc-de-lice\/\">Des opportunit\u00e9s PPC de l\u2019ICE<\/a><\/p><\/blockquote>\n<p><iframe loading=\"lazy\" class=\"oembed-iframe\"  class=\"wp-embedded-content\" sandbox=\"allow-scripts\" security=\"restricted\" style=\"position: absolute; clip: rect(1px, 1px, 1px, 1px);\" title=\"&#8220;Des opportunit\u00e9s PPC de l\u2019ICE&#8221; &#8212; Appraisal Institute of Canada\" src=\"https:\/\/www.aicanada.ca\/fr\/evenements-aic\/des-opportunites-ppc-de-lice\/embed\/#?secret=Ca6mJDijeu#?secret=428XeWu666\" data-secret=\"428XeWu666\" width=\"500\" height=\"282\" frameborder=\"0\" marginwidth=\"0\" marginheight=\"0\" scrolling=\"no\"><\/iframe><\/p>\n<p>Canadian Property Valuation  |  \u00c9valuation Immobili\u00e8re au Canada 70 Return to CONTENTS<\/p>\n<p>DESIGNATIONS CANDIDATES STUDENTS \/ D\u00c9SIGNATIONS STAGIAIRES \u00c9TUDIANTS<\/p>\n<p>The Appraisal Institute of Canada (AIC), <\/p>\n<p>together with the provincial associations <\/p>\n<p>and the provincial bodies affiliated with the <\/p>\n<p>AIC, commend the following Members who <\/p>\n<p>completed the rigorous requirements for <\/p>\n<p>accreditation as a Designated Member of <\/p>\n<p>the AIC during the period July 24, 2019 to <\/p>\n<p>October 22, 2019:<\/p>\n<p>L\u2019Institut canadien des \u00e9valuateurs (ICE), <\/p>\n<p>en collaboration avec les associations <\/p>\n<p>provinciales et les organismes provinciaux <\/p>\n<p>affili\u00e9s \u00e0 l\u2019ICE, f\u00e9licitent les membres <\/p>\n<p>suivants qui ont compl\u00e9t\u00e9 le programme <\/p>\n<p>rigoureux d\u2019accr\u00e9ditation \u00e0 titre de membre <\/p>\n<p>d\u00e9sign\u00e9 de l\u2019ICE durant la p\u00e9riode du 24 <\/p>\n<p>juillet, 2019 au 22 octobre, 2019 :<\/p>\n<p>AIC designations granted \/ D\u00e9signations obtenues de l\u2019ICE<\/p>\n<p>AIC welcomed the following new Candidate members during the  <\/p>\n<p>period July 24, 2019 to October 22, 2019:<\/p>\n<p>L\u2019ICE souhaite la bienvenue aux personnes suivantes qui ont joint les rangs des <\/p>\n<p>membres stagiaires durant la p\u00e9riode du 24 juillet, 2019 au 22 octobre, 2019 :<\/p>\n<p>AACI, P.App<br \/>\nAccredited Appraiser Canadian Institute<\/p>\n<p>Candidates \/ Stagiaires<\/p>\n<p>CRA, P.App<br \/>\nCanadian Residential Appraiser<\/p>\n<p>Alberta<br \/>\nBaojun Chen<\/p>\n<p>British Columbia \/<br \/>\nColombie-Britannique<\/p>\n<p>Julian Hudson<\/p>\n<p>New Brunswick<br \/>\nAndrea Y. J. Kilpatrick<\/p>\n<p>Newfoundland \/<br \/>\nTerre-Neuve <\/p>\n<p>Jonathan Hynes<\/p>\n<p>British Columbia \/<br \/>\nColombie-Britannique<\/p>\n<p>Derek Funk<br \/>\nAmandeep Singh Sidhu<br \/>\nMoheb Wahba<\/p>\n<p>Manitoba<br \/>\nSteven Yurkiw<\/p>\n<p>Nova Scotia<br \/>\nMathieu Chaput<\/p>\n<p>Ontario <\/p>\n<p>Bocalbos Chan<br \/>\nDavid Kahng<br \/>\nKristen Ljubicic<br \/>\nFarhan Qurashi<br \/>\nBraden Sentineal<br \/>\nHrach Shehirian<\/p>\n<p>Quebec \/ Qu\u00e9bec<br \/>\nNicolas C\u00f4t\u00e9-Simard<br \/>\nRoxanne Gora<\/p>\n<p>Saskatchewan<br \/>\nKendel Wood<br \/>\nMichelle Hilbert<\/p>\n<p>Ontario<br \/>\nLevar Brewster<br \/>\nKrista Stephanie  <\/p>\n<p>Derro-Manocchio<br \/>\nDylan R. MacDougall<br \/>\nJohn Michael Mekitiak<br \/>\nMichael Petti<br \/>\nGurpreet S. Purba<br \/>\nTejveer S. Walia<\/p>\n<p>Alberta<br \/>\nErica Kelley<br \/>\nJadran Mujcinovic<br \/>\nIsabelle Settle<br \/>\nOwen Tung<\/p>\n<p>British Columbia \/<br \/>\nColombie-Britannique<\/p>\n<p>Jackson Biehl<br \/>\nJosue Lloyd Adalid Ferrer<br \/>\nDaniel William McCauley<br \/>\nCourtney Pinkenburg<\/p>\n<p>Manitoba <\/p>\n<p>Carson John Horsburgh<br \/>\nDan Kajpust<br \/>\nKenneth Ryan Penner<\/p>\n<p>Newfoundland \/<br \/>\nTerre-Neuve <\/p>\n<p>Alexe Grace Pelley<\/p>\n<p>Nova Scotia \/<br \/>\nNouvelle-\u00c9cosse<\/p>\n<p>Dave Kelly<br \/>\nRory Macdonald<br \/>\nTaylor Woods<\/p>\n<p>Nunavut <\/p>\n<p>David H. Wheler<\/p>\n<p>Ontario <\/p>\n<p>Leslie Carol Barr<br \/>\nFarah Behnam<br \/>\nJacqueline Bisson<br \/>\nJames Bridger<br \/>\nAshita Chandra<br \/>\nMyuren Chanthirakumar<br \/>\nAdrienne Clapperton<br \/>\nKaren Cliffe<br \/>\nMatthew Colussi<br \/>\nNancy C. Filippi<br \/>\nDaniel Chee Lon Fung<br \/>\nLindsay Jarvis<br \/>\nDevisha Khanna<br \/>\nSusan Lin<\/p>\n<p>Joseph Macaluso<br \/>\nRyan J. MacIntosh<br \/>\nKaren McDonnell<br \/>\nAlexandra O&rsquo;Neill<br \/>\nBayo Olanrewaju<br \/>\nBirenkumar G. Patel<br \/>\nTimour Petrov<br \/>\nTyler M. Raytek<br \/>\nChristopher Rober<br \/>\nCyndy Robleto<br \/>\nOlivia Patrycja Romaniuk<br \/>\nNiall Sloane<br \/>\nHunter Smith<br \/>\nDuane Lorne Smith<br \/>\nJodie Stevens<br \/>\nVahid Tolooei<br \/>\nPeg June VanderMeer<br \/>\nScott Wood<br \/>\nRob Yeo<br \/>\nSandra M. Upson<\/p>\n<p>Quebec \/ Qu\u00e9bec<br \/>\nJoshuah Lemay<\/p>\n<p>Alberta <\/p>\n<p>Shaelynn Carson<br \/>\nJoshua Lee<\/p>\n<p>British Columbia \/<br \/>\nColombie-Britannique<\/p>\n<p>Ashley Rain Black<br \/>\nDennis Fan<br \/>\nNicholas Thomas Jang<br \/>\nMichelle Yu Tung Pang<\/p>\n<p>Students \/ \u00c9tudiants<\/p>\n<p>This category of membership serves as the first step on the path to <\/p>\n<p>designation for those completing their requirements for Candidate <\/p>\n<p>membership. Students considering the appraisal profession as a career <\/p>\n<p>option are also welcomed to this category of membership.<\/p>\n<p>Cette cat\u00e9gorie d&rsquo;adh\u00e9sion constitue la premi\u00e8re \u00e9tape sur la voie de la <\/p>\n<p>d\u00e9signation pour ceux qui s\u2019affairent \u00e0 compl\u00e9ter les exigences de la cat\u00e9gorie <\/p>\n<p>de membres stagiaire. Les \u00e9tudiants qui contemplent une carri\u00e8re comme <\/p>\n<p>\u00e9valuateur professionnel sont acceuillis dans cette cat\u00e9gorie de membres.<\/p>\n<p>Ontario <\/p>\n<p>Jamie Nicholas Adams<br \/>\nJagtar Dhillon<br \/>\nJulian K. Diener<br \/>\nTania Dupuis<br \/>\nJun Huang<br \/>\nMohsen Kalantari Khandani<br \/>\nMatthew McMahon<br \/>\nSteve Najdovski<br \/>\nSherri Rossi-Chou<\/p>\n<p>Quebec \/ Qu\u00e9bec<br \/>\nJoseph Djieukam<br \/>\nChantale Madore<\/p>\n<p>Partnership. Performance.<br \/>\navisonyoung.ca\/valuations<\/p>\n<p>We are a principal-led commercial real estate firm delivering client-focussed<br \/>\nsolutions while investing in the success of our people. We offer a unique<br \/>\napproach, culture and values with a focus on equality that are leading new<br \/>\nemployees to join us every day.<\/p>\n<p>We are looking for individuals, teams and companies seeking an opportunity<br \/>\nto be a part of our growing team.<\/p>\n<p>To inquire about opportunities, email<\/p>\n<p>canada.valuation@avisonyoung.com<\/p>\n<p>Experience the<br \/>\nDifference<\/p>\n<p>mailto:canada.valuation@avisonyoung.com<br \/>\nhttp:\/\/avisonyoung.ca\/valuations<\/p>\n<p>Join CBRE\u2019s Valuation and Advisory Services Team<\/p>\n<p>At CBRE, you have the ability to take charge of your career and enjoy an inclusive, collaborative<br \/>\nenvironment. Work on an industry-leading team that provides unmatched client services<br \/>\nby leveraging best in class research, technology and industry expertise.<\/p>\n<p>Paul Morassutti, AACI, MRICS<br \/>\nExecutive Vice President<br \/>\npaul.morassutti@cbre.com<br \/>\n+1 416 495 6235<\/p>\n<p>www.cbre.ca\/vas<\/p>\n<p>Make your own path with a team<br \/>\nthat believes in you<\/p>\n<p>mailto:paul.morassutti@cbre.com<br \/>\nhttp:\/\/www.cbre.ca\/vas<\/p>\n","protected":false},"featured_media":68335,"menu_order":0,"template":"","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","_lmt_disableupdate":"","_lmt_disable":""},"class_list":["post-68336","issue","type-issue","status-publish","has-post-thumbnail","hentry"],"acf":[],"_links":{"self":[{"href":"https:\/\/www.aicanada.ca\/fr\/wp-json\/wp\/v2\/issue\/68336","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.aicanada.ca\/fr\/wp-json\/wp\/v2\/issue"}],"about":[{"href":"https:\/\/www.aicanada.ca\/fr\/wp-json\/wp\/v2\/types\/issue"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.aicanada.ca\/fr\/wp-json\/wp\/v2\/media\/68335"}],"wp:attachment":[{"href":"https:\/\/www.aicanada.ca\/fr\/wp-json\/wp\/v2\/media?parent=68336"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}