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Damn Dirty Protesters Essay

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Guide for the Preparation of Investment Analysis Reports. This Guide was originally developed at the request of the Investment Management Board members (now the Real Property Investment Board or RPIB ). Protesters. The Guide was subsequently revised in 2005 to incorporate recent developments such as the fit-up and hughes, space allocation standards, improved risk management and the analysis of sustainable development issues. The Guide was revised again in 2009 in order to incorporate enhancements in support of RPB 's new corporate Real Estate Model. More specifically, revisions were made to encourage the consideration of Dirty Protesters, a wider range of Tom Sawyer Finn's Friendship, investment options, such as, public-private partnerships, to improve the qualitative and quantitative consideration of risk and to improve the Damn Protesters Essay overall quality of IAR submissions. This Guide is one of several measures that RPIB members are proposing in order to ensure consistent high quality and timeliness of Investment Analysis Reports (IAR s). Stated more formally, the purpose of this Guide is to strengthen the role of IAR s as information, approval, accountability and performance measurement documents, for air asia history, meeting client requirements and ensuring the integrity of real property assets. This Guide represents RPIB 's position on how IAR s should be written, both in terms of Protesters Essay, style and organization, and solution, what information they should contain, in order for these executives to take an informed decision.

The Guide should be used in conjunction with other supporting documents (See Section 1.10 for Sources, Tools and References). This document provides a guide for all persons who have responsibility whether it be in the preparation of, contribution to, or in reviewing any type of Investment Analysis Report. This Guide describes the IAR preparation process and the positioning of the IAR within the context of the overall National Project Management System (NPMS ). This Guide proposes a nationally consistent style for writing IAR s, which is described in detail, section by section. In addition it describes the purpose and suggested content for each section of an IAR . This Guide focuses on the preparation of Investment Analysis Reports for the national Real Property Investment Board and Damn Essay, Regional Investment Management Boards (RIMB). It is intended for the use in both asset-based and space-based IAR s for projects with a total estimated cost of more than $1.0 million. The depth and length of an IAR should be adjusted to fit the to prison overcrowding circumstances of each project.

A separate template is Damn available for short-form IAR s for project costing less than $1.0 million. For writers and contributors to IAR s, this Guide offers the following benefits: facilitates the involvement of a wider group of persons in preparing and contributing to the preparation of IAR s eases the process of initiating an IAR for a project increases the efficiency in which IAR s are prepared, thereby, also decreasing the and Private Essay elapsed time in their preparation increases the probability of “doing it right the first time”fewer drafts and redrafts provides a handy reference for reaching the desired standard of quality in the IAR s of the Real Property Program offers users a handy guide to relevant sources of information. 1.2 Principles for the Preparation of IAR s. This Guide for Dirty Essay, the Preparation of Finn's, Investment Analysis Reports (IAR s), is supported by the RPIB and RIMB and is designed to facilitate the process of preparing IAR s. The IAR s that are responsive to the principles below provide an assurance that the required consultations have been made and relevant interests have been taken into account; they also achieve a high degree of quality and better support the decisions that have to be made. Consistent in terms of organization (without being rigid or inflexible); this includes the use of Damn Dirty Essay, headings and solution, sub-headings, and the placement of appropriate information in Damn Dirty Protesters appendices; see Section 3.5, Proposed Outline of an IAR ; Consistent in culture terms of style and tone; well-written IAR s are factual and Damn Protesters Essay, objective; see Section 3.1 Key Guidelines and Criteria for books, a Well-Written IAR ; Concise ; the IAR presents only relevant information and data, and does so in a manner that is brief and to Damn Dirty the point; more extensive information is presented in the Appendices, if required; Compliant ; the IAR indicates if the Security Issues proposed project complies with the national and community-based investment strategies, the relevant Asset Management Plan(s), the Dirty ARLU and budget allocations; Reliable ; the IAR clearly documents the requirements, the time constraints, the Issues in Ecommerce Essay implementation strategy, the issues and risks associated with a given course of action; Valid ; the options presented to the RPIB and RIMB for consideration include all viable options, that are well described and Damn, continue to be feasible; Precise ; the scope, components, costs, impacts, implementation strategy, and issues surrounding the recommended option are precisely described; Timely ; the RPIB and RIMB receives the IAR for review at a point when due deliberation is shiloh short story possible and severe time constraints are not dictating the agenda. In addition to the above attributes, it is important that the approach to investment analysis reflects the principle, which states that the overriding objective is always to maximize the Dirty long-term benefits of the federal government as a whole. In this regard, the interests of the and Huck Finn's Friendship Essay federal government must be paramount and the IAR should be written to reflect a total government perspective. 1.3 Purposes of Investment Analysis Reports. By definition, IAR s are future oriented and help to create RPB 's “contract with the Dirty future”. They create and support the asset base from which service will be provided to clients in the future.

IAR s therefore play a pivotal role in the system and serve several purposes simultaneously. They encompass information, approval, accountability and performance measurement documents all in one report. IAR s are information documents . They provide consistent, concise, reliable, precise and timely information on a specific real property context, and on monica books, a range of options facing the Real Property Branch for meeting client and asset integrity requirements. As information documents, they are read by a wide range of parties having management, planning and implementation roles for Real Property Branch. IAR s are approval documents . They enable the Dirty Protesters Essay RPIB and RIMB to make recommendations and senior management to make decisions on future courses of action. IAR s facilitate and air asia history, support decision-making and are used to identify a preferred course of action to provide a relevant rationale and to fully inform the RPIB , the RIMB and RPB senior management of all relevant implications pertaining to the selected course of Protesters Essay, action. IAR s are accountability documents . They crystallize and confirm organizational accountabilities. Through the signature of the originating authorities, IAR s indicate the Security Issues Essay agreement of team members, particularly those that have to implement the project and Dirty Essay, confirm the accountabilities of culture, specific persons for the quality of the information provided in Protesters the IAR . Simultaneously, IAR s are the vehicle whereby accountability for projects and history, initiatives are assumed at all levels within the Real Property Program up to Dirty Essay the level of the Assistant Deputy Minister of Real Property Branch. Finally, in books identifying the key members of the implementation team, IAR s also confer suitable accountabilities for this implementation. IAR s are performance measurement documents . Damn Dirty Essay. They are part of the critical audit trail that helps to measure whether the Real Property Branch and shiloh short, its specific regions and units, are achieving the desired results. More specifically, IAR s provide a critical reference point in assessing project and program performance after project completion, for example, in terms of timing, cost and measuring actual results against expected project financial and qualitative benefits (e.g. sustainability).

The mandate of PSPC 's Real Property Branch is to provide office accommodation for Dirty Protesters Essay, federal government departments. Consequently, PSPC is responsible for seeking project approval associated with the provision of office accommodation. The following approval authorities apply to asset-based and space-based office accommodation projects: In the NCA , projects costing less than $1.0 million are typically approved by the Real Property Team Director, based on popular culture, a short-form IAR . In the Dirty Protesters regions, smaller projects are approved by the Regional Director with the approval limits subject to regional delegations of shiloh, authority. Damn Protesters Essay. An IAR , is typically required for all projects costing more than $25,000, although, there is some variation found within different regions. Projects costing up to popular culture definition $10.0 million are approved at the regional level by the Regional Director General and is based on an IAR as well as the recommendation of the Dirty Protesters Regional Investment Management Board (RIMB).

Projects costing up to $30.0 million are approved at the Headquarters level by the ADM of the Real Property Branch, and Security and Private in Ecommerce, based on the IAR and Essay, the recommendations of the popular culture RIMB , RDG and the Real Property Investment Board (RPIB). Protesters. Currently, projects costing over and Huck Finn's Friendship $30.0 million must be approved by Treasury Board, based on a Treasury Board submission and the recommendation of the Minister. Before proceeding to Treasury Board, the project must be recommended by the ADM . The ADM 's recommendation is based on an IAR and the recommendations of the Protesters RIMB , RDG and the Real Property Investment Board (RPIB). It should be noted that, under Treasury Board's new Policy on the Management of Projects , project approval limits would soon be based on to prison, the risk and complexity of individual projects and Protesters Essay, the capacity of the department or agency to manage projects, rather than on a dollar value threshold. More complete information on delegations of authority can be found on the on Security and Private Issues Essay, the delegation of Dirty, authorities site.

There are three types of project approval that can be sought through an IAR : preliminary project approval (PPA), effective project approval (EPA) and lease project approval (LPA). A Treasury Board submission is popular required if the project cost is greater than $30.0 million (for accommodation projects). Preliminary Project Approval (PPA): PPA is sought as part of the project identification phase, and is required to enable RPB to undertake detailed technical investigations and to disburse the funds necessary to get more precise cost estimates and to support the full definition of the project. An IAR seeking PPA must clearly demonstrate that a program requirement exists and that this requirement can be addressed through the implementation of the proposed project. The IAR analyses a range of options for meeting the identified requirement using indicative cost estimates for Damn Protesters Essay, each of the options analyzed and recommend a course of action. An IAR seeking PPA should also include a request for Tom Sawyer Finn's Friendship Essay, spending authority for the amount required to fund the work (i.e. engineering investigations and architectural planning) carried out in the project planning phase, with the amount requested being supported by substantive cost estimates. Effective Project Approval (EPA): EPA is sought once the project definition has been completed, substantive cost estimates have been developed, and Damn Protesters, the project is ready to be fully implemented. Air Asia. The granting of Damn Dirty Essay, EPA provides the authority to proceed with the implementation of the project and establishes the critical objectives for the project in terms of cost, scope and timing. These objectives serve as the baseline for monitoring the implementation of the project.

An IAR seeking EPA must use substantive cost estimates for Security and Private, the project being recommended for approval. It should also re-examine all of the Dirty Protesters Essay available options previously identified in order to ensure that the recommended option is still the most beneficial approach for solution to prison overcrowding, meeting the requirement. Lease Project Approval (LPA): Any project involving a lease solution must receive LPA prior to soliciting bids. A LPA is a one-stage approval authority for lease projects, with exception to those identified below. For the purpose of determining the appropriate approval levels for Dirty, lease projects, project cost is defined as the present value of net rental costs over the term of the lease (not including options), plus all one-time costs (such as fit-up) associated with bringing the Tom Sawyer Finn's property into inventory. Dirty Protesters. An IAR seeking LPA must use substantive cost estimates that are based on market data provided in a Market Analysis Report (MAR) or other reliable sources of market rental rates. Approvals for Lease Projects Involving a New Building: In the case of a lease project that will result in the creation of a new building via a P3 delivery (example: build to history lease and lease purchase), a PPA is required for Essay, spending authority to run the solution to prison overcrowding procurement process, followed by an EPA once the procurement/solicitation of offers process is complete. The cost for the PPA is based on Lease Project Approval estimates and the cost for EPA is based on lease contract authority (LCA).

The LCA amount is the total amount that will be paid to the landlord over the term of the Dirty Protesters lease (not discounted to their present value), including fit-up, OM and taxes if these are passed through the landlord, expressed in budget year (year of disbursement) dollars. Air Asia History. Classes of Estimates: Cost estimates must be of a sufficiently high degree of quality and reliability to support the consideration of the project by decision makers and Damn Protesters Essay, allow the options analysis, included in Finn's Friendship Essay the IAR , to be meaningful. Damn Dirty Protesters. There are two relevant classes of cost estimate for project approval purposes, indicative and substantive. Short Story. All requests for project approval (PPA , EPA and LPA ) must indicate the class of estimate. 1.6 The Role of Investment Boards (RPIB and RIMB ) The Real Property Investment Board (RPIB) functions as the Dirty Essay project recommendation board at the national level, while Regional Investment Management Boards (RIMB) performs the monica hughes same function at the regional level. The function of these boards, at both the regional and national levels, are to oversee the review of planned real property investments within PSPC , as well as the allocation of funds in the budget. They typically will convene to discuss a project after each of the representative organizations has had an opportunity to review and provide comments on Dirty Protesters Essay, project documentation. At the regional (non-NCA ) level, the solution to prison RIMB makes its recommendations to the Regional Director General. In the National Capital Area, the NCAIMB (which is the NCA equivalent of a RIMB ) makes its recommendations pertaining to space-based projects to the DG , NCA Portfolio Management, and for asset-based projects, to the DG , NCA Operations Sector.

The national RPIB is a committee composed of senior officials of Damn Dirty, PSPC 's Real Property Branch. Chaired by the Director General of Accommodation Portfolio Management, the RPIB is charged with, among other responsibilities, reviewing and making recommendations on all IAR s that are above the short delegation of authority of PSPC regions. The RPIB will make its recommendations to Damn Essay the ADM responsible for the Real Property Program. If the RPIB or RIMB is and Huck Finn's prepared to recommend a project, it is typically passed along the approval chain to Dirty Essay the RDG in the region (or the air asia NCA equivalent), the ADM , the DM, the Minister's Office and Protesters Essay, Treasury Board, as appropriate. The Board may also refuse to recommend a project or it may ask the project team to make changes in order to make the project acceptable when it comes back to hughes the Board for review. In addition to its vetting, review and recommendation role, RPIB and RIMB also have an advisory and coaching role. Project proponents are encouraged to submit preliminary findings and conclusions about client requirements and possible options to be considered at Damn, any time they deem appropriate.

Such preliminary discussions may assist officials in evaluating the factors governing the monica books context of a given client requirement and Damn Protesters, may help in focusing on appropriate options for consideration. 1.7 Regional Roles, Responsibilities and solution overcrowding, Accountabilities. For most IAR s, regions will generally be the originators of the investment proposal and will see the proposal through to its ultimate approval and implementation. Protesters. Thus, the regions are responsible and accountable for the full development and management of all investment analysis documents, including all of the technical aspects of the investment decision-making process, options analyses, document preparation and information management. Within the regions, Regional Directors of Accommodation and Portfolio Management are responsible for IAR document development and have overall accountability for document review and sign off prior to the IAR proceeding to RIMB and popular culture, the Regional Director General. IAR s for projects that exceed regional delegated authority levels will go through RIMB for review and Damn Protesters, a recommendation for approval before going to RPIB . The Regional Director General should clearly indicate his/her support for IAR projects and related documents by formally signing off on recommendations to proceed to RPIB and, if necessary, Treasury Board. For IAR documents requiring RPIB recommendation, the involvement of Headquarters staff is Security in Ecommerce Essay primarily focused on reviewing the authorities requested, the financial analysis of options, risk analysis, corporate initiatives, and linkages to strategic/national portfolio planning direction.

RPB Headquarters staff is responsible for Damn Dirty Essay, the finalization of documents that are submitted to the ADM , the Minister or Treasury Board, and are the main contact point for Treasury Board Secretariat (TBS) staff. 1.8 Project Responsibilities and IAR Preparation. The preparation of an IAR generally involves the efforts of a team of people. Definition. Each person contributes different skills and has responsibilities in different areas. People on the project team may be required to provide information in different technical areas, input data for Dirty, the analysis or general advice or they may have the responsibility of drafting the IAR document. The following identifies the key responsibilities / accountabilities of the project leader and the project manager:

Project leader - The project leader is Issues responsible for identifying project requirements (scope) and for providing funding and overall leadership for the project. The project leader is the Dirty Essay principal contact between the client department and the project team. The project leader consults the owner/investor for projects funded by PSPC . For projects not funded by PSPC (e.g., custodial departments), the client acts as the project leader. Project manager - The project manager is responsible for monica, the management of all activities related to the delivery of the project within established project requirements and budgets. Protesters Essay. Responsibility and accountability for IAR preparation rests with the project leader. While this responsibility may at times be delegated to another member of the project team, ultimate accountability for the completeness and quality of the document still rests with the project leader.

1.9 Role of the Analyst Carrying Out the Investment Analysis. The analyst (the person carrying out the investment analysis and preparing the IAR ) works under the direction of the Project Leader. The main role of the analyst is to develop and convey information upon which decisions can be based regarding the merit of undertaking different investment options. In addition to and Huck Essay considering a number of key financial variables, the investment analyst must also take into consideration risk and a host of qualitative factors, which complicate the Protesters Essay real property decision-making process. The relevant information must be presented in a clear, factual, well-written IAR , suitable for meeting the decision-making needs of RIMB and books, RPIB . Consistent with the Treasury Board Guide to the Management of Damn Dirty Protesters Essay, Real Property , the Issues analyst at PSPC must plan to make balanced investments that meet program needs while fulfilling other policy requirements. Damn Dirty Protesters Essay. Investment decisions must consider all costs and aspects of the life cycle of the real property asset, from acquisition and construction through maintenance, payments-in-lieu of taxes, renovation (capital reinvestment) and disposal. The analyst is called upon to provide an objective and credible assessment of identified options. Solution. As such, the analyst is not expected to defend any particular point of view. Rather, he or she is expected to outline the complete costs, benefits and disadvantages associated with any particular option in an objective fashion, including options and/or decisions, which may have been defined at the political level.

The process of preparing an IAR is potentially complex and involves many steps. Among the variety of considerations, there are numerous Treasury Board and PSPC policies, as well as departmental strategies, which can impact project planning, investment analysis and the preparation of the IAR . Protesters. In a successful IAR , relevant policies, strategies and practices are taken into shiloh story, account, all aspects of the analysis must be done correctly and the required elements of the IAR must be systematically addressed. Fortunately, there are many aids and sources of advice available. The following sources, tools and references that can be used are identified as follows: The preparation of Damn Essay, IAR s should involve the combined efforts of Tom Sawyer and Huck Essay, a team of people who represent different sectors and Damn Essay, disciplines, and are assembled for books, the purpose of planning the project, considering all options, undertaking the Damn Protesters Essay investment analysis and Friendship, preparing the IAR . In preparing an IAR , the Dirty Essay advice and Essay, contributions of all team members should be sought. In particular, personnel from Professional and Technical Services can provide useful early input on Dirty Protesters, cost and time considerations, as well as constructability, quality, life-cycle, environmental and culture definition, heritage conservation considerations, procurement, disturbance, etc. Depending on Damn Protesters Essay, the situation, input may also be sought from Leasing, Appraisals, Program Management, Property Facilities Management and hughes books, Accommodation Portfolio Management.

In addition, the Project Leader can look beyond the project team to get advice from other colleagues, supervisors, and departmental experts. One such source of expertise are the Investment Analysts in the Accommodation and Portfolio Management Directorate. These individuals are responsible for introducing IAR s at the RPIB or RIMB meetings. National Project Management System (NPMS ) : The NPMS is a project management process with control points (approval stages), deliverables and a consistent structure of stages and activities. Damn Essay. All real property projects must comply with the NPMS . The NPMS includes three important tools: knowledge areas (a description of PSPC expectations for specific subject areas), road maps (a description of inputs, activities and outputs by solution to prison, project type) and the Project Plan (a document that collects project information at each control point and provides a consistent tool for Dirty Essay, monitoring the project). Financial Analysis (REFIT ): An important tool for the preparation of the Security and Private Issues in Ecommerce Essay financial analysis in an IAR is the Dirty REFIT computerized spreadsheet software package. REFIT (Real Estate Financial Investment Toolkit) sets up a standard discounted cash flow analysis, which is intended to be used for the analysis of monica books, accommodation options.

REFIT 's pre-programmed input and output formats reduce the set-up time for an analysis and increase analysis efficiency. The use of REFIT for the financial analysis of investment options is required for accommodation projects. Dirty Essay. Financial analysis typically involves modeling many scenarios and conducting what if inquiries using different variables. REFIT facilitates this process and allows for a greater depth of analysis. A manual on REFIT and technical support are available to assist the analyst in becoming familiar with this program. Investment Analysis Policy. The Investment Analysis Policy of the Real Property Branch provides a basic framework for investment analysis and decision-making. Some of the provisions of this policy include: Investment analysis will be consistent with the objectives, principles and strategic direction of the National Investment Strategy. Discounted cash flow analysis will be used to evaluate each capital project.

Each capital project must meet or exceed a hurdle rate of shiloh, return over Dirty its investment horizon, unless it can be justified on other than financial grounds. Investment analysis of each capital project will include an analysis of all reasonable options available to meet project requirements. The highest priority will be given to monica hughes the option, which demonstrates the greatest net financial benefit to the government, (in the absence of persuasive overriding non-financial factors). Capital projects will be ranked, using both financial and non-financial criteria, to establish priority under conditions of budgetary constraint. [Note: priority ranking is carried out as part of the preparation of Capital Project Briefing Notes.] Other Policies, Plans and Strategies: There are many other sources of information, which the analyst can turn to for guidance on Damn Protesters Essay, investment analysis, or related policies, strategies and practices. Short. Later sections of this Guide, which discuss the writing of particular sections of an Dirty IAR , identify relevant reference materials for each section. Key reference documents include the following: National Investment Strategy (NIS) : The NIS defines national investment priorities as well as the Branch's approach to managing its portfolio.

Understanding of the shiloh short story strategic context for investment analysis begins with knowledge of the Protesters NIS . Community Based Investment Strategies (CBIS) and Strategic Action Plans (SAP) : A CBIS identifies community-level priorities and plans, and provides important strategic direction at the local portfolio level. Popular. A SAP is used to Essay identify investment priorities and to “operationalize” the CBIS . National Portfolio Plan (NPP) : The NPP is an action plan that lays out what will be done within the national portfolio in order to achieve the desired state of the and Huck Finn's Friendship portfolio. Framework for Damn Protesters Essay, Office Accommodation and Accommodation Services : This policy framework assists in determining the Tom Sawyer and Huck Essay quantity, quality and location of office accommodation. Damn. The most relevant materials are the Office Fit-Up and Space Allocation Standards. Policy on Sole Source Renegotiation : This policy deals with requirements related to the direct renegotiation of hughes books, existing leases. In particular, the policy identifies six principles that must be addressed when seeking approval for the direct renegotiation of an Damn Essay existing lease, including the negotiation schedule, which must demonstrate sufficient time for the implementation of an alternative strategy if negotiations are not successful. Lease Project Approval Policy : This policy deals with the approval requirements related to leasing accommodation. Building Condition Reports (BCR) and Asset Management Plans (AMP): BCR s and shiloh story, AMP s provide important asset-specific information on the condition and performance of Crown-owned buildings.

The BCR is prepared by technical specialists and provides a comprehensive report on deficiencies in the building and the cost of Damn Dirty Protesters, correcting them. The AMP identifies issues related to the condition and the operating, functional and solution to prison, financial performance of the Damn Dirty Essay building, makes recommendations on how performance could be improved and recommends a strategy for the future ownership of the building. Capital Project Briefing Note (CPBN): This is a short synopsis of the current state of a capital project. It is generally prepared once a project is contemplated and must summarize the results of the priority ranking exercise. A briefing note must be updated and submitted to Headquarters on a quarterly basis for each proposed capital project with a total estimated cost exceeding $1.0 million.

Capital Project Priority Ranking Policy : Requires that all capital projects with a total estimated cost exceeding $1.0 million, and which will be fully or partially funded from the capital vote of the Real Property Program, must be priority ranked according to a set of criteria that embodies the objectives, commitments and policies of the Real Property Program. Priority ranking is carried out solution, as part of preparing a Capital Project Briefing Note. Sustainable Development Strategy (SDS) : This strategy sets out the department's approach to Essay sustainable development. And Huck Finn's. With respect to real property, the strategy is intended to make PSPC a leader in Dirty sustainable buildings for its entire portfolio, both owned and leased. And Private Issues In Ecommerce. Canadian Environmental Assessment Act (CEAA) Project Checklist : The CEAA and its regulations are the legislative basis for the federal practice of Essay, environmental assessment.

PSPC has established a CEAA Checklist process that ensures all projects are assessed for their applicability to the Act. Shiloh Short Story. The CEAA Checklist process is the mechanism by which PSPC Environmental Services determine if an environmental assessment is Dirty Essay required and ensure that the assessment is conducted in a timely and effective manner. By completing and sending in a CEAA Checklist, at and Private in Ecommerce Essay, the initiation of the project planning, project proponents will ensure that PSPC projects are evaluated for Damn Dirty Essay, the applicability of CEAA . Good Neighbour Policy : This policy requires PSPC to consult with and to consider the plans, priorities and objectives of local municipal governments as part of to prison, its decision-making process. Heritage Policy: It is government policy to respect and conserve the heritage character of federal buildings. Under this policy, buildings forty (40) years old or older must be identified to Damn Dirty Essay the Federal Heritage Buildings Review Office (FHBRO) for evaluation. Any action, which may affect the heritage character of a classified heritage building, can only overcrowding be undertaken after full consultation with the FHBRO , or in the case of a recognized heritage building, after an internal review by appropriate conservation advice.

Accessibility Policy: It is a PSPC and government policy to Protesters ensure barrier-free access to and use of real property, owned or leased. All projects must be planned and undertaken in a manner that ensures that person with disabilities can gain access to and use federal real property. Government of Canada Fit-up Standards: These standards strengthen the to prison overcrowding principles for delivery of Protesters Essay, fit-up projects and also confirm and solution overcrowding, clarify the accountability for funding various fit-up components. In addition, the set standards place emphasis on PSPC 's responsibility to Damn Protesters apply rigour in the provision of a standardized quantity and quality of solution, fit-up for Damn Protesters, government departments and agencies. Custodial Parking Policy: The objective of this policy is to ensure an understanding of the Security Issues in Ecommerce Essay custodial responsibilities for parking of the Real Property Branch of PSPC . Chapter 2.0: The IAR Preparation Process. 2.1 The National Project Management System and the Role of the Protesters Essay IAR. The NPMS consists of three stages and nine phases with defined deliverables and control points. Shiloh Short. The three phases of the NPMS are as follows: The Project Inception Stage provides a go or a no go decision to Dirty Protesters proceed. The key deliverable of this stage is the approved Statement of Requirements. The Project Identification Stage provides a decision on the optimum solution to the investment situation and the delivery mechanism for the project.

The key deliverables of definition, this stage are the Preliminary Project Plan, the Feasibility Report, the Investment Analysis Report for Preliminary Project Approval and the Final Records Project Plan. The Project Delivery Stage involves the transfer of the approved project objectives and requirements into the full implementation of a final product. The key deliverables of this stage are the Revised Project Plan, the Approval Document (for Effective Project Approval or Lease Project Approval), Product Turnover and the Final Records Project Plan. As indicated above, the preparation of the IAR for preliminary project approval forms part of the Damn Protesters Essay Project Identification Stage of the NPMS . In this regard, it is important to emphasize that the IAR preparation process is hughes books but one element within the integrated NPMS process. Dirty Essay. As such, the preparation of the IAR must reflect and support the entire NPMS process. To Prison Overcrowding. The implications of Damn Dirty Protesters Essay, this for popular culture, IAR preparation include: Prior to writing the IAR , there should be an approved Statement of Requirements, Preliminary Project Plan and Feasibility Report already completed.

The IAR should make reference to these documents and should provide the names and dates persons signing off the documents. The IAR should summarize the results of the other NPMS documents that have been completed, however, there is no need for Damn Essay, duplication. And Huck Finn's Essay. The analysis carried out in previous NPMS reports, such as the Feasibility Report, need not be replicated in the IAR , but only the results of the analysis should be identified. All documents submitted to the Real Property Investment Board (RPIB) and Regional Investment Management Boards must demonstrate their compliance with NPMS requirements. Dirty Protesters Essay. Checklists, found on the NPMS Web site, can be used to demonstrate compliance. The project schedule included in Tom Sawyer and Huck the IAR should identify and be linked to Dirty Essay NPMS milestones. The NPMS process applies in full for Security in Ecommerce, the following RPB real property projects: Asset-based projects with a total value greater than $1.0 million, including GST or HST but excluding client costs; and Space-based projects involving a space requirement greater than 3,000 m 2 rentable (regions) or 5,000 m 2 rentable (NCA and Dirty Essay, Parliamentary Precinct Branch) Smaller projects that are below the thresholds identified above can make use of a reduced NPMS process known as NPMS Lite. The NPMS Lite procedure defines simplifications to the NPMS process and deliverables that ease the and Huck Friendship requirements while still respecting NPMS principles. More information on this procedure is Damn available on the NPMS Web site.

2.2 The Strategic Context for IAR Preparation. The projects that an organization chooses to implement are a clear manifestation of corporate strategy. Plans and popular culture, strategies may indicate an organization's intentions, but it is the major projects that are undertaken that give those plans and strategies currency. Consequently, it is Damn Essay of critical importance that a clear linkage be established between major projects and the plans and strategies of the culture organization. PSPC 's program activities are expected to be aligned with the key strategic objectives of the department, which are defined through the Program Activity Architecture (PAA). The PAA is part of the government's Management Resources and Results Structure that provides a horizontal management framework across the Dirty Protesters Essay federal government and allows enhanced reporting on performance to Parliament and central agencies. In accordance with the culture PAA , the department's Program Activities are organized under two broad strategic outcomes: quality services and sound stewardship. Within this framework, a number of supporting strategies and performance indicators have been identified that will contribute to the achievement of the department's strategic objectives. The most relevant to real property investment decisions include the following: The achievement of space volume reduction and fit-up efficiencies; The achievement of leasing optimization efficiencies; The achievement of an office space distribution ratio of Damn Protesters Essay, 75:25 in the National Capital Area; Having all Occupancy Instruments comply with the definition Office Accommodation Framework; The achievement of return on investment targets for Damn Dirty Essay, Crown-owned office buildings; The use of RPB risk management tools to manage the Tom Sawyer and Huck Finn's Friendship Essay risks of real property services; The achievement of RPB 's Sustainable Development Strategy targets; The attainment of LEED Gold standard in new buildings, and satisfy the BOMA BEST (formerly BOMA Go Green Plus) assessment for existing buildings and leases; The reduction of energy consumption in Crown-owned buildings; The remediation of contaminated sites; and The implementation of projects included in the National Portfolio Plan (NPP). For RPB , the strategic context for IAR s incorporates all of the key plans and strategies that define the Branch's approach to managing its portfolio.

This begins with the National Investment Strategy, which defines national investment priorities as well as the Dirty Protesters Branch's approach to managing its portfolio. Other key strategic documents include: Community-Based Investment Strategies (CBIS), which identify community-level issues, priorities and plans; Strategic Action Plans (SAP), which identifies local investment priorities; Regional Investment Strategies, which define regional investment priorities; Asset Management Plans (AMPs), which recommends a management strategy for an individual asset; Sustainable Development Strategy (SDS), which sets out the departmental approach to sustainable development. The Way Forward Initiative, which seeks cost reductions through more rigorous application of Office Accommodation Framework (OAF) space and fit-up standards and a more strategic approach to leasing; and The BMP Annual Call Letter, which provides instructions for Essay, the preparation of Building Management Plans (BMPs), also provides vital information on national objectives and priorities, as well as information on how national programs should be reflected in the planning for individual buildings. A recent strategic initiative that reflects a revised approach to portfolio management is the development of the National Portfolio Management Plan (NPMP) and the National Portfolio Plan (NPP).

The NPMP is Damn a national portfolio-based approach to strategic planning that recognizes the and Huck Friendship issues and challenges of the current portfolio and seeks to Essay put in place the Tom Sawyer Friendship Essay tools and methodologies to Dirty bring about change. The underlying theme is the migration of the portfolio from its current state to a desired state. The desired state of solution to prison, a portfolio reflects a vision of a flexible, responsive and synchronized portfolio that meets the short and long term needs of the government's program objectives in such a way as to provide best value and to allow program dollars to be used for Essay, their intended purpose. The NPMP provides the structure and guidance for achieving these objectives. Underlying the NPMP is the recognition that the ultimate objective for hughes, the portfolio is not necessarily to own buildings, but rather to provide good, efficient accommodation at an affordable cost to the federal government. This may require new ways of doing business and managing the Damn Dirty Protesters Essay portfolio. Of significance in this regard is the risk management based approach to portfolio management, which seeks to minimize the risk of Tom Sawyer and Huck, asset ownership for the government. In effect, strategies that effectively mitigate, transfer or share risk, will receive increased attention.

The National Portfolio Plan (NPP) flows from the Damn Dirty Essay NPMP . The NPP provides an solution to prison action plan for what will be done within the portfolio to implement the NPMP . It includes an optimal set of priority projects, listed by Dirty Essay, asset category to match supply to demand over the next 5 years. It also provides an improved means of managing the portfolio by Tom Sawyer and Huck Essay, measuring and monitoring performance and shifts the focus from expenditure management to Damn Dirty Protesters Essay investment management. In 2009, PSPC is preparing the department's first Investment Plan, which conforms to Security Issues in Ecommerce Essay the requirements of the new TB Policy on Investment Planning - Assets and Acquired Services . The Investment Plan will replace the National Investment Strategy (NIS) and demonstrate how PSPC intends to create and manage a portfolio of custodial, accessed assets and acquired services. The Investment Plan is aligned with departmental and government strategies and is essential and Damn, responsive to user requirements. Notably, information from the NPMP and the NPP will be incorporated into the Investment Plan. A key component of the NPP is its ability to culture definition triage, prioritize and measure the portfolio. The methodology for doing so is known as the Tiering Tool. Tiering is a method for prioritizing investments by categorizing the building as either a performing or a non-performing asset. It involves classifying the buildings in a portfolio of Damn Protesters Essay, assets into Essay, 4 specific tiers as shown below. Each tier identifies the current financial and strategic performance, as well as the Essay timing expectations, for major capital repairs for each asset in a particular tier. Detailed actions for each tier are applied to migrate those assets to specific future performance targets.

Tier 1 - A solid asset financially and strategically that fills a long-term client need. There is no major intervention required for the building over the next 5 years. Tier 2 - An asset with good financial and strategic performance. Security Issues. Demand is relatively stable. Major intervention may be required, but can be delayed for 5 years. Damn Dirty Essay. Tier 3 - An asset with weaker financial and strategic performance. Major intervention is required within 5 years.

Tier 4 - An asset with poor financial performance and little or no strategic value. Requires major expenditure. The Tiering Tool methodology only applies to existing Crown-owned buildings, although at some future point it may be applied to leased buildings as well. The above section provides a brief overview of the strategic framework supporting RPB 's real property program. It is important for the investment analyst to story fully understand the policies and strategies of the Branch in Dirty order to develop projects that reflect strategic priorities and are designed to conform with RPB policies. Each project should have a logical link to the strategic priorities of the Branch and hughes, it is the job of the analyst to understand and convey that linkage. As discussed at the beginning of the Dirty Protesters chapter, the preparation of an IAR is one element within the overall approach defined by the NPMS . Accordingly, the preparation of the IAR is preceded by several steps of the NPMS . For example, the Statement of Requirements and the Feasibility Report are amongst the NPMS steps and will yield useful information and understanding that will be incorporated into the IAR process. Preparing an IAR includes a data-gathering component, an analytical component and a writing component.

The data-gathering component involves developing or generating reliable information and data from internal and external sources. Good data is a prerequisite for a meaningful and valid analysis and is gathered and facilitated by having the appropriate people with the necessary knowledge and skills as part of the IAR team. Obtaining the necessary information can be effectively done by Tom Sawyer, engaging external expertise early in Damn Dirty Protesters Essay the process, needed to generate design and cost information. The analytical component involves the evaluation of project requirements and shiloh, the corresponding options and actions in order to meet those requirements. The writing component involves producing a document that clearly and logically explains all aspects of the investment proposal. The analytical component of the IAR , or the Damn Essay investment analysis, involves a series of techniques for analyzing relevant information concerning future costs and benefits related to a project. The investment analysis process can be considered as a series of logical steps that carries the analyst through the hughes thought processes necessary to Damn Essay arrive at a fully supportable conclusion. This process, known as the eight steps of popular culture definition, investment analysis, is described in detail in Appendix A of this Guide, and is briefly summarized as follows: Define scope - identify and document project or client requirements.

Defining the scope is Damn Dirty Protesters Essay done as part of the solution overcrowding NPMS Project Charter and Project Plan (PP). Generate options - involves brainstorming to develop a complete list of Damn, all potentially viable options for meeting the project requirements. Narrow the options - involves screening out those options that are clearly not viable. This is done in order to generate a manageable list of key options for an in-depth analysis. Generating and screening options is generally done as part of preparing the NPMS Feasibility Report. The Feasibility Report is intended to document relevant non-financial factors, identify feasible options and provide indicative costs estimates and culture, schedules for use in the analysis of Damn Protesters Essay, options.

Undertake financial analysis - determine the financial viability of the main options through a discounted cash flow analysis using PSPC 's REFIT program and by conducting a sensitivity analysis. Analysis of definition, non-financial factors - as developed in the Feasibility phase, identify and evaluate relevant non-financial factors that may impact the investment decision. Undertake risk assessment - involves an evaluation of the Damn Dirty likelihood and severity of the risks associated with each option. Analysis phase - Evaluate options by combining the assessments of financial factors, non-financial factors and short story, risk to draw overall conclusions concerning the investment decision and which option provides the best overall value to the federal government. Formulate recommendations - make a clear recommendation concerning the project that is Damn Protesters being put forth for monica books, approval, and identify the issues and implications of proceeding with the project. The writing of the IAR should conform to the template included in Chapter 4 of this Guide. Damn Dirty. This template identifies and describes the content of each section of an IAR . It is applicable to Finn's Friendship Essay all projects requiring RIMB or RPIB approval, which are those projects with a total estimated cost greater than $1 million. It also applies to Damn Essay both asset-based and space-based projects. Smaller projects costing less than $1 million can be prepared using a short-form IAR format. The short-form IAR format is intended to provide for the complete analysis and justification of a project, but in a shorter document that is less onerous to prepare.

It covers most of the same elements of and Huck Essay, content as a long-form IAR , but is in an abbreviated format. The short-form IAR makes use of Damn Dirty Protesters, standardized information templates to reduce the document length and to ease the task of writing. Tom Sawyer And Huck Finn's Friendship. Writers are also encouraged to use short bullet points rather than long descriptive text. Protesters. As a result, a short-form IAR may only be about 2 or 3 pages plus any appendices. A national template is available for air asia history, preparing short-form IAR s. Dirty Protesters Essay. Please note, several regions have developed their own templates. Further information and suggestions concerning the preparation of IAR s, including quality assurance criteria and strategies for effective IAR preparation, are found in story Chapter 3 of this Guide.

2.4 New Approaches to Investment Analysis. In undertaking an investment analysis it is a key requirement that all options for providing accommodation be explored. Damn Dirty Essay. RPB has long encouraged investment analysts to be creative in identifying and pursuing opportunities to provide accommodation space through options such as, partnerships, sharing of space or other arrangements that look beyond the traditional lease or build options. Security And Private Essay. More recently, there has been considerable attention given to various types of public-private partnership (P3) arrangements. A P3 arrangement can be defined as a co-operative venture between the public and private sectors that is built on the expertise of each partner and Damn, best meets clearly defined public needs through the appropriate allocation of resources, risks and rewards (source: the shiloh short Canadian Council of Public Private Partnerships). The key benefits of P3 arrangements are that they are seen as an opportunity for the transfer of risk from the government to the private sector. They capitalize on the perceived efficiencies of the private sector in developing and operating facilities and they equalize the Dirty flow of payments over the investment horizon instead of requiring major cash outlays at the front end. To encourage the Tom Sawyer Essay consideration of Damn Dirty, this approach, there is now an expectation that IAR s for major projects include the evaluation of a P3 option as part of the Security Issues Essay analysis.

The P3 Centre of Protesters, Expertise may be contacted to help resolve questions regarding whether or not the inclusion of a P3 option is appropriate for a specific project. RPB is also introducing a new approach to its investment analysis to better account for the different levels of risk associated with various accommodation solutions. Traditional financial analysis tends to show building ownership solutions as being less expensive than solutions involving a private developer. This is largely due to the higher financing rates paid by a private developer relative to the government discount rate. However, the monica hughes traditional analysis does not usually reflect the higher risks associated with asset ownership, which frequently leads to higher costs. To offset this bias in favour of Damn Dirty Protesters, ownership solutions and to better reflect relative risk levels between options, RPB is in Ecommerce Essay adopting an approach known as the risk-based investment analysis approach. This approach involves identifying, assessing and evaluating the probability and Protesters Essay, impact of the risks that apply to each of the options. A risk adjustment for each option is definition calculated and then by adding the risk adjustment to the “risk neutral” present value cost of accommodation (PVCOA) to produce “risk-adjusted” results.

The risk adjustment is a dollar amount that is intended to represent the likely costs associated with the risk characteristics of a particular option. Applying the risk-based investment analysis approach will result in the PVCOA increasing by a greater amount for options that have a higher level of risk. For example, a Crown-owned option may have a lower initial PVCOA than a lease option or a P3 option. However, because Crown-owned options tend to carry a higher risk of increased costs, adding the risk adjustment to Damn Dirty the initial risk-neutral PVCOA will produce a risk-adjusted PVCOA that could be as high or higher than that of other options where the monica hughes books developer bears a greater portion of the project risk. It is expected that the Dirty Protesters Essay use of this risk-based investment analysis approach will result in a larger number of projects being implemented through various partnership arrangements with the air asia private sector. Over time, this will reduce the government's overall risk of asset ownership and its financial exposure to major recapitalization requirements. 2.5 Preparation of Treasury Board Submissions. Accommodation projects with a total estimated cost greater than $30 million are above the delegated authority of PSPC or its Minister to approve thus, requiring Treasury Board approval.

A Treasury Board (TB) submission is an official document submitted to TB by a minister on behalf of his or her department seeking approval to carry out a proposal that is Essay outside the department's delegated authorities and that the department would therefore not be able to undertake. Tom Sawyer Friendship Essay. Every year, RPB is required to Damn Dirty Protesters prepare numerous TB submissions for project approvals and for contract approvals that fall outside of the department's delegated authorities. The finalized IAR is the source document for the preparation of a TB submission. Analysts preparing an IAR for a project costing in excess of popular, $30 million should contact the Headquarters Investment Analyst who will be involved with the TB submission early in the IAR process. The Analyst will then co-ordinate the informational requirements and ensure that the Protesters Essay quality and formatting of the information provided in the IAR facilitates the monica preparation of the TB submission. 3.1 Key Guidelines and Criteria for Dirty, a Well-Written IAR. The purpose of the IAR is to story convey the relevant information required to make informed investment decisions. In order for the IAR to Damn Essay serve this function, it must contain the right information and popular, it must be presented in a useful and logical fashion. The quality of the Damn Protesters Essay IAR has a direct bearing on the effectiveness of the investment decision-making process. Quality in an IAR is related to its objectivity, the precision of its information, the logic of its analysis and the compelling nature of its conclusions. Moreover, the Tom Sawyer Friendship Essay information contained in Essay the IAR must be presented in a logical, professional and monica hughes, easy to read style.

The following describes some guidelines on what constitutes a well-written IAR : The IAR should be an objective presentation of factual information. Reflect the point of view of the federal government as a whole, not just PSPC interests. Provide an objective, honest and credible assessment of Damn Protesters Essay, identified options and do not expect to defend any particular point of view. Use a neutral tone; this is solution to prison not a selling document. Address both the positive and negative aspects of the investment proposal in a forthright manner.

Be frank and honest about the downside potential of the project and its uncertainties. Dirty Protesters. Put forward realistic expectations of future project benefits. Those who review IAR s are aware of the tendency to overstate downstream benefits. Overly optimistic projections should be questioned. Similarly, cost estimates should be realistic, including appropriate contingency amounts based on previous similar projects where possible.

The credibility of the IAR is based on the validity of the information, data and input values presented. Carefully develop all key information, data and input values required in order for the analysis and recommendations to be credible. Critically review each input value to ensure that it is realistic and is based on the best possible information. The IAR should reflect an in-depth, systematic and rigorous approach to investment analysis, which incorporates all relevant information. Shiloh Story. Structure the analysis to address clearly defined requirements. Explore all options for satisfying the identified requirements, quantifying the costs, benefits and drawbacks associated with every viable option. Use clear factual data in the analysis and provide enough information and detail for the results to be easily verifiable. All options must be evaluated on the basis of Protesters, a consistent set of assumptions (i.e., the same number of FTE s, the same investment period, consistent market information, etc.). Any deviations from this must be clearly documented and Tom Sawyer and Huck Friendship, justified.

Ensure that there are no gaps in Damn the information presented and and Private Issues in Ecommerce Essay, that all the steps of a comprehensive investment analysis have been carried out. Include both financial and non-financial factors. Address risk associated with various options and sensitivity of the analytical results. The usefulness of an IAR is based on Dirty, its ability to draw valid conclusions. To Prison Overcrowding. Make a strong business case for a recommended investment proposal. Support all observations and conclusions with factual evidence. Establish a linkage between the recommended investment proposal and Damn Protesters Essay, the broader strategic framework. Ensure that a realistic implementation strategy is provided for the recommended option. The IAR should incorporate a logical, professional writing style The flow of logic is important in a well-written IAR . The IAR should take the reader through an short ordered thought process with a logical flow of ideas. Damn. Write in a simple, direct style. Come quickly to the point, without using long narratives.

Concentrate on including all decision-relevant information, while avoiding unnecessary background. History. Some people find it easier to prepare documents using bullet format rather than full text format. Bullet format can be used in an IAR as long as all of the required information is provided and the content is clear and Damn Dirty Essay, easy to read. If the history document is prepared using bullet format, the bullet points (other than listed items) should be clearly expressed using complete sentences so that there is no ambiguity with respect to the meaning. Use charts, graphs and tables whenever possible to Damn Protesters Essay make the text shorter and more readable. Information can frequently be supplied more effectively in a table than in air asia history the text of the Damn Dirty Essay document. Hughes Books. Put more information in charts and Dirty Essay, tables, and then draw conclusions in the text of the IAR . Photographs and computer simulations can also be useful additions.

Use appendices to provide detailed or background information, but do not include unnecessary appendices. It is essential that IAR s be reviewed and shiloh, recommended by the investment board within a reasonable time frame. “A reasonable time frame” means that the Protesters options proposed in the IAR are still valid and have not been stale-dated by the passage of time. While there are a variety of circumstances both controllable and uncontrollable leading to this situation, the net result is that the decision-making process of the Real Property Branch is impaired and the client and taxpayers are poorly served. Managers are strongly advised to air asia history set, control and monitor the critical path necessary for the preparation and approval of Dirty Protesters, IAR s, in both the Region and in Headquarters, to ensure that they are reviewed and approved while options remain on the table. “A reasonable time frame” also means that a certain amount of elapsed time has been built in to allow the investment boards to function, as it should as a vetting, review and recommendation committee. The critical path of project implementation should not become so pressing as to impair the role of the and Huck investment boards. Key information in the document should be dated so time sensitivity can be determined. For timeliness to occur, it is requested that Project Leaders consult with their respective Investment Analysts in Dirty Headquarters or the Regional office throughout the preparation of the IAR . IAR s should be submitted for RPIB or RIMB review to definition the Investment Analysts at least one month prior to the meeting at which a recommendation is sought.

This will enable Investment Analysts assigned to each region to review the Dirty Protesters document in a deliberate fashion and will permit those involved with the RPIB or RIMB meeting to be prepared with their input. If there are any time constraints being experienced by the Project Leader that will impact RPIB or RIMB deliberations, these should be made clear as early as possible to the appropriate officials in Headquarters or the Regional Office. 3.3 Strategy for Approaching the Preparation of an IAR. The preparation of an IAR must reflect a rigorous process involving the carrying out of investigations, developing and popular, questioning information, data and input values, performing quantitative and Damn Dirty Protesters, qualitative analyses and formulating recommendations. The recommendations that are put forth must be based on an economic and program assessment that considers least life-cycle cost and best-value options for Tom Sawyer and Huck Finn's Friendship Essay, delivering the Damn Dirty Essay requirement. Finally, the IAR process must be effectively integrated into overall NPMS process in a manner that ensures all steps in the development of the project occur in their logical sequence, as prescribed by the NPMS . To successfully achieve this, the analyst must take a planned, systematic approach to the preparation of an IAR . The elements of such an approach are discussed below: Plan ahead. Develop a work plan with milestones for completing the IAR . Shiloh Story. Identify all tasks, and plan how they are to be carried out, and by whom. Consult the road map applicable to your project type as outlined in the National Project Management System. Recognize that the development and refinement of options, the research of issues, client consultations, a contracted market survey and the development of Essay, cost estimates and implementation strategies are especially time critical. Project specific Terms of Reference may be useful to detail what is expected to be analyzed or considered (i.e. a preliminary set of options).

Identify team members. Ensure that they have sufficient expertise and experience and that they can speak for their particular organization. Ensure that all relevant groups are appropriately represented on the team. Tom Sawyer And Huck. Seek input from team members and obtain team buy-in for the timelines proposed in the workplan. The involvement of Professional Technical Services (particularly a senior project manager) is especially critical for drafting broad project targets in sustainable design and for developing implementation strategies, cost estimates and schedules. Damn Dirty Protesters Essay. Ensure that the to prison team has adequate financial expertise or access to suitable financial advisors skilled in spreadsheet analysis. Consider what information is required. Gather and Damn Protesters Essay, review all relevant documents, such as the CBIS , the shiloh short story Asset Management Plan, Building Management Plan, Building Environmental Performance Assessment (BEPA) and Damn Dirty, the Building Condition Report. Identify all information gaps and determine how you will obtain missing information. If you require information from others, get them involved early in order to avoid last minute demands for information. Identify all relevant issues.

In particular, ensure that there is a mechanism for client input and that team members have a clear understanding of client requirements. Some projects may also require approval and funding by both PSPC and the client department. Identify, critically review and monica hughes, obtain agreement on the underlying data and input values on which the analysis will be based. If key data and input values are off, the analysis will be flawed. The market survey and analysis are important elements in Dirty Protesters Essay preparing the IAR as they provide critical market and economic information. Ensure that relevant and reliable market information is available. Air Asia History. Identify key questions you want answered such as, market rental rates for the subject and other similar properties considered as potential options.

Make sure the Damn Dirty Essay market analysis provides information relevant to definition the current situation and Dirty Essay, that the source is noted. Ensure that all reasonable options are included in the analysis and that they are considered in an unbiased fashion. Avoid preconceived notions as to the “best” option before the analysis is carried out. Take the time to map out the full array of potentially viable options while taking into consideration that each section of an IAR must be able to stand alone without reference to a recommended solution. Ensure that there are no gaps in the analysis and that all key elements get appropriate attention. For example, risk and shiloh short, sensitivity analyses sometimes require special attention to ensure that they are adequately handled. Exercise quality control in the analytical process.

Be sure that there is agreement by all key parties on the IAR . Keep people informed at the early stages of the project to avoid last minute surprises. In particular, alert RPIB early if there are any special issues or problems pertaining to the project. Dirty Protesters. Allow for shiloh, realistic timing in Damn Dirty Protesters preparation of the IAR . Get started early, an IAR cannot be pulled together at the last minute. For instance, a complex project could take several months of effort. 3.4 IAR Quality Assessment Criteria. Is the project scope completely and clearly identified, and Tom Sawyer and Huck, consistent with the NPMS Project Plan and Project Charter? Are the needs of the Damn Protesters Essay client fully and fairly reflected in the statement of the project scope? For space-based projects, is the amount and monica hughes, type of space identified and consistent with the Office Accommodation Framework?

Does the IAR relate the project and/or the project scope to the broader RPB strategic context? Is the relevant history of the Damn Dirty Protesters project clearly presented? Are NPMS control points referred to? For projects involving existing assets, has all pertinent information been given concerning the asset's condition and air asia history, performance, including identifying other project requirements related to the asset? For projects involving existing assets, does the IAR address the Damn Protesters Essay future utilization of the assets? For space-based projects, has the Tom Sawyer Finn's Friendship Essay IAR considered the ability of existing inventory to meet the requirement? For space-based projects, does the IAR include relevant information on the local real estate market? For space-based projects, does the IAR present meaningful conclusions regarding the analysis of demand and Essay, supply?

Does the IAR identify a full range of options for meeting the Finn's Friendship Essay identified project scope, including the status quo option? Are all of the options adequately developed with appropriately detailed cost estimates? Is the financial analysis of options clear and complete and does it conform to RPB conventions? Does the financial analysis include consideration of all of the Damn Protesters life-cycle costs of the project? Has a sensitivity analysis been included in the analysis? Has a risk assessment been carried out and Security, does it adequately evaluate all relevant areas of risk? Does the analysis consider all non-financial factors that have a bearing on the investment decision? Have meaningful conclusions been drawn which consider all aspects of the analysis? Does the recommended solution address the problem statement in the Statement of Requirements? Does the Dirty IAR clearly state the approvals that are being sought? Does the IAR present the air asia correct class of Protesters Essay, cost estimate for the type of approval being sought?

Has the client's point of view been adequately reflected in the submission? Does the IAR address potential environmental impacts and shiloh, has a statement on environmental impact been included? Does the Damn IAR identify funding requirements, the source of funds, the Vote that the Issues costs will be charged to as well as the Dirty Protesters expected project cash flow by year? Have all implications and issues related to popular definition the approval been identified and discussed? Does the Damn Dirty Protesters IAR contain a well thought out implementation plan that will minimize client disruption? Is the implementation plan consistent with the NPMS ? Does the IAR conform to all policy requirements, strategies and RPB practices? Is the Tom Sawyer and Huck Finn's Friendship information, data and analysis relevant, reliable, unbiased and complete (no gaps)? Is the document well written and concise and does it contain a good flow of logic? Has the IAR been submitted in a timely fashion with adequate time for RIMB and, if applicable, RPIB to consider all options? Does the Dirty Essay IAR include a well-written and concise Executive Summary that summarizes all key issues? Problem/Opportunity Definition Background 2.1 Project History 2.2 Building Condition 2.3 Tenant Considerations 2.4 Inventory Supply Real Estate Market Analysis Project Scope Identification Analysis of shiloh short, Options 4.1 Options Considered 4.2 Financial Analysis Sensitivity Analysis 4.3 Analysis of Non-Financial Factors 4.4 Risk Assessment 4.5 Conclusions Strategic Impact Recommendation Approval Authorities and Funding Implementation Plan Project Team Signatures Appendices.

The purpose of the Executive Summary is to provide a brief overview of the most essential and decision-relevant information concerning the project. While the contents of this section will vary depending on the situation, the following elements of content should be considered when writing this section: Start with a clear statement of the proposal that is Dirty Essay being recommended for approval. This includes a brief project description with a definition of the project scope, costs and timing. For space-based projects, identify the usable and rentable square meters. Identify the following: estimated project cost, including any risk allowance, the type of approvals that are being sought (preliminary project approval, effective project approval, or lease project approval), any associated spending authorities, whether this constitutes a revised approval, and the appropriate delegated authority required for project approval. Monica Hughes. The estimated total project cost should include only items funded or controlled by PSPC . GST should be included and then shown separately. IAR s requesting PPA should also identify the amount of spending authority (based on substantive cost estimates) requested to fund activities until EPA . Identify the source of funding for PSPC costs related to this project. Is funding available at the regional level or will funds be requested through banking day? What vote will the costs be charged to? Is the funding considered to Damn Protesters Essay fall under Capital or Operating?

Identify the client costs related to air asia the project, indicating that the client agrees with these costs and has the required funding to Damn Protesters pay for them. These client costs should not be included as part of the project costs for which approval is being sought. Identify any expenditures undertaken by PSPC on Finn's, behalf of the client for which PSPC will be reimbursed. For capital projects, state whether or not the Protesters project has been included in the National Portfolio Plan, whether funding has been allocated, and if so, in what amount. Provide projections of cash flow by Security Issues Essay, year in budget year (year of Dirty Protesters, disbursement) dollars. GST should be shown separately. State the class of cost estimate.

For IAR s seeking effective project approval, it must be stated that substantive cost estimates have been provided. Identify and provide details of any previous approvals, decisions, or agreements of relevance to this project. This would include previous RPIB , RIMB or Treasury Board approvals, Cabinet or Ministerial decisions and interdepartmental agreements, such as Memorandums of shiloh story, Agreement or Memorandums of Understanding. Identify any related recent or ongoing projects, especially those in the same building. Include a summary of the rationale for undertaking this project. This should clearly define what factors or issues are driving the initiation of the project and Protesters, how the project addresses these issues. A statement may be included regarding the impact of not proceeding with this project. Identify the solution options that were analyzed.

Illustrate the results of the financial analysis in Damn Dirty Essay the form of a table showing the PVCOA and the risk-adjusted PVCOA (if calculated) for each option. Clearly state and summarize the rationale for selecting the recommended option, identifying the financial, non-financial and risk factors that contribute to making this the monica books best value approach. For space-based projects, identify the projected utilization rate for the tenant (m 2 u/FTE ) following the implementation of the project, as well as the Accommodation Savings Tracking (AST) number. State whether or not the project will generate savings. Summarize client liaison activities throughout the development of the project while demonstrating some alignment with the recommended option. Identify any client concerns related to the project. Identify any special issues that need to be brought to the attention of RIMB /RPIB . These issues may pertain to Dirty Essay risk management, potential political considerations, timing, legal issues, client issues, issues regarding the department's sustainable development targets, heritage conservation considerations or areas of public sensitivity with respect to Tom Sawyer and Huck the project. Write in a simple, direct style, avoiding long passages. Try to limit the section to a maximum of two pages, using a point form approach wherever possible. The Executive Summary should summarize the most decision-relevant information found in Protesters the IAR , avoiding background information or details. Only state in the Executive Summary what is fully supported in the body of the Investment Analysis Report.

On no account should the Executive Summary contain new information. Write the Executive Summary after the rest of the document is complete. The purpose of this section of the IAR is to briefly identify the problems or issues driving the IAR . Describe the key issues that the proposed project is addressing. Projects may be launched for a number of story, reasons, such as: to Damn Dirty Protesters Essay meet a client requirement; to maintain or improve an asset; or to take advantage of an opportunity. Make reference to monica books any portfolio planning considerations that may be driving the requirement for the project. This section should clearly define what factors or issues drove the initiation of the project. The content of this section should closely resemble the Problem/Opportunity Definition section of the NPMS Statement of Requirements. If applicable, describe any previous approvals, decisions, or agreements that drove the Damn Dirty initiation of the project.

This would include previous RPIB and popular definition, RIMB decisions or Treasury Board approvals, Cabinet or Ministerial decisions and interdepartmental agreements. Identify and describe any special involvement of another department, for example, the IAR is on behalf of another department; the IAR deals with a joint undertaking; the initiative will be funded in Dirty Protesters Essay part by the client department. This section should give the reader a clear understanding of shiloh short, why the project is being proposed and Damn Protesters Essay, should include a short description of monica, why the project exists. However, care should be taken not to burden the reader with details. This section should be kept very short. It identifies the key problems or issues that are driving the project and provides an introduction to the rest of the Essay document. Information included in the NPMS Statement of Requirements can be used to write this section of the shiloh story IAR . The problem/opportunity definition included in Section I of the SoR may be sufficient for the content of this section. The purpose of this section is to provide the reader with the necessary background to Damn fully understand the investment situation. This section generally consists of the following: a project history, building condition, tenant considerations, inventory supply and Security in Ecommerce Essay, real estate market analysis.

The contents of this section may vary depending on the actual situation. Damn Protesters Essay. Not all of the sub-section topics suggested below will apply to every project and the writer should feel free to omit any sub-section that is not relevant. The writer may also wish to change the order of the topics if this provides an improved flow of Security and Private Issues Essay, logic and greater clarity for the situation that is being described. Provide a short description of the relevant history of the project. Describe any relationship to other projects or larger programs. If applicable, describe any previous approvals or decisions, that are related to the project. This would include previous RPIB and RIMB decisions or Treasury Board approvals, and Cabinet or Ministerial decisions. It is a requirement that IAR s demonstrate that the Damn Protesters Essay development and short story, implementation of the project are compliant with the NPMS . Dirty Essay. Include a statement indicating and describing this compliance. Story. Describe the progress in completing other NPMS deliverables. Identify NPMS control points and deliverables that have been completed and provide the names and dates of persons signing off on these documents. Protesters Essay. A NPMS compliance checklist, available on the NPMS Web site, may be used to solution to prison overcrowding demonstrate compliance.

This sub-section will generally be most relevant for asset-based projects. Space-based projects that make use of an existing leased or owned asset should also include information on Protesters Essay, building condition for that asset. Provide a brief description of the building. It is generally appropriate to provide the details of the building description in air asia an appendix with only a general overview and the most significant points included in the text of the IAR . Elements of the building description may include: the Essay age, area, location and other main characteristics of the building; the air asia nature of any recent renovations that have been undertaken; detailed information regarding those features of the building of specific relevance to the project being proposed; building environmental performance assessment; whether this is a heritage building and Dirty Protesters Essay, whether there are any heritage considerations related to this project; description of the strategic value of the building; and whether the shiloh building is being managed by an Alternative Forms of Delivery (AFD) contractor and any implications this may have for the project. Identify any future plans pertaining to the use of the building. Damn Protesters Essay. This may include information on the remaining useful life of the popular building or how long PSPC may be planning to keep the building. Include a statement as to the overall condition of the building and Dirty Protesters, its main building systems, including any limitations it may have. Identify the to prison building's Facility Condition Index (FCI), if it is available. Identify upcoming requirements for the building, omitting those associated with the current project.

This information can be summarized from the Asset Management Plan or the Damn Building Condition Report. Briefly discuss the operational, financial, environmental and functional performance of the books building and whether the performance targets for the building are being met. This information can be summarized from the Asset Management Plan. For asset-based projects, discuss any building-related problems or issues that may be driving this project. Identify the impact that these problems or issues are having on the operation of the building. For asset-based projects, this sub-section addresses the impact of the project on PSPC 's tenants.

For space-based projects, this sub-section provides background information on the tenants and the nature of their programs. This section should not include tenant space requirements; this is addressed in detail in Section 3, Project Requirements. Identify the impact that the Damn Protesters Essay identified problems or issues are having on PSPC 's tenants. Are tenant operations currently being disrupted because of these issues? Identify the likely impacts of the project on the tenants such as additional tenant costs, disruption or required relocation. What are the key client concerns related to the project?

Describe the and Private Essay client liaison activities undertaken throughout the Dirty Essay development of the project and air asia history, how client concerns are being dealt with. In situations involving more than one client, the effective co-ordination of the Protesters Client Consultancy group should be demonstrated. 2.4 Inventory Supply Real Estate Market Analysis. This sub-section provides information on the availability of accommodation space within the shiloh existing government inventory, as well as in the local real estate market. This section is not required for asset-based IAR s for Damn Protesters Essay, which the size or scale of the shiloh short project precludes consideration of replacing the building as an option.

Identify the availability of any under-utilized government facilities and the suitability of these facilities in comparison to Dirty Protesters Essay client demand. In identifying under-utilized facilities, consider the Security in Ecommerce Essay entire federal inventory, including PSPC custodial facilities, facilities of other government departments, and leased facilities. Damn Dirty Essay. Summarize the relevant data that has been collected on shiloh short, the local commercial real estate market. Market information can be obtained from a market survey report (MSR) or from a market analysis report (MAR). A MSR is usually commissioned to collect more general market data for the development of an IAR , while a MAR is building specific and is used to determine the appropriateness of proposed rental rates. A MAR is typically required for an IAR seeking LPA in order to determine the applicable market rental rates, if there is no other reliable source for these rates. Although each IAR requires market data, a separately commissioned report may not be necessary if reliable information is Damn Protesters available from other sources (e.g., another relevant MSR or MAR). In summarizing the results of a market report, the analyst should note who carried out the report and when, the classifications of short, comparable buildings surveyed (A, B, or C class), vacancy rates (emphasizing properties having the required type and size of Protesters, space), the Security Issues effective rental rates for suitable accommodation and trends in the local commercial real estate market. Damn Protesters Essay. It may also be useful to identify the number of properties within the relevant geographical boundaries that could potentially meet the identified requirement.

Describe the conclusions that have been reached based on shiloh short, the analysis of demand and supply as provided in the sections above. Damn Dirty Protesters. The conclusions should address the to prison overcrowding following questions: Is there likely to be suitable accommodation space within the existing government inventory? What is the vacancy rate and availability of Damn Dirty Protesters, suitable space in the local commercial real estate market? Are there any existing or proposed developments that could meet the demand for space? What are the anticipated effective rental rates for suitable accommodation (i.e., rental rates adjusted for culture, inducements)?

Tips on writing the background section: There will likely be a considerable amount of detailed information associated with this section of the IAR . As much as possible, the analyst should present numeric information in the form of tables, charts or appendices. The NPMS Feasibility Report may include background information on the project that can be summarized in this section. Supporting details that are found in the Feasibility Report do not need to be replicated in the IAR . Dirty Protesters Essay. Appendices associated with this section may include a Community Profile and a chronology of events. The purpose of this section is to fully describe the hughes key requirements of the Dirty Essay project.

For an asset-based project, this will involve the technical requirements related to building repair or modification, or system or component replacement. For a space-based project, this will involve the details of client space requirements. A Project Charter (PC) and Project Plan (PP) will likely have been prepared and approved as deliverables in the NPMS process. Much of the information required to air asia history prepare this section of the IAR can come from the PC and PP. The PC and PP should be referred to in this section of the IAR , and the key content summarized. Supporting details that are found in Essay the PC and PP do not need to be replicated in the IAR . For asset-based projects, identify the requirements for the proposed projects. These will generally be technical requirements related to building components and systems that will be replaced, upgraded or added to the building. It may also be useful to discuss the Tom Sawyer and Huck Finn's level of urgency related to the requirements, if this has not already been addressed.

Include a statement concerning whether or not the project requirement was identified in the Building Condition Report, Asset Management Plan, or the Building Management Plan. For space-based projects, identify the Dirty Protesters Essay client(s) requiring the culture space and present their requirements in terms of the following: the Damn Dirty Protesters amount of space required, the type of space required, the location where the space is required, the Tom Sawyer and Huck Essay date by which the Damn Dirty Protesters Essay space is required and for how long the space is required. Popular. Space-based IAR s must include the PSPC Office Accommodation Allocation Limits form and must show that PSPC fit-up standards are being adhered to. Damn Dirty Protesters. Identify the air asia history number of employees and/or full-time equivalent (FTE s) as validated by the client. Based on the number of FTE s, calculate the space entitlement as per the PSPC Office Accommodation Framework (OAF), expressing this in terms of usable square metres of Damn Protesters Essay, space (m 2 u) and then converting this to rentable square metres of space (m 2 r). Shiloh. Also show the ratio of usable area to employment (m 2 u / FTE ). Dirty Protesters. A sample of an OAF space entitlement calculation is attached as Appendix B. Attach the OAF calculation as an appendix to the IAR . Shiloh Story. Confirm that the requirement meets the PSPC fit-up standards and identify any fit-up exemptions. Include the Fit-up Compliance Monitoring Form and, if necessary, the List of Non-compliant Items and Approvals as an Damn Protesters Essay appendix to the IAR . The required forms are available through the The Government of Canada Workplace 2.0 Fit-up Standards.

Identify the geographical boundaries required by the client. Include the rationale for the geographical boundaries, particularly if they are considered to be restrictive. Also, identify if there is any need to to prison overcrowding be collocated, either with other groups within the same department or other departments. Dirty Protesters. Identify the culture definition clients' parking requirements. Damn. PSPC will lease and pay for parking spaces that are required by history, clients for operational purposes. Additional parking requested by the client that is beyond their operational requirements, is paid for by the client department. Identify any special considerations that relate to either the client's requirements or the nature of the assets. Examples of this may include a client's requirements for a specific location or type of location, the Dirty Protesters Essay enhanced security requirements of a highly sensitive department or the special requirements posed by a heritage building.

Summary information should be provided as to why these special requirements exist. Develop a forecast of all relevant client demand in this location. This forecast should be as realistic as possible and should not be based on expected efficiencies or speculative developments, which may not occur. Identify the factors that are likely to influence demand in the future. What is the likelihood of these factors occurring and what impact would they have on client requirements? The analyst should be aware of culture, changes to funding levels, program requirements and activities of client departments and be able to describe whether these changes will serve to Dirty increase or decrease demand for accommodation in this location. Describe any occupancy commitments that may have been made by the client. The analyst should identify the term of this commitment and discuss what is definition likely to happen after the commitment expires. Damn Dirty Essay. Identify any impact on the client's national space envelope such as an adjustment to the space envelope when the Tom Sawyer and Huck Finn's space entitlement warrants a reduction.

Identify whether the Damn Dirty Protesters client is reimbursing PSPC for any of the expenditures. Identify and analyze potential future demand from other federal government departments that is relevant to this project. There may be much detailed information associated with this section of the IAR . As much as possible, the analyst should present numeric information in the form of tables and/or appendices. Appendix A, Step 1, describes the process of defining project requirements. Fit-Up Standards Technical Reference Manual. 4. Identification and Analysis of Options. The purpose of this section of the books IAR is to identify and analyze all feasible, practical options available to PSPC for meeting the identified project requirements.

This section generally consists of the following: the identification of options; the financial analysis; the Damn Protesters Essay analysis of non-financial factors; and a risk and story, sensitivity analysis. While the Dirty Essay contents of this section will vary depending on the situation, the following elements of content should be considered when writing this section. A Feasibility Report will likely have been prepared and approved in advance of the IAR as part of the definition NPMS process. The Feasibility Report is intended to document relevant non-financial factors, identify feasible options and provide indicative costs estimates and schedules for use in the analysis of options. Protesters Essay. Rather than replicating all of this information in the sections below, the Feasibility Report can be simply referred to and the key content summarized.

Identify and describe all reasonable options for satisfying the Tom Sawyer Finn's Friendship Essay project requirements. At this stage, it is Dirty Protesters preferable to identify a greater number of options and then rule them out, rather than focusing too early on only a very limited number of options. Identify those options, which are to be carried forward for short story, in-depth analysis, and those options which are clearly not practical and which will be eliminated from further consideration. Briefly state why the eliminated options are not being considered for further analysis. It should be noted that the Damn Essay status quo should be considered as an option, if there is to prison a feasible status quo. The status quo should form part of the in-depth analysis, as it is usually the fallback position if the recommended project is not approved. It is important to ensure that the status quo is fully analyzed and Dirty, the consequences of maintaining the monica hughes books status quo are clearly identified. In preparing this section, the analyst should ensure that all reasonable options for Protesters Essay, providing accommodation have been explored. For larger projects, it is generally appropriate to include the evaluation of a public-private partnership (P3) option as part of the analysis. The inclusion of a P3 option as part of the analysis was discussed previously in air asia Section 2.4 of Damn Dirty, this Guide. The main options that will be analyzed need to be fully developed and includes the hughes books preparation of cost estimates for construction, leasing, fit up or refit and operating and Dirty Protesters, life cycle costs.

The main features of each option should be summarized in text or tabular form with supporting details in Finn's Friendship Essay an appendix. It is important to identify the key assumptions made and Protesters, the level of risk associated with the estimates provided. Ensure that the requirements of the Canadian Environmental Assessment Act are addressed and that the results of the Environmental Assessment, including any required remediation and monitoring measures, are included in the analysis. Ensure that the options reflect the requirements of PSPC 's Sustainable Development Strategy. More detailed information on story, the identification of options can be found in Appendix A on the Investment Analysis Process, including Step 2, Generate Options, and Step 3, Narrow the Options. Damn Protesters Essay. Much of the monica content of this section was likely included in the Feasibility Report, in which case it can simply be referenced and briefly summarized.

However, the analyst should be alert to the fact that the situation can change between the time the Damn Dirty Feasibility Report is written and when the Security Essay IAR is Dirty Essay prepared and new information and options may have emerged. 4.2 Financial Analysis Sensitivity Analysis. The financial analysis should consider the full costs to the federal government for each option. The quality of the Security Issues in Ecommerce Essay financial analysis is only as good as the assumptions and Damn Dirty Protesters, input values on monica hughes books, which it is based. It is the analyst's responsibility to ensure that all relevant costs are included in the analysis and Damn Protesters, that all assumptions and input values are realistic and reflect the best available information.

Special attention should be paid to those costs, which differ from one option to another. The financial analysis should include client-funded items, whether capital or operating. The cost of internal PSPC fees should also be included and are based on 1.8 times the hourly billable rate. A space/time diagram is useful to illustrate space use over solution to prison time for the various options being considered. The use of a space/time diagram helps avoid logic errors in the analysis by ensuring that the analysis includes provision for accommodating all tenants over Protesters the entire investment horizon. And Huck Finn's Friendship Essay. If this diagram is used, it can be attached to the IAR as an appendix and referred to in the text. The results of the financial analysis should be presented, typically in table form showing the Essay PVCOA , NPV IRR for each option. And Private Essay. Major assumptions should be mentioned in Damn Dirty Protesters the text of the IAR , while a full description of hughes books, all assumptions and results should be included in Dirty Essay an appendix. RPB has developed a risk-based investment analysis approach, as described in Section 2.4 of this Guide.

The general approach is to calculate the risk-neutral PVCOA (no provision for risk) as has traditionally been done using PSPC 's REFIT program and then adding a risk adjustment for Security and Private Issues, each option in order to Damn Dirty produce a risk-adjusted PVCOA . The financial results should present both the risk-neutral PVCOA and the risk-adjusted PVCOA . This section should address the key financial risks using a sensitivity analysis to address the uncertainty of various assumptions. The sensitivity analysis should focus on key areas of uncertainty such as the level of demand, residual values and major cost areas (capital outlay risks, inflation / escalator risks, project timing risks including the monica hughes books possible increase in rent of a short term lease extension, rental market risks, and Protesters Essay, cyclical recapitalization risks). Risks associated with key economic factors should be referred to where applicable, for instance: inflation, interest rates and real estate market conditions. It should be noted that the use of the risk-adjusted investment analysis approach might offset or reduce the requirement to undertake a sensitivity analysis. Present and discuss the results of the Finn's Friendship financial analysis and sensitivity analysis. Which is the most financially viable (least cost) option under base-case assumptions? Do variations to Damn Dirty Essay key assumptions cause a different option to become the most financially viable? How do the results using the risk-adjusted PVCOA compare with the results using the shiloh risk-neutral PVCOA ? What conclusions can be reached based on the financial analysis? Additional information on carrying out the financial analysis is available in Protesters Essay Appendix A, The Investment Analysis Process, Step 4, Undertake Financial Analysis. As well, the financial analysis process and the use of REFIT are fully described in a separate guide.

4.3 Analysis of Non-Financial Factors. The analysis of non-financial factors is popular culture intended to ensure that all qualitative factors that contribute to providing value to the federal government are taken into Damn, account in the investment analysis. Identify all non-financial factors, which may have a bearing on the selection of the preferred option. While the relevant factors to consider will be different for each investment situation, some of the factors that may be considered include: How well each option satisfies the identified project requirements. And Private Issues In Ecommerce Essay. If there are any locational or utilization advantages for the client associated with certain options.

How well each option satisfies strategic objectives, as identified in the Way Forward Initiative, National Investment Strategy, National Portfolio Plan, Community-Based Investment Strategy or Strategic Action Plan (SAP). The NIS requires consideration of the following: any major impact on local economic and market conditions which might influence future investment decisions impact on the diversity or balance of the inventory, either in Damn Dirty terms of tenure mix or date of lease expiry marketability to other clients The extent to which each option is responsive to monica hughes books identified timing requirements Differences between the Damn Protesters options with respect to health, safety, accessibility, environmental or heritage consideration, contribution to the community and federal presence The degree to which the option supports heritage preservation and the Good Neighbour Policy The extent to which each option supports the and Private Issues in Ecommerce goals and objectives of the PSPC Sustainable Development Strategy. Protesters. Identify any major differences between the options in terms of their ability to meet SDS objectives. Focus on decisions that are implicit in solution the approval of the IAR . Dirty Protesters. For example, for PPA the IAR could distinguish between options that have brown-field vs. And Huck Essay. green-field development, urban vs. Damn Protesters Essay. suburban locations. Refer to PSPC 's Sustainable Development Strategy 2003, Annex 3, Targets 1.1.1 to 1.1.5 and Sustainable Development Strategy 2007 - 2009, Section 3, Sustainable Development Targets. In addition, NPMS has developed a Sustainable Project Delivery and Environmental Management Procedure, which include an appendix listing all the SDS commitments relevant to project delivery.

Appendix C of this IAR guide provides additional material on how sustainable development should be addressed in a project. The use of an air asia history evaluation matrix can help to ensure that all feasible options are considered in an organized, consistent and methodical manner, and Damn Essay, are evaluated against all relevant non-financial factors. This will help the to prison overcrowding analyst in formulating a justifiable recommendation that reflects all important criteria. A complete description of Dirty Essay, a qualitative analysis using an hughes books evaluation matrix can be found in Appendix A, The Investment Analysis Process, Step 5 - Undertake Analysis of Non-Financial Factors. This table measures the feasibility of options by assigning a score to each option with regards to non-financial factors. A total score is calculated for each option, using the sum of its scores relating to each non financial factor given. In RPB 's Risk Management Manual, risk is defined as the uncertainty that surrounds future events and Damn Essay, outcomes. It is the expression of the likelihood and impact of an event with the potential to influence the achievement of the organization's objectives. The purpose of this section of the IAR is to identify and culture definition, analyze the Damn Dirty Essay key risk factors associated with each of the options being considered in order that the monica relative riskiness of each option can be determined. The first step is to identify the risk factors that could be relevant for each of the Protesters Essay options being analyzed.

In this regard, the Risk Management Plan should already have been developed as part of the NPMS Project Plan. As well, a Risk Profile should be developed as part of the Analysis Phase of the NPMS . A Risk Profile is defined in the RPB Risk Management Manual as an outline of the risks to which a project is Friendship Essay exposed. It assists staff in Damn Protesters Essay identifying problems before they occur and monica books, determining how they might affect the Dirty success of a project. While the Tom Sawyer Finn's Friendship Essay relevant risk factors will be different for each investment situation, some risk factors that may be considered include: Risk that the project may not fully rectify an Damn Protesters identified problem Risk of user needs not being met Risk of books, changing requirements Risk that forecast demand fails to develop Risk of not meeting timing requirements Risk of cost overruns Risk of Dirty Protesters, future performance being impaired Risk of environmental degradation Once the risk factors have been identified, it is necessary to evaluate the relative level of risk associated with each of the options. While various evaluation methods may be used for this, a suggested approach is provided in Appendix A, The Investment Analysis Process, Step 6 - Undertake Risk Assessment. This approach uses an evaluation matrix to determine the relative levels of risk (e.g., low, medium, high) for each of the options being evaluated. The evaluation should help the analyst determine the short story answers to the following questions: What types and what level of risk are associated with each option? How does each option rank in terms of risk? Which option has the Damn Dirty Essay highest risk factor? How controllable are the key risks for each option? Generally, an option that carries risks that can be mitigated is preferable to short story an option that carries risks that cannot be mitigated.

Describe the Dirty Essay results of the risk assessment and the conclusions that were reached. Which option carries the lowest level of risk? Do any of the options carry an unacceptably high level of risk? The risk assessment carried out in this section of the IAR may be reduced in scope if the risk-adjusted investment analysis approach was used. If so, the financial analysis may have quantified the risk assessment for each option as part of calculating the risk-adjusted PVCOA . However, the solution to prison analyst should be aware that not all areas of risk may be captured in the risk-adjusted PVCOA . Thus, a qualitative statement on Essay, the relative risk factor associated with the option(s) should still be included in this section. Solution. Particular attention should be given to Damn Dirty risks that may not have been captured as part of the risk-adjusted PVCOA . The risk assessment process is described in popular more detail in Appendix A, The Investment Analysis Process, Step 6 - Undertake Risk Assessment. A more detailed description of the treatment of risk is provided in the RPB Risk Management Manual. The intent of this sub-section is to Essay combine the monica hughes books results of all of the analyses that were undertaken in order to determine which option provides the overall best value to Damn Essay the federal government.

Consider the air asia results of the financial analysis, the assessment of non-financial factors and risk assessment together. What overall conclusions can be reached concerning the investment decision? Identify the preferred option in consideration of all relevant factors. There should be a clear rationale in support of the preferred option. The analyst should include a concise statement as to why the preferred option is better than the other options that are available. The analyst should also identify any option that is Dirty a close second choice. Tips on writing sections 4.1 to 4.5. The results of the financial, non-financial and sensitivity analyses should be presented in tables, rather than in text, with observations and conclusions discussed in the text. Details of the input assumptions used and the calculations carried out are placed in appendices. It may be desirable to Security and Private obtain guidance on this section from Damn Dirty Protesters, your COE . Due to monica hughes the detailed nature of Damn Essay, much of the information in air asia this section, extensive use should be made of appendices.

Appendices connected with this section may include a description of options, the time/space diagram, the assumptions and printouts from the financial analysis and details of the analysis of non-financial factors. More detailed information on the processes included in this section can be found in Appendix A, The Investment Analysis Process. Investment Analysis Policy PSPC Sustainable Development Strategy RPB Risk Management Manual. The primary purpose of this section is to identify the strategic value of proceeding with the project. This section also is intended to illustrate that the development of the project has been carried out in a manner that is consistent with departmental policies and strategies. As noted above, one of the purposes of this section is to illustrate that the development of the Essay project has been carried out in a manner that is consistent with departmental policies and strategies. Air Asia History. An effective way in which to do this is to begin the section with a checklist of Damn Dirty Essay, strategic and policy compliance. Hughes. This should not be a standard checklist that is applied to all projects. Rather, the checklist should only include those strategies and Protesters Essay, policies that are directly relevant to the project and those which the project team have given specific consideration to as a part of planning the project. While the contents of the checklist may vary, the overcrowding following is an example of the type of checklist that may be used: This checklist may be used to check which policies and strategies a given project complies or does not comply with.

A list of policies and strategies appears on the left, and Damn Protesters, there are columns to monica check yes or no, whether or not the project in question complies with a given policy or strategy. Strategic considerations are critical factors in the investment decision. Damn Dirty Protesters Essay. This section defines the interrelationship between the relevant departmental strategies and the preferred option that is being put forward. It is not necessary to describe details of departmental strategies. Rather, focus on the impact that the strategy will have on the project being considered. Popular Culture. Care should be taken not to burden the reader with details. National Investment Strategy, Community Based Investment Strategy and Strategic Action Plan.

National Portfolio Management Plan and National Portfolio Plan Good Neighbour Policy Sustainable Development Strategy NPMS Web Site. This section summarizes the Essay investment proposal that is being recommended and the implications of popular culture definition, this recommendation. While the contents of this section will vary depending on what is being proposed, the Damn Essay following elements of content should be considered when writing this section: Start with a clear and detailed statement of the proposal that is being recommended for popular culture, approval. Identify the total estimated project cost (or LPA amount), both with and without GST and the type of Protesters, approval that is being sought (preliminary project approval, effective project approval, or lease project approval), any associated spending authorities, whether this constitutes a revised approval and lastly, the appropriate delegated authority required for project approval.

IAR s requesting PPA should identify the amount of spending authority (based on substantive cost estimates) requested to fund activities until EPA . The project cost may include a risk allowance, where this has been calculated. The risk allowance provides for unforeseen events for which other mitigation measures are not available. It should be noted that the risk allowance is not necessarily the same as the risk adjustment calculated as part of the risk-adjusted investment analysis methodology. The calculation of the risk allowance is dealt with in the RPB Risk Management Manual. The estimated total project cost should include only those items funded or controlled by PSPC . Note that direct PSPC costs (fees billable to projects) should be listed at 1.8 x hourly billable rate in both the options analysis and for the approval amount. For submissions seeking effective project approval, it must be stated that substantive cost estimates have been provided.

For IAR s seeking lease project approval (LPA), the expected lease contract authority (LCA) amount should be identified. The LCA amount is the and Huck Friendship Essay total amount that will be paid to the landlord over the term of the lease (not discounted to their present value), including fit-up, OM and taxes if these are passed through the Damn Protesters landlord, expressed in budget year (year of disbursement) dollars. Provide projections of cash flow by year in budget year (year of solution to prison overcrowding, disbursement) dollars (GST shown separately). Identify the client costs related to Protesters the project, indicating that the client agrees with these costs and has the history required funding to pay for them. These client costs should not be included as part of the project costs for which approval is Damn Essay being sought. Identify any expenditures undertaken by PSPC on behalf of the client for shiloh short, which PSPC will be reimbursed. Clearly define the scope and timing objectives of the Damn Protesters project. Finn's Essay. For space-based projects, include usable and rentable square metres of space.

For space-based projects, identify the projected utilization rate for Dirty Essay, the tenant (m 2 u/FTE ) following the popular culture definition implementation of the project, as well as the Accommodation Savings Tracking (AST) number. State whether or not the project will generate savings. Comment on the urgency of the Essay project, and provide the results of any priority ranking of the hughes books project. Protesters Essay. This could include a statement regarding the short story impact of not proceeding with the Essay project. Indicate whether or not the client agrees with the proposed approach, and shiloh, the implications if the client does not agree. Describe any special provisions that will be required during any period of renovation. This may include temporary accommodation for clients, moves or shuffling of space or other client inconveniences.

Describe how any inconveniences will be minimized. If the project involves leased accommodation, the method of acquiring the space should be identified (either tender call or direct negotiation). In the case of the direct renegotiation of an existing lease, it is Dirty Protesters necessary that the final recommendation address the six requirements contained in the RPB Policy on Sole Source Renegotiation of Existing Leases. A statement to history this effect should be made in this section of the IAR . It is recommended that a schedule for negotiations be prepared to demonstrate the time required to implement alternative solutions if negotiations are unsuccessful. Any long-term accommodation strategy related to the investment should be identified. For example, leasing space may be recommended until the Dirty Protesters Essay planned construction of story, a new federal building at some point in the future. Identify any linkage with other related projects, especially those in Dirty Essay the same building. Hughes. Ensure that any related projects are, in fact, separate projects, and do not constitute project splitting.

Identify all issues that should be brought to Dirty Protesters Essay the attention of RPIB or RIMB . Monica Books. This should include any issue affecting the investment decision or the implementation of the project. These issues may pertain to areas of risk that must be managed, potential political considerations, timing considerations, legal issues or areas of public sensitivity with respect to Damn Dirty the project. Include a statement on the environmental impact of the project. State the level of LEED standard that the air asia history project is required to meet as per the SDS. Dirty. State whether the project is expected to meet this required target and, if not, explain why. The IAR should identify any other specific SDS targets addressed by the project. For projects seeking EPA , outline how the air asia history construction process will conform to SDS requirements. Ensure that the project budget and life cycle financial analysis reflects the SDS aspects of the project (i.e., any increases in Protesters capital costs and decreases in operating costs). (See Appendix C - Sustainable Project Delivery for more information). If required, include a project specific sustainable development strategy and/or material addressing the Canadian Environmental Assessment Act (CEAA) as an air asia appendix. This material could include a CEAA checklist and/or identification of significant impacts and how these impacts are to be mitigated and Dirty Protesters, monitored.

If required, include a Strategic Environmental Assessment in the appendix. Identify any communication requirements associated with this project. If this is expected to Tom Sawyer draw public interest, or require public consultation under provisions of the Canadian Environmental Assessment Act, briefly describe an appropriate communication strategy, and if available, include the Communication Strategy in an appendix. Be focused in your observations. The details have already been provided in previous sections, and do not need to be restated. This section deals with the recommendations that flow from your analysis. Ensure that there has been adequate input and agreement from all parties. In particular, cost estimates and schedules may require Project Review Advisory Committee (PRAC) approval or similar technical peer review done through Project Management. Rental rates/market values should be approved by the leasing agent or Chief Appraiser. Policy on Sole Source Renegotiation of Existing Leases Lease Project Approval Policy. To identify the funding requirement, source of funding and the type and Damn Essay, level of popular definition, approval authority required.

Identify the Delegated Approval Authority (e.g. RDG , ADM , Minister, TB ). Identify the source of funding. State whether funding is available at the regional level or will be requested through Banking Day. Identify what vote(s) the costs will be charged to and whether Capital and/or Operating funds are involved. For capital projects, state whether or not the project has been included in the National Portfolio Plan, whether funding has been allocated, and if so, in what amount. For PPA , indicate the amount of spending authority (substantive estimate) that is being sought for project definition to Damn Dirty Protesters reach EPA . This section contains an implementation plan that describes all major steps that must be taken to successfully implement the air asia history project once approvals have been granted.

The implementation plan includes a project schedule and a risk management plan. Protesters Essay. An effective implementation strategy reinforces accountability, identifies benchmarks of performance, and helps reduce the risk of the definition project not performing to expectations. Describe the project implementation tasks and activities, including engineering surveys, planning studies and other documentation that are required to Damn Dirty Protesters move a project forward. Culture. If this is Damn Dirty Protesters Essay a request for preliminary project approval, include a description of the tasks and schedule to bring the project to EPA . Ensure that the implementation tasks are consistent with NPMS control points and deliverables. Provide a table showing key dates and performance benchmarks for the project, including the anticipated completion date and occupancy date. Ensure that the hughes books schedule is realistic and allows sufficient time for required project approvals. A detailed project schedule should be included or attached as an appendix. In addition, the Damn Dirty analyst should ensure that the schedule has been approved by Professional and Technical Services and, in the NCA , by the Project Review Advisory Committee (PRAC) for asset-based projects or by the Leasing Officer for space-based projects. The IAR must summarize the Risk Management Plan being developed for the project as per the Project Plan. The Risk Management Plan describes how project risk management will be structured and performed on the project. It structures the overall risk management activities for the project and covers who will be accountable for the process and how mitigation results will be tracked.

The Risk Management Plan should be developed in accordance with the RPB Risk Management Manual, and monica, more specifically, the Risk Management Plan Template found in Dirty Protesters the NPMS Risk Management Procedure. The Risk Management Plan should be integrated in the NPMS deliverables, including a plan for risk mitigation that is part of the Revised Project Plan. The IAR should identify the key risks associated with the Tom Sawyer Finn's project and summarize the mitigation measures to effectively manage those risks. IAR s seeking PPA should specifically address risks associated with the project identification phase, the approval process, the timing required to take the Dirty Protesters project to EPA , as well as the risk mitigation measures that will be required to manage the Tom Sawyer and Huck Finn's Friendship Essay risks that have been identified for Damn Dirty, the recommended option. IAR s seeking EPA should identify risks associated with the implementation of the project and summarize how these risks will be managed. This should include the identification of the ongoing process that will be used to monitor and report on risk factors during the implementation of the project. Air Asia History. The Project Leader is responsible for ensuring that risk mitigation measures are acted upon Damn Protesters, during the implementation of the project and reporting on the outcome of unresolved risk issues. Identify contingency plans for meeting critical milestones in the delivery of the project. Real Property Branch Risk Management Policy Treasury Board Secretariat ARCHIVED - Integrated Risk Management Framework PSPC Integrated Risk Management (IRM) Policy, Nov.

2004 PSPC National Project Management System /Knowledge Area/ Risk RPB Risk Management Manual. Identify the Project Leader and the members of the Project Team. List the person who prepared the to prison overcrowding IAR , the person who supports the IAR (Project Mgr., Asset Mgr., Facility Mgr., etc.) and Protesters, the person who recommends the IAR . The Project Leader and key members of the Project Team should sign the IAR to indicate their concurrence. In some instances, sign-off by the client(s) might be appropriate as a benchmark for agreement. The appendices serve the purpose of providing detailed information of relevance to the project.

The use of appendices for detailed information allows the main document to be shorter and and Private in Ecommerce, more readable. All appendices should contain decision-relevant information. Unnecessary appendices should not be included just because the information is Damn Dirty Protesters Essay available. All appendices should be referred to in the text. The contents of the appendices will vary depending on the situation. Culture Definition. The following are some of the appendices that may be included with an IAR : “Fit-up Compliance Monitoring Form” and the “List of Non-Compliant Items Approvals,” these forms are available on the intranet “Office Accommodation Allocation Limits” form Chronology of events (history of the project) NPMS Project Charter NPMS Feasibility Report NPMS Project Plan NPMS Compliance Checklist Risk Management Plan Community profile Market survey or summary of the market survey Summaries of building condition and building performance Description of options and relevant costs Time/space diagram List of assumptions from the financial analysis Analysis of non-financial factors Canadian Environmental Assessment Act, Environmental Assessment Report Project Sustainable Development Strategy with targets (LEED , energy efficiency, GhG emissions reduction, water conservation, etc.) Project implementation schedule Detailed cost estimates for the proposed project Communications Strategy. Appendix A: The Investment Analysis Process. Investment analysis is a generic approach to decision making, embracing a range of evaluative techniques that challenge the judgement and analytical skills of the analyst. Investment analysis involves a series of logical, sequential steps that are closely linked.

The eight-step process, identified below, offers a simple framework within which an investment analysis can be organized. It is recommended that the analyst document the findings and conclusions that he or she has reached at the conclusion of Protesters Essay, each of the eight steps. Culture Definition. This creates a file of material on the proposed project, and facilitates the writing of the Investment Analysis Report. The Eight Steps of Investment Analysis. Define requirements Generate options Narrow the options Undertake financial analysis Undertake analysis of non-financial factors Undertake risk assessment Evaluate options Formulate recommendations. All projects start out with a need that must be met or a requirement that must be fulfilled. It is the duty of the Essay analyst to determine, in appropriate detail, what this project is calling for.

Therefore, the chief purpose of this step is to determine and assess the scope and performance specifications of the project requirement. At this stage, it is popular culture imperative for the analyst to determine essential and Damn Dirty Protesters, basic facts that will have to be considered throughout the life of the project (project determinants) this will form the basis for a judgement about project success. Defining the project scope takes place at Tom Sawyer and Huck Friendship Essay, the Project Identification Stage of the NPMS as part of preparing the Project Charter and Preliminary Project Plan. The analyst usually takes the following actions during this step: Visit the relevant sites, whether they be existing premises, or proposed sites (if already identified) Hold discussions with the client or user groups Gauge the role, influence and expectations of stakeholders and hold preliminary discussions as required Develop the PSPC team that will review and Damn Protesters, assess objectives and requirements of the monica proposed project.

Consult relevant PSPC policies and documents, such as the CBIS , AMP , BCR , etc. Review all the relevant short, medium and long-term factors that may impinge on Essay, project success Document objectives and scope fully in the NPMS Statement of Requirements and Project Charter/Project Plan respectively. For example, a space-based project may include the amount of space required by the client, the type of books, space required and when and where it is required To the extent feasible, obtain client concurrence with objectives and scope. What are the relevant context and surrounding conditions (opportunities and Protesters Essay, constraints) in which this project is being undertaken? What are the objectives of this project or undertaking? How urgent is the requirement? What are the timing constraints? Have all codes, standards, and policies, which may be applicable, been determined? Who are the stakeholders and what is popular their role and interest? Do they concur with the objectives and Damn Essay, scope as defined?

Why or why not? What is the likely role of other departments or other levels of government in this project? Are there any longer term trends that will impact (positively or negatively) on the requirement for the facility under consideration? Now that the objectives and operational requirements of the project have been firmly defined (in Step 1), the analyst is monica hughes books called upon to develop the full range of options that might plausibly meet the project requirements. Protesters Essay. During this step, the analyst and the team assigned to this project explore all possible avenues and methods for meeting the identified objectives and requirements. Tom Sawyer And Huck. The analyst also develops the essential facts about each of these options.

Generating the Damn Dirty Protesters Essay full list of options is done during the NPMS Project Identification Stage as part of Tom Sawyer Finn's Friendship, preparing the Feasibility Report. The analyst usually takes a number of the Damn Essay following actions during this step: Hold a brainstorming session with members of the project team to identify a complete list of options that may be considered For space-based projects, check whether any buildings within the existing Crown inventory are potentially able to and Huck Friendship Essay meet the Damn Protesters objectives and history, requirements of the project Survey local real estate markets to determine whether any existing or proposed private sector buildings are able to meet the objectives and requirements of the project Consult with stakeholders about options they might be interested in and concerns that they may have Depending on the nature of the project, it may be necessary to consult with municipal and urban community officials about possible options and any concerns that they might have concerning the project Establish the basic facts and implications about each of the Damn Protesters Essay identified options without passing judgement. Have all plausible options for meeting the objectives and requirements of Security and Private, this project been identified? For larger space-based projects, consideration should be given to the inclusion of a P3 option. What are the basic facts and determinants about each of Dirty Protesters Essay, these options?

At this point, the analyst has a complete list of all available options for meeting the proposed project objectives and requirements and has completed an air asia history informative description of each option. It is Dirty Protesters not justifiable to give all options an in-depth treatment that PSPC requires in an investment analysis. Therefore, Step 3 involves screening these options to eliminate those options that clearly would not be a feasible or viable choice for definition, meeting the requirement. This will reduce the number of Damn Protesters, options for which an hughes in-depth analysis will be undertaken. It should be noted that the Damn Protesters Essay status quo option is commonly included among the options for in-depth analysis. Narrowing down the list of potentially viable options for in-depth analysis is done during the short NPMS Project Identification Stage as part of preparing the Feasibility Report. The analyst usually takes a number of the following actions during this step: Review the objectives, requirements, context and conditions of the proposed project Develop a list of criteria or decision rules to be applied fairly and Dirty Protesters, equally to all options under consideration.

Consistency with portfolio objectives should be one of the criteria for screening the options Apply the criteria to screen out Security and Private Issues Essay, those options that cannot reasonably meet objectives and requirements Document the selection of options meriting in-depth consideration through the Protesters Essay preparation of the NPMS Feasibility Report. Were the options that were screened out clearly unfavourable? Is there any way that the discarded options could be screened in and what is the likelihood of these conditions occurring? (i.e., has an air asia history option been disregarded too quickly due to perceived problems that could be overcome?) Has the rationale for selection of options for in-depth analysis been documented? Step 4: Undertake Financial Analysis. Step 4 involves the determination of the degree of financial viability of the Dirty Protesters potentially viable options using discounted cash flow analysis. Culture Definition. The measures of financial viability include net present value (NPV), internal rate of return (IRR), and present value of the cost of accommodation (PVCOA). As well, RPB has developed a risk-based investment analysis approach that accounts for the relative risk of the various options through the calculation of a risk-adjusted PVCOA . The REFIT computer spreadsheet software is used for the financial analysis of accommodation projects. The financial analysis process and Damn Protesters, the use of REFIT are fully described in a separate guide. The following is hughes a summary of the main actions undertaken by the analyst during this step: In consultation with subject matter experts, determine and Damn Dirty Protesters, document all financial assumptions, project costs and the life-cycle costs of long-term asset ownership associated with each option.

Ensure that all recurrent and non-recurrent revenues and costs for the federal government (including client costs) are captured for hughes, all years of the investment horizon. Use REFIT to Damn Protesters Essay calculate the DCF measures for each of the options: net present value, internal rate of return, and present value cost of accommodation (PVCOA). This first calculation of Finn's Friendship Essay, PVCOA should be risk-neutral (no provision for risk). Identify the Damn Dirty probability and popular, the impact for each of the risk factors that could impact each option. Dirty. Input this information into the RPB risk model, which will calculate a risk adjustment of each option.

Adding the risk adjustment to Tom Sawyer and Huck Finn's Friendship Essay the most likely PVCOA will produce risk-adjusted results. The risk adjustment is a dollar amount that is intended to represent the likely costs associated with the risk characteristics of Protesters, a particular option. Conduct a quality control check to ensure that there has been the utmost consistency in the treatment of the options and air asia history, that the results are reliable and credible. Conduct a sensitivity analysis to Damn Protesters determine to hughes what extent the financially more attractive option is sensitive to variations in key input variables. It should be noted that the Protesters Essay use of the risk-adjusted investment analysis approach might offset or reduce the requirement to undertake a sensitivity analysis.

Interpret the results of the shiloh story discounted cash flow analysis. Damn Dirty Protesters Essay. Ensure the assumptions and the results of the air asia financial analysis are fully documented. Have each of the options been treated consistently in Damn Protesters Essay terms of assumptions and input variables? How do these options rank in terms of financial viability, both before adjusting for risk and after, using the risk-adjusted PVCOA ? Based on Security and Private in Ecommerce, the sensitivity analysis, does a change in the assumptions result in a different option becoming the preferred option? How is PSPC to interpret the results from the Damn discounted cash flow analysis? Step 5: Undertake Analysis of Non-Financial Factors. In addition to the financial perspective, the analyst is called upon to address the qualitative non-financial issues relating to short each of the options under consideration. Therefore, the purpose of this step is to review and evaluate the qualitative factors surrounding an Essay investment decision. Non-financial issues primarily relate to strategy, timing, health and safety, environmental impact, tenant/user effects (such as program impacts or locational advantages), and policy considerations (such as heritage or the Good Neighbour Policy).

The analyst usually takes a number of the popular culture definition following actions during this step: Identify all of the non-financial factors that may have a bearing on the selection of the preferred option. Relevant non-financial factors are those factors that differentiate the options under consideration. Undertake research as necessary to fully understand the implications of each of the identified factors. Systematically assess how each of the options performs with respect to each of these factors. Essay. The use of an evaluation matrix, described below, may be a useful approach in air asia carrying out this assessment.

Document the results and overall conclusions of the analysis. What regulations, strategies, codes, policies and practices apply to this decision? Which non-financial factors have the greatest impact on the selection of the preferred option? What overall findings can be drawn from the qualitative analysis with respect to the preferred option or options? A Suggested Approach - Use of an Evaluation Matrix: The suggested approach for evaluating non-financial factors relative to the options under consideration is based on the development of an evaluation matrix, also known as a weighting and rating framework. While this approach is still subjective, a well-constructed evaluation matrix does provide strong assurance that investment options have been considered in a rational and complete manner. The evaluation matrix consists of Damn Dirty Protesters, a list of relevant factors, along with weightings that reflect their relative significance. For each factor, a rating is applied that indicates the likely performance of an individual option with respect to that one factor. Multiplying the established weight times the score for each factor gives a weighted score. The sum of these weighted scores gives a non-financial evaluation score for in individual option.

The scores of the various options can then be compared with the preferred option (with respect to qualitative factors) being the option with the highest score. Criterion Weights: The criterion weight is a number that reflects the relative importance of a particular criterion. Each criterion is assigned a percentage weight, so that the weights add up to popular culture definition 100% for the full set of Dirty Protesters, criteria. In assigning criterion weights, the analyst considers the identified criteria and determines which are primary criteria for the particular investment situation, and which are secondary criteria. The difference in shiloh short story the weights for Damn Dirty Protesters, the criteria should not be so large as to negate the importance of all but the top weighted criterion. Factor Rating Scales: In order to compare the options, a rating scale is used to shiloh story transform qualitative observations into Damn Dirty Protesters, a numerical value. To Prison. In this approach, each criterion has a scale of 0 (lowest) to 5 (highest).

A rating of 5 would indicate that the option is highly responsive with respect to the factor, and the option enables objectives associated with the factor to be met. A rating of 0 would indicate that the Damn Dirty Protesters option does not provide any material benefit with respect to the factor. The analyst uses the highest applicable rating, based on culture definition, a combination of Damn Protesters, analysis and professional judgement. Ratings are often substantiated by a statement of supporting evidence. The evaluation framework can assist the analyst in making appropriate trade-offs between the short benefits provided by different options, and arriving at a recommended approach, which provides the greatest overall utility. The following example illustrates the layout of an evaluation matrix. This table defines numerical levels of risk, and explains what a given level of risk represents in terms of Protesters, severity of impact and likelihood of negative outcomes. The purpose of the definition risk assessment is to analyse the Dirty Essay key risk factors associated with each of the options being considered in order that the relative riskiness of air asia, each option can be determined. A suggested approach for undertaking this assessment is provided below. However, other methodologies may be employed. While the relevant risk factors will be different for each investment situation, some risk factors that may be considered include:

Risk that the project may not fully rectify an identified problem; Risk of user needs not being met; Risk of changing requirements; Risk that forecast demand fails to develop; Risk of not meeting timing requirements; Risk of cost overruns; Risk of future performance being impaired; Risk of environmental degradation. The analyst may take the following actions during this step: Identify all sources of risk associated with each option under consideration. Undertake a risk assessment for each element of risk for each option. The risk assessment is a product of the Protesters likelihood times the severity of the impact, as indicated below. High impact and shiloh short, high likelihood. High impact and medium likelihood, or. Medium impact and high likelihood.

Medium impact and medium likelihood. Low impact and high likelihood, or. High impact and low likelihood. Low impact and medium likelihood, or. Medium impact and low likelihood. Low impact and low likelihood. Evaluate the overall level of risk associated with each option.

This can be done using an Dirty Protesters Essay evaluation matrix. Monica Hughes. The matrix identifies each risk element as a row in the matrix, and each option as a column. Each cell in the matrix can then be used to identify the likelihood and impact of the individual risk element impacting a particular option, and assigning a score to this risk. The intent is to determine the relative levels of risk among the Dirty Protesters options being evaluated. This table measures the feasibility of options by assigning a score to each option with regards to non-financial factors. A total score is calculated for each option, using the sum of its scores relating to each non financial factor given. Determine an Finn's Friendship appropriate risk response. What actions are necessary to avoid, reduce, transfer, shore or accept the risk associated with the project? For example, one risk response may be to choose an option with a lower level of risk, or an option that allows risk to be transferred to a private sector partner. Protesters Essay. A risk response also includes the development of and Huck Friendship, mitigation measures and contingency plans. Risk response strategies can be developed using scenario analysis, which involves developing an appropriate course of action to be taken in Dirty Protesters the event of a particular unfavourable event or outcome occurring.

In many cases, the department must be prepared to accept a certain level of inherent risk that goes with any project, and Security and Private in Ecommerce Essay, that cannot be mitigated. For this, it may be appropriate to budget a risk allowance for the project to reflect this residual risk. Prepare a risk management plan for the preferred option. This is usually prepared as part of the overall project implementation plan. The risk management plan should identify all actions to be taken during the project implementation phase to monitor and control risk.

Effective risk management also includes risk reporting to ensure that risk information is communicated to senior managers in the department, that corrective action is Damn Dirty taken if required, and that the organizational learning occurs on the better management of risk. What types and what level of Tom Sawyer Finn's, risk is associated with each option? How does each option rank in terms of risk? Which option is the most risky and which is the least risky? How controllable are the key risks for Damn Dirty Protesters, each option? Generally, an option that carries risks that can be mitigated is preferable to and Huck Friendship an option that carries risks that cannot be mitigated. What mitigation measures could be employed to Dirty Essay minimize the level of solution to prison overcrowding, risk for the preferred option? In this step, the analyst takes the findings of Steps 4, 5 and 6 and draws conclusions concerning which is the preferred option for this investment decision. In selecting a preferred option among the options under consideration, the analyst is challenged to demonstrate that financial, non-financial and Damn Protesters, risk considerations have been weighted appropriately, that all the options have received due and careful consideration, and that reasons for selecting one option over the others are clearly articulated. The analyst may take the following actions during this step: Addresses the financial, non-financial and risk considerations systematically in summary fashion.

Selects the preferred option. This is the Security Issues option that provides the greatest overall value to the federal government once all relevant factors are considered. Provides the full rationale supporting the selection of the preferred option. In cases where there is a close second option, document the rationale supporting this option and indicate under what conditions this option might be considered. Does the preferred option provide good value for money.

Do the benefits outweigh the costs? Does the Dirty Essay preferred option excel by a clear margin? Is there a close second option? Once the preferred option has been identified, the monica books analyst puts forward the recommendations associated with supporting this option. With this step, the preferred option becomes the selected option (by the Damn analyst). The analyst usually takes the following actions during this step: Prepares the recommendations that represent the investment decision, including the Issues in Ecommerce Essay appropriate approval authority to be sought. Prepares an Implementation Plan for the project. Dirty Essay. Proposes a project schedule, including the optimal date for project initiation and the completion date.

Identifies the source and availability of funding. Reviews briefly the involvement of the client and other parties and recommends the steps to be taken to secure their role in the project. Tom Sawyer Finn's Essay. Indicates any urgencies with respect to project approval and initiation. Initiates the preparation of a Communications Plan, if required. Appendix B: Space Entitlement Based on the Office Accommodation Framework. This table gives an example of an Office Accommodation Framework space entitlement calculation. It lists various items that require an Damn Dirty allocation of space, then for each item lists the number of full time employees, space required per employee, and total space required, relative to the item. Hughes. The total space requirement is calculated at the bottom of the table. Appendix C: Sustainable Project Delivery. Sustainable development as an element of project delivery is mandated principally under four Federal Government initiatives, Canadian Environmental Assessment Act (CEAA), 1999 Cabinet Directive on Environmental Assessment of Policy, Plan and Program Proposals, a Strategic Environmental Assessment (SEA), An amendment to the Auditor General Act establishing the Office of the Commissioner of the Environment and Dirty Protesters Essay, Sustainable Development, and Canada's commitments under the Kyoto Protocol.

Of these, the first two are focused on assessing the environmental impacts of history, a project or activity and identifying mitigation measures where required while the last two are more focused on establishing performance targets in support of a more sustainable society. An Investment Analysis Report will be influenced to a greater or lesser degree by each of these initiatives. The amount and type of information required in IAR will be influenced by the nature of the project (new building, renovation or lease), the type of project (space or asset based project), and the stage of approval (PPA or EPA ). Should be Canadian Environmental Assessment Act (CEAA) Space, rather than asset-based, IAR s will have the greater possibility of being significantly effected by the CEAA and the 1999 Cabinet Directive on Environmental Assessment of Policy, Plan and Protesters, Program Proposals. At the air asia moment, CEAA requires Federal Departments and Agencies, including PSPC to conduct an Environmental Assessment (EA) for all projects, as defined under the Act for which there is Dirty a trigger. Under the Act and for the purposes of this discussion, a project is defined as an activity in relation to a physical work, any proposed construction, operation, modification, decommissioning, abandonment or other undertaking in relation to that physical work.

A trigger can be described in general terms as meeting any one of four conditions: A Federal Authority (Department or Agency) is the proponent of the project or commits in monica hughes some manner to having the project carried out in Damn Protesters Essay whole or in part; Makes or authorizes payments or provides a guarantee for a loan or any other form of monica hughes, financial assistance to Damn Protesters the proponent for the purpose of enabling the project to be carried out in whole or in part; Sells, leases or otherwise disposes of land or any interests in land, or transfers the administration and short, control of those lands for the purpose of enabling the project to be carried out in Damn whole or in part; or Issues a permit or license, grants an approval or takes any other action for the purpose of enabling the project to Issues in Ecommerce be carried out in whole or in part. Once it is established that the undertaking is a project and a trigger is operating, it must then be determined under which of the regulations of the Damn Protesters Act the project falls. At the moment, a project that involves a new building or substantial modification to an existing building (changing its footprint or height by greater than 10%, or carrying out solution, work with 100m of a surface body of water) will require an assessment. However, amendments to the CEAA will result in most PSPC projects (with the exception of those project meeting either of the two criteria above), particularly those that relate to office accommodation, will fall within the category of projects included in the Exclusion List regulations. Dirty Essay. This regulation lists those types of projects that either are known to monica have insignificant environmental impacts or those projects that will be required to complete an environmental assessment under the jurisdiction of some other level of government, such as a province or municipality. The first stage of the EA process is Protesters a “Screening, which determines the degree of likely environmental impacts and monica hughes, the necessity for a more rigorous or comprehensive assessment. Because the CEAA requires that the EA must be undertaken before any irrevocable decisions are made, it is appropriate to examine these issues for the completion of an IAR at the earliest point because the options examined here can significantly affect the Damn Dirty Essay environmental impacts of a project. For example, if a new facility is being considered, the impacts that it will have will be significantly different if that project is located on a high density, urban site as opposed to a low density suburban site. If an Tom Sawyer and Huck Finn's Friendship Essay investment decision is made on the basis of an analysis that did not take these environmental impacts into consideration, then the intent of the Damn Protesters CEAA is not being respected. Consequently, the most appropriate point at which to undertake a broadly based EA is in solution the preparation of an IAR for Dirty Protesters, a project's Preliminary Project Approval (PPA ).

Expert advice on the implications of CEAA can be obtained from the Environmental Assessment and in Ecommerce Essay, Sustainable Project Delivery Group of Environmental Services Directorate, Professional and Technical Services Management, Real Property Branch. Strategic Environmental Assessment (SEA) - 1999 Cabinet Directive. Strategic Environmental Assessments are required where decisions are to be taken by Cabinet, or in some circumstances, by Treasury Board Secretariat. Although the directive was intended to ensure an environmental assessment is carried out for policy, plan or program initiatives, major real property projects will require an environmental assessment if they require Cabinet or Treasury Board approval. A strategic environmental assessment will have to consider the broad based environmental impacts of Damn Protesters Essay, a project. The directive requires that the assessment consider cumulative effects over to prison both space and time. This statement means: that the issues must be examined and analyzed not only for a project's own immediate impact but also how the environment is affected by that specific project as well as other past, current or future projects in its vicinity.

A SEA must be integrated with other strategic planning tools such as the National Investment Strategy, the Community Based Investment Strategy, the Good Neighbour Policy, the current PSPC Sustainable Development Strategy, and Plan for honouring our Kyoto Commitments. in terms of cumulative effects over both space and time, the SEA must examine how the Protesters Essay project may interact with other projects in its immediate vicinity and not only books immediately but over an extended period of time. An example of this principle might be the question of how a project will affect traffic in the neighbourhood. Taken alone, the project's impact on traffic patterns may be minimal. However, in combination with other projects in the immediate vicinity and over a period of years, the traffic patterns could be significantly altered and lead to congestion, pollution and general environmental degradation. The SEA must recognize the possibility of such impacts and develop a strategy for mitigating them. Environmental issues that should be considered in a SEA for a Space Based project include: Site: urban core vs suburban perimeter transportation accessibility - personal vehicle use vs alternatives (traffic/parking) local ecological values landscaping and storm water management Energy: energy efficiency energy source mix - carbon fuels, hydro, nuclear, green power on-site power generation Water: reduced water consumption strategies for Dirty Protesters Essay, reuse and Tom Sawyer and Huck Finn's Friendship Essay, management Occupant Issues: indoor environmental quality - air, light, noise occupant ability to control their local conditions.

As with the EA, the most appropriate time for completing a SEA is prior to Dirty Protesters PPA . Strategic Environmental Assessments for an asset-based IAR should be closely aligned with the Asset Management Plan, which in turn is based on NIS and Finn's Friendship, CBIS . The examination of Damn Dirty Protesters, issues should be expanded to include the Good Neighbour Policy and the current PSPC Sustainable Development Strategy. From the SEA perspective, if the asset itself has not been assessed, then one should be undertaken and then, for the project, a further assessment should be carried out to determine how the project would affect the asset and its environmental and sustainable development impacts. A SEA for Security Essay, an existing asset would likely examine many of the same issues as one developed for Damn, a new facility except that its perspective would be different. The issues include: Site: Does the project enhance or detract from alternative modes of transportation? Does the project affect the local ecological values? Does the project affect the site landscape and contribute to more effective storm?

Energy: Does the project affect the assets energy efficiency? Does the project affect the energy source mix - carbon fuels, hydro, nuclear, green power? Does the project provide for shiloh, on-site power generation? Water: Does the project reduce water consumption? Does the project provide to water management and reuse? Occupant Does the project affect indoor environmental quality - air, light, noise? Does the Damn Essay project affect the occupants' ability to control their local conditions? PSPC Sustainable Development Strategy (current)

The 1995 amendments to the Auditor General Act included the requirement that Federal Departments and Agencies, including PSPC , develop and table a Sustainable Development Strategy. These strategies are to be reported on annually and to be renewed every three years. They are subject to monica books audit by the Office of the Commissioner of the Environment and Sustainable Development as well as the office of the Commissioner reporting directly to Parliament on its assessment of the progress made by individual departments and the Federal Government overall. PSPC , in its third Sustainable Development Strategy (SDS), submitted for the period 2003 to 2006, made some significant commitments with respect to the management of its assets and project delivery. These commitments were followed by further commitments in the SDS 2007 to Dirty Essay 2009, which added a focus on leased buildings. Implement a Sustainable Building Policy and supporting guidelines by 2010; New construction designs, major renovations and acquisitions will meet LEED Silver or BREEAM /Green Leaf or equivalent ratings. (In addition to the departments SDS commitments, public statements require that the construction of all new government of Canada office buildings meet LEED Gold, and that the same standard will be sought for long term leases); Major projects will be compared on the basis of a building life-cycle assessment tool; New or rejuvenated buildings must be more energy efficient; Reduce water consumption; Reduce or eliminate toxic substances; Divert waste for construction activities and for building operations from landfills; and Introduction of these principles into the Department's lease agreements. And specifically for leases: All leases of 500 m 2 the building will be managed to the equivalent of short, BOMA Go Green; For leases of 10,000 m 2 and greater, the Damn Protesters Essay lessor will conduct a BOMA Go Green Plus assessment. Lease purchase buildings will meet the LEED Gold standard.

The second item in this list is, in fact, a methodology that supports all the other items. The Leadership in Energy and Environmental Design (LEED ™ ) and Building Research Establishment Environmental Assessment Method (BREEAM) Green Globes ™ are both recognized tools for measuring the environmental performance of a building in its design and construction. (The Green Leaf program was rebranded Green Globes when it migrated from and Private Essay, a hard copy format to an internet application format.) The features of these two systems are summarized in Table I - Assessment Tools for Whole Buildings below. They both operate by providing a suite or menu of design options in specific areas intended to achieve defined levels of Damn Dirty Essay, environmental performance. The table below illustrates the areas covered by both tools and how they address the Security Issues Essay targets of the Department's SDS. When assessing the various options for a project in an IAR , the degree to which these options successfully address these individual targets and the overall target of a LEED Silver or BREEAM Green Globes 3 Leaf rating must be taken into Damn Dirty Essay, consideration. The overall targets have a built in flexibility as to how they are achieved but the objective to hughes achieve a level of Dirty Protesters Essay, LEED Silver or 3 Green Globes is a solid commitment of the Department and has been included in Issues in Ecommerce Essay the funding allotment for capital projects. The project team must ensure that the project achieves this target through a combination of the design features itemized in either of the two methodologies.

As noted above, in the case of new office buildings, long term leases, or lease purchase, the appropriate target is LEED Gold. Although the two systems are similar, they are not identical in how they organize the various aspect of the assessment. Damn Essay. For instance, while LEED places Alternative Transportation under the Site category on the argument that it is intimately associated with the characteristics of the site, BREEAM /Green Leaf places Energy-efficient Transportation under the Energy category on the argument the most significant aspect of the transportation issue is the energy associated with the daily commute to and from work. Security And Private In Ecommerce. Also the relative significance of Dirty, a particular issue may not be given identical weights in both systems. Popular Definition. In the transportation example above, LEED assigns 4 points out of 70 to this aspect, or about Dirty Essay, 6% of the total points available. BREEAM /Green Leaf gives the issue 80 points out of 1000, or about overcrowding, 8%, close but not identical. Similar differences can be identified throughout the two systems and, while they may offer debating points between the Dirty Protesters systems proponents, the Department believes both systems produce equally valid assessments of buildings and/or their designs. Under the LEED system, there are a number of Prerequisites or aspects that must be included in the project in air asia history order for it to even be considered, such as Erosion Control under Sustainable Sites and Dirty, Building Commissioning under Energy Atmosphere. The other aspects are Credits and short story, design team selects which one under the six categories the project will try to Damn incorporate into its specifications. Solution. In those categories where there are multiple credits, this indicates either one of two things.

First, that there are a number of approaches to meet the requirement of the credit which can be applied individually or in combination or, two, that there are graded levels of achievement for Essay, that category and more points are awarded for greater achievement. To achieve a LEED Silver standard (the commitment for most of the types of projects that the shiloh Department will be undertaking) at least 33 credits must be accumulated for the project. The Gold standard requires at least 39 credits but is Damn Dirty Protesters Essay only required on solution to prison, construction of Damn Dirty, new crown owned office building, long term leases or lease purchase projects. Under the BREEAM /Green Leaf system, there are no prerequisites required for the project design. Also, BREEAM /Green Leaf uses a graded level of achievement in more categories and includes project management issues such as having an environmental management policy specific to the project. The Department's commitment with respect to the BREEAM /Green Leaf system is to achieve 3 Green Leafs, or 555 points out of the 1000 available.

This table gives an solution example of both LEED and BREEAM assessments for Damn Dirty Protesters Essay, a given whole building project. The table shows how each assessment would be done for a project, with the project being scored in various areas of environmental concern. In the LEED system, certain aspects are considered pre-requisites (signified by a P), which are required before a project can be considered. The table shows what overall rating either assessment system would give a project, based on its total score. P = Prerequisite C = Credit Certified: 26 - 32 Silver: 33 - 38 Gold: 39 - 51 Platinum: 52 - 70.

Note: These are simplified outlines of these two rating systems. The design team should be involved in shiloh story completing the Dirty Essay full and detailed system selected for the project. This table gives an example of both LEED and BREEAM assessments for air asia, a given whole building project. The table shows how each assessment would be done for Damn Dirty Essay, a project, with the project being scored in Security and Private Essay various areas of environmental concern. In the LEED system, certain aspects are considered pre-requisites (signified by a P), which are required before a project can be considered.

The table shows what overall rating either assessment system would give a project, based on its total score. Green Globe: 150 - 354 Green Globe: 355 - 554 Green Globe: 555 - 704 Green Globe: 705 - 854 Green Globe: 855 - 1000. Note: These are simplified outlines of these two rating systems. Damn Dirty Essay. The design team should be involved in shiloh story completing the full and detailed system selected for the project. Where the space under consideration does not constitute an entire building but only a portion of it, for example the leasing of space, the Department's sustainable development commitment is to try to locate such space in a building that would meet the same level of environmental performance as a crown-owned building (using the LEED or BREEAM /Green Leaf rating systems). However, the Department also recognizes that this will not always be possible and we will have to Damn Essay acquire space in facilities that do not meet these standards. Under these circumstances, the space that is being leased should be fitted out to meet sustainable development standards that reflect these expectations for that space. To assist the planning and design process for these space fit-up projects and to measure their success, assessment tools exist for both the LEED and BREEAM /Green Leaf system, referred to as Commercial Interior systems. Culture Definition. The aspects for both are summarized below in Table II - Assessment Tools for Commercial Interiors.

These two systems operate in Dirty Essay the same way relative to overcrowding their original systems except they have been adapted to Dirty Protesters limit the assessments to story those issues that are relevant to a space fit-up project. There is a major exception, however, in the case of the LEED system. The LEED CI, as it is known, has been developed only for the US at this point and Essay, is not yet adapted to the Canadian market. This is anticipated in the future, but the timing is uncertain. The BREEAM /Green Leaf system, on the other hand, was developed specifically for and Private Issues in Ecommerce, a PSPC project and reflects Canadian market conditions. In the Damn Dirty Protesters case of either system, it is clear that they are both closely related to the original assessment system but do not include issues that are beyond the scope of space fit-up projects. As with the whole building systems, it is up to the project team to determine which system more closely meets the requirements of their specific project. This table gives an example of both LEED and BREEAM assessments for popular, a given commercial interior project. The table shows how each assessment would be done for a project, with the project being scored in various areas of environmental concern. In the Dirty Protesters Essay LEED system, certain aspects are considered pre-requisites (signified by a P), which are required before a project can be considered.

The table shows what overall rating either assessment system would give a project, based on its total score. which includes some combination of following options: P = Prerequisite C = Credit Certified: 21 - 26 Silver: 27 - 31 Gold: 32 - 42 Platinum: 43 - 57 Table Summary. This table gives an example of both LEED and BREEAM assessments for a given whole building project. Hughes Books. The table shows how each assessment would be done for a project, with the project being scored in Damn Protesters Essay various areas of environmental concern. In the LEED system, certain aspects are considered pre-requisites (signified by a P), which are required before a project can be considered. Essay. The table shows what overall rating either assessment system would give a project, based on its total score. Green Globe: 83 - 195 Green Globe: 196 - 305 Green Globe: 306 - 387 Green Globe: 388 - 470 Green Globe: 471 - 550. An asset-based IAR will approach the issue of Protesters Essay, sustainable development in a slightly different manner. Progress towards sustainable development in air asia these cases will be tied to the individual asset's Asset Management Plan (AMP) and Damn Protesters Essay, through it to the asset's Strategic Environmental Assessment.

Included in the asset's SEA will be a building environmental performance assessment carried out employing BOMA 's Go Green Comprehensive program. Shiloh. (The Go Green Comprehensive program employs an internet-enabled application of the BREEAM /Green Leaf system which is essentially the same system that is presented in Table I.) Managing the asset-based IAR s in this manner does presuppose that these asset evaluations are already in place and integrated into the asset's SEA , which is not the case for all PSPC assets. Protesters Essay. However, BOMA Go Green Plus assessments are a requirement of the SDS 2007 to air asia 2009 for PSPC Crown-owned office buildings and must be completed for all these assets by Protesters, March 2010. The significance of this approach is that the Department will not evaluate individual projects for their sustainability but will do so as these projects affect the asset in which they are taking place through the impact they will have on the Go Green Comprehensive assessment for that asset. For example, if a BMP recommends the replacement of an asset's heating boiler, the sustainability of that replacement project will be judged by Finn's Friendship, the difference it makes in the overall asset performance. The project may increase the Damn energy efficiency of the asset sufficiently to increase the score for the energy section of the assessment and improve the culture overall score of the asset. It may even move the asset into a new, higher level of recognition.

In this way, the impact of multiple projects for an asset can be tracked over time. Appendix D: Terminology Used in Real Property Management. (Fr. - Abandon ) ABSTRACT OF TITLE A condensed summary or synopsis of a title to a parcel of Damn Protesters, real estate, showing the original letters patent, subsequent conveyances, mortgages, and all recorded transactions pertaining to and Private Issues in Ecommerce Essay the title. (Fr. - Résumé des titres ) ACCELERATION CLAUSE A clause in a loan contract or mortgage which permits the lender to require the Damn Essay immediate repayment of the entire balance if certain term of the contract is breached or a condition for air asia history, repayment met. It also gives the borrower the right to pay more than the regular payments, or to pay the full amount prior to the maturity date with or without penalty. (Fr. Damn Dirty Protesters Essay. - Clause de remboursement anticipée ) ACCESS The means of approach to real property.

It could be a walkway, or in solution overcrowding the case of an easement, a right-of-way. (Fr. - Accès ) ACCESS RIGHT The right an owner has to enter onto and exit from his property by street or highway, by right-of-way, or by other means. (Fr. - Droit d'accès ) ACCOMMODATION OPERATION REVOLVING FUND (AORF) A fund created to account for all revenues obtained from the provision of service and management of accommodation and for all expenses and expenditures required to manage and provide the service and accommodation. Useful as a means of determining the worth or value of retaining the service or acquiring the product by other means. (Fr. - Fonds renouvelable de l'exploitation des locaux (FREL) ) ACCUMULATED COST Total of all historical costs to the date the accumulated cost is prepared. Costs may or may not be indexed to dollars at the date the accumulated cost is prepared. (Fr. - Coût cumulatif ) ADDITION An approach to increasing Crown-owned accommodation whereby the Crown calls tenders on Damn Dirty Protesters Essay, complete plans and specifications to construct an addition to an existing improvement on Crown land. A construction contract is agreed upon and Huck Finn's Friendship Essay, with the lowest acceptable bidder. (Fr. - Agrandissement ) AD VALOREM A latin legal term: According to the value. (Fr. - Ad valorem ) ADVERSE POSSESSION A way of acquiring title to property without a deed, by making a claim and meeting certain statutory requirements. The law gives an occupant of land who maintains actual, open, notorious, exclusive and continuous occupancy of property for a specific statutory period the right to claim legal title to Damn Protesters that property.

The owner who has either abandoned or remained silent during a statutory time may not later claim title to the property. The process is similar for easements, except in Quebec. In Quebec it is known as acquiring property by prescription. (Fr. - Possession adversative ) AFFIDAVIT OF TITLE A sworn written statement by Tom Sawyer and Huck Friendship, a seller declaring that he owns the property in question, that no one made any claim to it, and that there are no liens or judgments against him which affects the title to the said property. (Fr. Damn Dirty Essay. - Affidavit relatif au droit de propriété ) AGREEMENT OF PURCHASE AND SALE A written contract whereby a purchaser agrees to buy and a seller agrees to sell certain property under specific terms and conditions. (Fr. - Convention de vente et d'achat ) AIR RIGHTS The right to inclusive and undisturbed use and control of a designated air space within the perimeter of a stated land area and short, within stated elevations. Such rights may be acquired for the construction of Essay, a building above the land or building of another, or for the protection of the light and air of an existing or proposed structure on an adjoining lot. (Fr. - Droits sur l'espace aérien ) APPRAISED VALUE Value estimated by an appraiser.

(Fr. - Valeur estimative ) ARM'S LENGTH TRANSACTION A transaction freely arrived at in the open market, unaffected by abnormal pressure or by the absence of normal competitive negotiation as might be true in the case of a transaction between related parties. (Fr. - Transaction sans lien de dépendance ) ASSESSED VALUE The value of property as determined for taxation purposes in accordance with assessment law. (Fr. - Valeur imposable ) ASSIGNMENT The transfer of contractual or other rights to another person such as the transfer of an interest in a bond, mortgage, lease or other instrument. (Fr. - Cession ) ASSIGNMENT OF MORTGAGE Legally, a mortgage is considered personal property except in Quebec, and thus can be transferred by a simple bill of short story, sale. But, for his own protection, the person buying the mortgage takes a formal written instrument - called the assignment of mortgage - which fully describes the assignee of the mortgage, the amount due on the principal, and the interest on Damn, the mortgage debt. It normally gives a description of the mortgaged property and indicates the Land Registry Office in which it is registered. The registration of the popular assignment of mortgage provides notice to third parties. (Fr. Damn Essay. - Cession de l'hypothèque ) BALANCE SHEET A statement of financial position of an economic unit disclosing as at a given moment its assets, liabilities and ownership equities. (Fr. - Bilan ) BALLOON PAYMENT In finance, the term refers to monica books the unamortized principal amount of Dirty, a mortgage or long-term loan, which is paid off in a lump sum at air asia, the end of the term.

(Fr. - Dernier paiement majoré ) BILL OF SALE A document that testifies to the sale of personal property, such as an automobile. Dirty Protesters. In real estate transfer, only personal property, such as fixtures or other equipment, may be evidenced by and Private in Ecommerce, a bill of sale. (Fr. - Acte de vente ) BLANKET MORTGAGE A mortgage, which affects several properties. Several properties under one mortgage. Damn Dirty Essay. This is common in subdivisions or where equity in one property is insufficient to satisfy loan policy. When one of the subdivisions is developed and sold, the developer will pay off a proportional share and have this piece released from the mortgage, and so on. (Fr. - Hypothèque générale ) BOOK VALUE The net amount at which an asset or asset group appears on the books of account, as distinguished from its market value or some intrinsic value.

The face amount of a liability less any unamortized discount and expense. (Fr. - Valeur comptable ) BUILD TO LEASE An agreement, which provides for the development of real property (erecting a building) by the property (land) owner in accordance with the specifications of the lessee of the said property. The building is usually constructed for only one tenant. Existing buildings are not accepted in a build to lease tender call process. (Fr. - Construction à des fins de location ) BUY BACK An approach to providing Crown-owned accommodation whereby a party agrees to construct an improvement on his or the Crown's land and the Crown agrees to purchase the improvement (and land) at a specific price after construction is complete. The Crown may call for air asia history, proposals on either full plans and specifications or performance specifications. (Fr. - Vente à terme ) CAPITAL COST ALLOWANCE (CCA) The allowable capital depreciation claim against Damn Protesters Essay an asset, which produces an income. As it affects leases, the to prison owner is entitled to claim depreciation on his buildings or improvements thus reducing the income tax payable on certain profits arising from the rental of the same.

(Fr. - Déduction pour amortissement (DPA) ) CASH FLOW (pretax) Amount of residual income after allowing for Protesters, all charges relating to the operation of the to prison overcrowding property and mortgage debt service (interest and Damn Essay, principal payments). (Fr. - Flux Monétaire ) CAVEAT EMPTOR Latin sentence meaning Let the buyer beware. (Fr. - Caveat emptor ) CBD Central business district. (Fr. - Centre-ville ) CHAIN OF TITLE A compilation, in chronological order, of the transfers of the title to real property as extracted from the records in the Land Registry Office. (Fr. - Titres successifs ) CHATTEL Any property other than (freehold land) real property. Chattels personal are movable, tangible articles of property.

(Fr. - Biens meubles ) CLOSING DATE The date stipulated in the Agreement of Purchase and Sale for the completion of the to prison overcrowding real estate transaction. (Fr. - Date de transfert de propriété ) CLOSING STATEMENT The adjustment of accounts between the Vendor and the Purchaser of real property relating to the sale price, taxes, public utilities, mortgage, fuel, etc. The vendor pays all his expenses to that date (such as his proportional share of fuel, real estate taxes etc.). He credits money prepaid and debits bills not paid; the end calculation will show either a credit or a debit. The closing statement is normally prepared by the lawyer, or notary in Quebec.

(Fr. - Relevé de clôture ) CONFORMING USE A development of land, which is compatible with zoning restrictions. (Fr. - Utilisation conforme ) CONTRACT An agreement enforceable at law. An essential feature of a contract is a promise by one party to another, or by two parties to each other, to Damn Dirty Essay do or forbear from doing certain specified acts. In order for Issues Essay, a contract to be valid and legally enforceable there must be: capacity to contract; intention to contract; consensus as to Essay the terms of the contract; valuable consideration; legality of popular culture, purpose; and certainty of Dirty Protesters Essay, terms. (Fr. - Contrat) CONTRACT RENT Payment for the use of property designated in short story a lease. The term is used to establish the fact that the Damn Dirty Essay actual rent paid, the contract rent, may differ from market, economic rent. (Fr. Air Asia History. - Loyer contractuel ) CONVEYANCE The transferring of real estate or the interest in it from one person to another. It may be a deed, mortgage, lease, but not a will. A deed is considered a conveyance since it is the means by which title is transferred. (Fr. - Transfert de propriété ) COVENANT An agreement, convention or promise of Damn Protesters Essay, two or more parties, by deed in writing, signed, sealed and delivered, by which either of the shiloh short story parties pledges himself to the other that something is Damn Dirty Protesters Essay either done or shall be done, or stipulates for the truth of certain facts.

In common parlance, any agreement, whether under seal or not. (See also Restrictive Covenant) (Fr. Popular Culture Definition. - Engagement formel ) COVENANT OF QUIET ENJOYMENT The contractual right of a grantee of property (and also of any person deriving title from him) to Dirty the enjoyment of the property without any interruption or disturbance by the person conveying the property (or by any person on his behalf, or claiming through him). (Fr. - Droit de jouissance paisible ) CROWN-FINANCED CONSTRUCT An approach to providing Crown-owned accommodation whereby the Crown calls tenders on complete plans and specifications to construct an improvement on Crown land. A construction contract is agreed upon with the solution to prison acceptable bidder. (Fr. - Construction financée par l'État ) CURRENT VALUE Representative of value in use to the owner. Assumes that a market value is not required as the use is intended to continue, and if the property was sold would have to be replaced in Damn Essay order to continue in history that use. Would not likely exceed the replacement cost of the Essay facility or the amount a prudent person would pay rather than be ejected from the property. (Fr. Air Asia History. - Valeur courante ) DEBT Money, goods or services owing to another by Protesters Essay, virtue of an agreement, expressed or implied, giving rise to a legal duty to pay. (Fr. - Passif, dette ) DEBT/EQUITY RATIO Ratio of debt to equity expressed as a ratio or a percentage. (Fr. - Ratio d'endettement ) DECREE An edict, a law, an order from Tom Sawyer Finn's, one in Damn Dirty Protesters authority, or a court order that compels someone to do something. (Fr. - Décret ) DEDICATION The voluntary giving of private property to some public use by the owner, as the dedication of land for streets, schools, etc., in a development.

(Fr. - Affectation ) DEED A written instrument, signed, sealed and delivered, by culture, which one person conveys land or an interest in land to another. Damn. The term may include a mortgage of real property. In Civil law notarial deed means a deed executed en minute or en brevet before one or more practicing notaries. (Fr. - Acte Formaliste ) DEED, ADMINISTRATOR'S A deed by a person lawfully appointed to manage and settle the estate of a deceased person who has left no executor. (Fr - Acte d'un administrateur ) DEED, BARGAIN AND SALE A contract for the sale of any interest or estate in land, or of chattels, followed by books, payment of the agreed price. This method of conveyance has been abolished by the Law of Property Act in Damn Dirty Protesters some common law jurisdictions. (Fr. - Acte de négociation et de vente ) DEED DESCRIPTION A recitation of legal boundaries of a parcel of land as contained in culture a deed of conveyance. (Fr. Damn. - Description de l'acte ) DEED, QUITCLAIM A form of conveyance whereby whatever interest the grantor possesses in the property described in the deed is conveyed to the grantee without warranty of title.

(Fr. Short. - Acte de transfert par renonciation ) DEED RESTRICTION For any number of reasons, a seller may impose restrictions on the land he is conveying, perpetually or for a limited time. Thus, deed restriction is a limitation, which passes with the Damn Dirty Protesters Essay land regardless of owner, most commonly limiting the type of use or intensity of use of the Issues real estate. (Fr. - Restriction à l'acte ) DEED WITH FULL COVENANTS Also called a warranty deed, it contains full covenants and is considered the best deed to the purchaser of real property. There is a statutory short form that lists the five covenants. They are: 1) That said is seized of said premises in fee simple, and has good right to convey the same; 2) that the party of the second part shall quietly enjoy the said premises; 3) that the Damn said premises are free from encumbrances; 4) that the party of the in Ecommerce Essay first part will execute or procure any further necessary assurance of the title to Dirty said premises; and and Huck Finn's Friendship Essay, 5) that said will forever warrant the title to said premises. (Fr. - Acte formaliste avec garantie complète ) DESCRIPTION OF PROPERTY Because real property is fixed and Damn Dirty Essay, permanent, it must be given an exact description, especially when conveying title. There are many ways to describe land, including: metes and bounds (the measure and direction); by tract subdivision, by lot or street number, by monuments (identifying boundaries by streams, etc.), or by a government survey.

See also Deed Description, Legal Description. (Fr. To Prison Overcrowding. - Description du bien (immobilier) ) DOMINANT ESTATE or TENEMENT A property that benefits from an easement. That to which a servitude or easement is Dirty due, or for the benefit of which it exists. The property subject to an easement is known as the servient tenement. (Fr. - Fonds dominant ou Tènement ) EASEMENT An easement is a right enjoyed by one land owner over the land of another and hughes books, is obtained for a special purpose rather than for general use or occupation. Once granted, an easement attaches to the land and binds subsequent owners. An essential requirement of an easement is that there must be a dominant tenement (the land which is to Dirty Protesters Essay benefit from the easement) and a servient tenement (the land subject to the easement). The most common type of easement is hughes a right-of-way.

(Fr. - Servitude (de Common Law) ) ECONOMIC RENT A synonym for Damn Dirty Protesters, market rent, it is the amount a person dealing at arm's length (the market) would be willing to pay for the use of property designated in a lease. Unlike contract rent, economic rent varies over the period of a lease and is always stated in and Huck Friendship Essay relation to a specific date. It is the amount for Damn Protesters, which the property could have been rented for at the date of valuation if it had been available for rent to a new tenant. (Fr. - Loyer économique ) ECONOMIC VALUE Value as determined by the Income Approach to value. (Fr. - Valeur économique ) EMPHYTEUTIC LEASE or EMPHYTEUSIS In Quebec only, is a contract by which the proprietor of an immovable conveys it for solution to prison, a time to another, the lessee subjecting himself to make improvements, to pay the Essay lessor an air asia annual rent and to such other charges as may be agreed upon. As long as it lasts, the lessee enjoys all the rights attached to the quality of a proprietor. The duration of emphyteusis cannot exceed ninety-nine years and must be for Damn Protesters Essay, more than nine. [6] (Fr. Definition. - Bail emphytéotique ou Emphytéose ) ENCROACHMENT The unauthorized extension of the boundaries of Damn Dirty Protesters, land. A situation in which any building or part of a building goes outside the Security and Private boundary line of a parcel of land and Damn Dirty Protesters Essay, intrudes on the land of another.

(Fr. - Empiètement ) ENCUMBRANCE A claim, lien, charge or liability attached to and binding on real property. Example: A mortgage, taxes, judgement, easement or right-of-way, restriction in deed, etc. (Fr. - Charge ) EQUITY Any right or claim to assets. Popular Definition. An interest in property or in business, subject to claims of creditors. (Fr. - Intérêt des créanciers et des propriétaires ) ESCALATION or ESCALATOR CLAUSE A clause in a mortgage or lease, which provides for an increase of payment at will or at Dirty Essay, periodic intervals, upon specific situations as stated in the mortgage or lease. it could be contingent on the cost-of-living index, inflation rate, taxes, operating expenses, etc. (Fr. - Clause d'échelle mobile ) ESCROW A writing, deed or funds delivered by the grantor, promisor or obligor into the hands of a third person, to be held by the third person until the happening of a contingency or performance of certain obligation, and Security Issues in Ecommerce, then by Damn Dirty Protesters Essay, him delivered to the grantee, promisee or obligee. (Fr. - Contrat de Dépôt entre les mains d'un tiers ) EXPROPRIATION The compulsory (i.e. without the consent of the shiloh story owner) acquisition, pursuant to statutory powers, of property, usually real property, by the Crown or by one of its authorized agencies. Any compulsory taking of property is accompanied by the payment of Essay, compensation. (Fr. - Expropriation ) FEE, FEE SIMPLE, FEE ABSOLUTE The absolute ownership of real property with unlimited possession, control, and enjoyment, unconditional power to dispose of the property during the owner's life.

An inheritable estate. (Fr. - Fief, Fief simple, Fief absolu ) FINANCIAL LEASE A contractual commitment on the part of a lessee, which requires a series of payments to be made for the use of an asset over the service life of the asset. Under a financial lease, the lessor can sell the future payments to a financial institution or other party in air asia history order to Damn Dirty raise capital. (Fr. - Crédit Bail ) FLOOR SPACE INDEX (FSI) A ratio of the Finn's Friendship gross floor area of Damn Dirty Protesters, a building to the total area of the site. Also known as FAR (Floor Area Ratio) or FSR (Floor Space Ratio).

(Fr. - Indice de superficie des locaux ) FORESHORE The strip of land that lies between the popular culture high and low tide lines and that is alternately wet and dry according to the flow of the Damn Dirty Protesters tide. Popular. Unless disproved to the contrary, the property in the foreshore is vested in the Crown. (Fr. Damn Essay. - Lais ) GRADUATED LEASE A lease, which provides for a certain rent for the initial period followed by periodic increases or decreases in the rent over the years of the lease. It differs from escalator (escalation) clause, which stipulates only specific circumstances for shiloh, increases. (Fr. - Bail à loyer variable ) GRANT A transfer of title to property real or personal by deed or any other document.

A generic term applicable to all transfers of real property. (Fr. Damn Protesters. - Cession ) GRANTEE The person who receives title to real property; the buyer. (Fr. Monica Books. - Cessionnaire ) GROSS INCOME Revenues before deducting any expenses. The term is synonymous with gross revenue. (Fr. Dirty Protesters. - Recettes brutes) GROSS LEASE The antonym of a net lease. A lease which stipulates that the owner pays all expenses including taxes, insurance, operating and maintenance expenses, etc. and popular definition, the tenant pays only the Damn Dirty Protesters rent but no operating or maintenance expenses. (Fr. - Bail brut ) GROUND LEASE A lease, which gives the right of use of land. Normally any real property improvements made by the lessee during the term of the lease will revert to the owner at the end of the lease term (Ground Lease Reversion). (Fr. - Bail Foncier ) GROUND RENT The rent paid for the right of use and occupancy of a parcel of land; or that portion of the total rental paid that is considered to represent a return upon shiloh short story, land only. (Fr. - Loyer foncier ) HABENDUM CLAUSE Portion of deed beginning with words To have and to hold. The clause usually following the granting part of a deed, which defines the extent of the ownership in the thing, granted.

(Fr. - Clause de délimitation ) HISTORICAL COST Original cost of Protesters, acquisition of a property at the date of overcrowding, acquisition. (Fr. - Coût d'origine ) HYPOTHEC In Quebec law, real right or charge, which encumbers an immovable property to Damn Protesters Essay secure the fulfillment of an obligation of a debtor (usually repayment of a loan). It has similar function as mortgage. (Fr. - Hypothèque ) INDEMNIFY Legally it means, to culture definition save harmless, to secure against loss or damage; to give security for the reimbursement of a person in case of an anticipated loss falling upon him. To make good a loss which one person has suffered in Damn consequence of the and Private Issues act or default of another. For example, landlords use this clause to Damn relieve them of any claims by a tenant; sellers use it to culture protect other brokers from claiming commissions, etc. (Fr. - Indemniser ) INTEREST Right in real property. (Has also other meanings) (Fr. Damn Dirty. - Droit réel immobilier ) INSTRUMENT In relation to real estate, a written legal document such as a deed, a contract of sale, lease, will, or the like. (Fr. - Acte instrumentaire ) JOINT TENANCY A situation, in which two or more individuals own inseparable interests (an undivided interest) in and Private Essay a real property, i.e. an individual does not own a particular part of Protesters, a property, but his proportionate share of the entire property.

The ownership interests of each individual expire with his demise and cannot be transferred through a will. Thus, if one owner dies, the other receives his share or interest. (Fr. - Propriété conjointe ) LAND In law, land includes not only the surface but all that is under the surface, including minerals and oil and everything above the surface including the buildings on the land and the column of air as well. (Fr. - Bien-fonds ) LAND SURVEY As all parcels of land must have definite and indisputable boundaries and identifications, it is necessary to physically chart (survey) the land to get its accurate boundaries. These boundaries and Finn's Friendship, directions (metes and bounds) are then fully described in a deed.

A land description must contain a beginning point, definite corners, specific lengths, specific directions, and an area measurement in accepted units (usually acres, rods, square feet, square miles or square meters). [2] (Fr. - Arpentage ) LEASE A contract between the owner of real property (lessor) and another party (lessee) for the possession and Dirty Protesters, use of the property for a specified term in return for rent or other income. (Fr. Air Asia. - Bail ) LEASEBACK A simultaneous sale of real estate and lease of the property to the seller. The buyer becomes the lessor, or landlord. (Fr. - Cession-retour locatif ) LEASEHOLD A property held under tenure of lease. Dirty Essay. The right of use and occupancy of real property by virtue of a lease agreement.

(Fr. - Tenure à bail ) LEASEHOLD IMPROVEMENTS The improvements and/or additions to leased property made by either the landlord or the tenant. They are paid for story, either by amortization under the lease or in a lump sum payment, or in some other arrangement made between the two parties. (Fr. Protesters. - Améliorations locatives ) LEASE PURCHASE A lease wherein the owner of the real property has agreed to sell the property upon the termination of the lease contract. Various forms of the culture definition lease purchase are as follows: (Fr. - Bail-achat ) LEASE WITH AN OPTION TO PURCHASE The option to purchase the real property at a determined amount during or at the end of the lease term. The lessee exercises this option by terminating the lease contract at one of the pre-specified dates during the lease or at the end of the Protesters lease term and paying the purchase price applicable to the date of termination. The purchase price is predetermined and usually based on Security Essay, some pricing formula such as the present worth of the Damn Protesters unpaid rent. (Fr. - Bail avec option d'achat ) LEASE - LEASEBACK An approach to creating a real property improvement whereby the and Private Issues in Ecommerce Essay owner of a land, leases it to another party (ground lease) under an Damn Protesters agreement whereby the party will construct an improvement and lease it back to the owner. Under varying agreements the landowner may have an overcrowding option(s) to purchase the improvement during or at Damn, the end of the leaseback term. The leaseback of the improvement to the landowner will normally cover a shorter period than the ground lease. At the end of the ground lease the improvement becomes the property of the landowner.

(Fr. - Bail-retour locatif ) BUILD TO LEASE PURCHASE A form of the above (A and B) whereby a party constructs an improvement for the landowner, having entered into a lease purchase agreement. (Fr. - Construction/bail-achat ) LEASE TENDER (PROPOSALS) The Crown invites bids from the private sector property owners offering to popular culture lease space. The bids received are point rated against pre-established criteria. Certain minimum specifications must be met. The successful bidder is selected by a formula combining his point rating and the rent quoted. This process may be referred to as a call for Damn Dirty Essay, lease proposals rather than a lease tender. (Fr. - Appel d'offres de location (concours) ) LEGAL DESCRIPTION A statement containing a designation by which land is identified according to a system set up by popular culture, law or approved by law. (Fr. - Description Officielle ) LETTING A letting is in law the same as a lease. As the term is used in Public Works, the Department, in the position of the Protesters Essay landlord, agrees to let another government entity use the real property for a specific period of time for rent or other income. (Fr. - Concession de loyer ) LICENCE (OF OCCUPATION) Permission or authority to and Huck enter on land and to do particular act or series of Dirty Protesters Essay, acts on land of another.

A licence passes no interest in monica hughes books land, and is always revocable. If a licence is coupled with an interest, or if it is granted for valuable consideration, its revocation is subject to Protesters Essay the terms of the contract between the popular culture definition parties. (Fr. - Licence (d'occupation) ) MARKET VALUE The highest price in terms of money which a property will bring in a competitive and open market under all conditions requisite to a fair sale, the Damn Dirty Protesters Essay buyer and seller each acting prudently, knowledgeably and assuming the price is monica hughes books not affected by undue stimulus. The probable price at which property would sell for at the date of Dirty Protesters Essay, appraisal allowing a reasonable time to find a purchaser. METES AND BOUNDS Metes (measures in meters) and bounds (direction in and Huck Friendship Essay degrees) make possible to describe completely and accurately boundaries in real property. (Fr. - Bornes et limites ) MORTGAGE Conveyance of an interest in land as security for a debt. A contract by which a person binds the whole or a portion of his property in favour of another, to secure the execution of some engagement, such as the Dirty payment of monica hughes, money. (Fr. - Hypothèque ) NET INCOME Ordinarily, net income is synonymous with net profit (See: Net profit). (Fr. - Bénéfice net ) NET LEASE The antonym of Dirty Protesters Essay, a gross lease. A lease whereby in addition to the rental stipulated, the lessee pays all or part of the expenses of operating and maintaining the property.

These additional expenses may or may not be paid directly to the landlord. Popular. In common usage, the degree to which various items of expense are to be borne by Essay, the landlord or by definition, the tenant has been expressed by one or more repetitions of the word net, as for example: Net Lease, the tenant pays basic rental plus taxes. Net Net Lease, the tenant pays basic rental plus taxes and Dirty Protesters, maintenance. Net Net Net Lease, the tenant pays basic rental plus taxes, maintenance and operating expenses. Issues. Net Net Net Net Lease, the tenant pays basic rental plus taxes, maintenance, operating expenses and structural maintenance. In the negotiations the parties may differ in regard to the definition of the lease, one person regarding it, for example, as a net lease and the other regarding it as a net net lease. The respective meanings are fluid, dependent on Protesters Essay, individual interpretation. There is no one right meaning. NET PROFIT Profit remaining from revenue after deducting related costs.

It usually designates the final figure on an income statement (equals net income). Ordinarily, net profit is synonymous with net income. (Fr. - Profit net ) NET RENT In current market phraseology because of changing conditions, a net rent has come to equate with triple net leasing: as most elements, taxes, operating and maintenance costs are subject to escalation and therefore netted out. Thus, a tenant would agree to pay a certain rental plus additional amount equal to the escalated cost and Issues, taxes. (Fr. - Loyer net) NON-CONFORMING USE A use of land, which is not compatible with zoning regulations but may be tolerated with certain restrictions. (Fr. - Utilisation non conforme ) OFFER TO LEASE or LET A promise subject to certain conditions specified by the offering party to lease or let real property. If the terms of the offer are in Dirty Protesters Essay law sufficiently complete (i.e. Air Asia History. are not deficient in Dirty omitting any one of the air asia basic elements required to Damn Dirty Protesters form a lease, for example, the popular amount and particulars of Damn Dirty Protesters Essay, payment of rent), then, where accepted, it results in a contract. (Fr. - Offre de location ) OFFER TO PURCHASE/OFFER TO SELL A promise subject to certain conditions specified by shiloh story, the offering party to purchase or sell real property. If the offer is complete in specifying the terms and conditions of the Dirty Protesters Essay purchase or sale then, when accepted it results in a binding contract. in Public Works, where offers to purchase or sell are made, standard offer forms are used.

(Fr. - 0 ffre d'achat ou de vente ) OM COST (Operating and Maintenance) Includes: Fixed expenses realty taxes insurance Variable expenses management superintendent supplies and Security and Private Issues in Ecommerce, materials utilities heat site maintenance miscellaneous expenses Repairs and Maintenance Reserves for Replacement. Income, Corporation and Business taxes CCA Debt Service Capital Improvements. (Fr. - Coûts de Fonctionnement et d'entretien (E. Protesters. et E.)) OPTION A right of choice. An agreement, in history consideration for the payment of a certain sum of money or signed under seal, to hold an offer open for a definite period of time. It is but continuing offer, which is merged in contract resulting from Dirty Protesters Essay, acceptance thereof. To Prison Overcrowding. If the option is not exercised the payment is forfeited. (Fr. - Option ) OPTION TO PURCHASE Where a party obtains from an owner (vendor) the exclusive right and opportunity to purchase a property within a certain time at Protesters Essay, an agreed price and on specified conditions. The option to purchase is most commonly used to protect the price of the property from changing while planning proceeds or approvals are sought.

Generally, a fee is paid to the vendor for this right. In provinces other than Quebec, the option is not valid unless given for consideration or under seal. In Quebec, the and Huck Finn's Friendship Essay option to purchase is enforceable only against Damn Essay the party that gave it. In other words, it does not run with the land and if that owner sells, the subsequent owner is not bound by the option. The option to purchase is also found in lease purchase agreements. (Fr. - Option d'achat ) OPTION TO RENEW A LEASE The right of the tenant to renew an existing lease at the same or pre-negotiated terms and story, conditions. (Fr. - Option de renouvellement ) PERCENTAGE LEASE A lease stipulating that a percentage of the tenant's gross or net sales, as defined by the lease, will constitute the rent. A minimum rent is usually included although a straight percentage is Damn Dirty Protesters occasionally encountered. A ceiling rent may also be provided for.

(Fr. - Bail à pourcentage ) PROBATE The act or process of proving a will. The proof is Security in Ecommerce Surrogate Court that the document produced before the Court for official recognition and registration, and alleged to be the last will and testament of a certain deceased person is such in Damn Protesters reality. The Certificate issued by the Surrogate Court states that administration of the deceased's estate has been granted to the executor proving the will. (Fr. - Homologation ) PROFORMA A term applied to a balance sheet or other statement, or an account which contains a) in whole or in part assumed figures or other facts, some indication of the character and purpose of the contents of the statement or account and monica hughes books, the assumptions on which it is based ordinarily accompanying the use of the phrase; or b) no figures and is intended to indicate form, range, descriptions or other characteristics of Damn Dirty Protesters, a proposed presentation. (Fr. - Pro forma ) PROPOSALS An invitation for proposals is an alternative to a tender call where the private sector is Security and Private Issues Essay invited to develop proposals to provide accommodation to the Crown under general conditions with flexible design specifications. For example, the Crown may wish to invite proposals on performance specifications giving the design/build responsibility to the successful proponent. Damn. An invitation for proposals is Essay usually associated with a Build to lease, Buy back, or Lease purchase arrangement or a development agreement with the Crown sharing in the income. (Fr. Damn. - Concours ) PURCHASE The acquisition of land by lawful act. Example: the Crown purchases an Security and Private Issues Essay existing property and obtains immediate ownership for some financial consideration normally paid in a lump sum. (Fr. - Achat ) QUIET ENJOYMENT A right of a property owner to Protesters enjoy his property without interference or fear of claims.

It is one of the five covenants found in a full covenant or warranty deed. The legal wording for and Private Issues in Ecommerce, this covenant is: That the party of the second part shall quietly enjoy the said premises. (Fr. - Jouissance paisible ) QUIT CLAIM DEED A deed of conveyance whereby whatever interest the grantor has in the property described in the deed is conveyed to the grantee without any warranty of title. (Fr. - Acte de renonciation ) QUIT LEASES PENALTY Where the Crown vacates leased premises and ceases to make rental payments before the end of the lease term, the Crown will normally be required to Damn Protesters pay a quit lease penalty, which will compensate the lessor for Essay, lost revenue. (Fr. - Indemnité de résiliation ) REAL ESTATE Landed property.

The interest (right), which any one has in lands. In other sense, real estate designates the real property (lands) in which one has a right or ownership; the subject matter of Damn Dirty Essay, ownership. Real estate and real property may be used synonymously. (Fr. - Bien-fonds ou Propriété foncière ) REAL PROPERTY Land, and generally whatever is erected or growing upon Issues, or affixed to land. Also rights issuing out of, annexed to, and exercisable within or about land. The term corresponds very nearly with immovables of the civil law. It is usually synonymous with REAL ESTATE. (Fr. - Bien-fonds ou Propriété foncière ) RENOVATION An approach to rendering existing accommodation functional for Dirty Protesters, a specified need. Tom Sawyer And Huck Finn's Friendship. The Crown calls tenders on complete plans and specifications to renovate an existing improvement on Crown land. A construction contract is agreed upon with the lowest acceptable bidder. (Fr. - Rénovations ) RENT The amount paid for the use of land and Damn Dirty Essay, or improvements.

Synonymous with Rental. (Fr. - Loyer ) RESTRICTION A term or condition, which restricts the monica hughes books transfer or use of land. A restriction may be statutory or contractual. Restrictions must be written and recorded in order to bind third parties. A zoning ordinance is an example of a restriction imposed by Damn, a municipal authority on the use of Security, property. (Fr. - Restriction ) RETURN ON INVESTMENT Is the net income divided by investment. The term investment is used in Damn Protesters Essay three different senses in financial analysis, thus giving three different return on investment figures: return on assets, return on owner's equity, and return on invested capital.

(Fr. - Rendement du capital investi ) REVERSION The returning of rights in real estate to the grantor, such as the return of the use of real estate to the lessor at solution, the expiration of a lease. The term reversion has two meanings: first, as designating the Damn Dirty Essay right (estate) left in the grantor during the continuance of a particular estate; second, the residue left in grantor or his heirs after termination of short, a particular estate. It differs from a remainder in that it arises by act of the law, whereas a remainder is by act of the parties. (Fr. - Droit de retour ou Réversion ) REVOLVING FUND A fund from which moneys are continuously expended, replenished and again expended. Dirty Protesters. A fund created by an appropriation or issue of air asia, securities for the purpose of providing working capital that is to be replenished through revenues or transfers from users of the fund's facilities. (Fr. Protesters Essay. - Fonds renouvelable ) RIGHT OF FIRST REFUSAL TO LEASE The right given by short story, the landlord to a party requiring the Protesters landlord to offer to lease certain premises at the same rent and under the same conditions as have been offered to him by a third party. If the shiloh short person who has the right of Damn Dirty Protesters, first refusal refuses to monica hughes accept the Damn Dirty Essay offer, then the landlord may lease to the third party at popular definition, that rent and on those conditions, but not any other rent or conditions. (Fr. Protesters. - Droit de préférence à la location ) RIGHT OF FIRST REFUSAL TO PURCHASE The right given by the owner of real property to a party requiring the owner to offer to sell the property to that party at the same price and under the same conditions as have been offered to the owner by a third party. If the person who has the right of first refusal refuses the offer, then the owner may sell the to prison overcrowding property to the third party at Damn Essay, that price and on those conditions, but not any other price or conditions. (Fr. Solution. - Droit de préférence a l'achat ) RIGHT-OF-WAY An easement; the right of passing through the property of another. A right-of-way is either public or private.

(Fr. - Droit de passage ) RIPARIAN OWNER A person who owns land that is bounded by a waterway such as a river or stream. (Fr. - Riverain ) RIPARIAN RIGHTS The right of an owner to the use and enjoyment of water which flows across or along his land. It includes a right of an owner of Damn Dirty Protesters, land abutting a body of solution to prison overcrowding, water to make use of the water area for piers, boat houses, for fishing, boating and navigation, and the right of access for Dirty Protesters, such purposes, which right is limited by public need if on a navigable stream. (Fr. Solution To Prison. - Riveraineté ) SALE-LEASEBACK An agreement whereby the owner of real property sells the Dirty Protesters property and enters into a long-term lease with the buyer for the same property. A method of raising investment capital in the private sector. Under varying terms, the property may be recoverable at the expiration of the shiloh story lease. Damn Dirty Protesters. (See also Leaseback.) (Fr. Security Issues In Ecommerce. - Cession-Bail ) SANDWICH LEASE (see sublease) (Fr. - Voir sous-location ) SERVICES MANAGEMENT REVOLVING FUND (SMRF) A fund created to account for all revenues obtained from delivery of a service and for all expenses and expenditures required to manage and provide the Dirty Protesters service. Useful as a method of determining the worth or value of popular culture definition, retaining the service or acquiring the product by other means. (Fr. - Fonds renouvelable des services et de la gestion (F.R.S.G.) ) SINKING FUND A fund in which periodic deposits of equal amounts of money are made for the purpose of ultimately paying a debt, or replacing assets.

Usually it is a fund in which is placed equal annual or monthly deposits, which, with compound interest thereon, will accumulate to a predetermined amount at the end of a stated period of time. (Fr. - Fonds d'amortissement ) SUBLEASE An agreement conveying the right of use and occupancy of a property in which the Damn Protesters Essay lessor is the lessee in a prior (main) lease. Often, a sublease involves the subletting (subleasing) of but a portion of the premises included in the prime lease. The distinction between a sublease or subletting and an assignment of lease is that an assignment is a transfer of the whole of the tenant's term to the assignee whereas a sublease is a transfer of part only of the popular culture tenant's term to the subtenant. The sublease covenants may differ from Dirty Protesters, those of the main lease. However, the original tenant (lessee) remains liable to his landlord (lessor in the main lease) for the performance of all convenants under the main lease. (Fr. - Sous-location à bail ) TENANCY IN COMMON The holding of property by two or more persons each of whom has an undivided interest which, upon his death, passes to his heirs and not to the survivor or survivors.

The heirs become tenants in common with the survivors. The holding of an estate in land by monica hughes, different persons under different titles, but there must be unity of possession and Damn Dirty Protesters, each must have right to occupy the whole in common with his co-tenants. (Fr. - Tenance Commune ) TITLE In real property law, title means the union of Security and Private, all the elements, which constitute ownership; full, independent and fee ownership. (Fr. - Titre ) TORRENS SYSTEM A system of Damn Dirty Essay, land registration in which the governmental authority issues title certificates covering the shiloh short story ownership of land which tend to serve as title insurance. In effect, the government guarantees the accuracy of the Damn title as shown on the record. (Fr. - Système Torrens ) TOWNSHIP A territory subdivision that is air asia six miles long, six miles wide, and contains 36 sections each one-mile square. (Fr. - Canton ) TURN-KEY LEASE A lease stipulating that the rent includes all services and the cost of Damn Dirty Essay, alterations and fitting up carried out by the landlord at his direction and expense amortized over to prison overcrowding the period of the lease. (Fr. - Bail clés en mains ) WARRANTY DEED A deed conveying to the grantee title to the property free and Damn Dirty Essay, clear of all encumbrances, except those specifically set forth in the document.

(Fr. - Acte Formaliste de Garantie ) ZONING BY-LAW Regulations governing the use and improvement of land. (Fr. - Amortissement ) ANNUAL EQUIVALENT OCCUPANCY COST (A.E.O.C.) The A.E.O.C. is a measure of the cost per rentable unit of occupancy. This cost combines the monica capital costs of the project amortized over Damn Protesters its economic life, interest on the current land value, and an estimate of first year grants in lieu of taxes, operation and maintenance costs and building management fees. (Fr. Popular Culture Definition. - Coût annuel d'occupation ) APPRECIATION An increase in the monetary value of a property. (Fr. Damn Essay. - Plus-value ) BREAK-EVEN RENT In the department's Real Estate Investment Analysis System, break-even rent refers to the first year rent which under forecast market forces (i.e. escalation in rents, escalation in operation and maintenance costs, escalation in taxes and appreciation in property values) will create a revenue stream for the project which when discounted equates to the present value of the cost stream. (Fr. - Loyer-rentabilité ) CAPITALIZATION The process of popular definition, converting into a present value, a series of anticipated future annual installments of Dirty Essay, income by discounting them into a present worth at popular, a capitalization rate which is attracting purchase capital to investments with similar characteristics, such as risk and Dirty Essay, term. (Fr. - Capitalisation ) COST OF ACCOMMODATION (PRESENT VALUE) Present value cost of accommodation refers to shiloh story the cost stream elements (initial capital, OM, taxes, management and additional downstream costs associated with the project) discounted from their date of occurrence back to Damn Dirty Protesters the planning date minus the revenue stream from the private sector (if any) and the residual property value also discounted back to the planning date. The present value cost of accommodation is to prison overcrowding used to measure the Damn Protesters cost to air asia the Crown of providing the accommodation over the investment horizon and Damn, is comparable between alternatives with the definition same investment horizon. (Fr. - C oût des locaux (valeur actualisée) ) DEFLATION A decrease in the general price level, a period when the purchasing power of money is rising. (Fr. - Déflation ) DEPRECIATION A loss in building value caused by deterioration and/or obsolescence.

(Fr. - Dépréciation ) DISCOUNT RATE The discount rate is the Damn Dirty Essay value an and Private Essay investor places on Damn Essay, his investment dollar, that is, it is an expression of the rate of return he would expect from a project before spending this dollar. To Prison. An investor's discount rate varies with the type of project, duration of the investment, risk and Dirty Protesters, the scarcity of capital. The only discount rate calculated for the government as a whole is published by the Department of Finance based on government bond rates and air asia, thus represents the cost of money to the public sector. The discount rate is the pivotal point of present value and Protesters, other types of economic analysis in that the investor does not normally accept a project, which does not yield this rate. (Fr. - Taux d'actualisation ) DISCOUNTING The discounting process allows the investor to express the value of project costs and revenues which are spread over time in one common denominator.

This common denominator is referred to as a present value equivalent. The present value equivalent of each item of project costs and revenues is the amount which would have to be put aside at the planning date compounding at the discount rate to equate to the actual future value of the cost of revenue item by its date of occurrence. (Fr. - Actualisation ) ECONOMIC LIFE The estimated period over which it is anticipated that a property may profitably be utilized. The period over which a property will yield a return on and of the monica investment, over and above the economic rent due to land. Damn Dirty Essay. This period can never exceed and generally is shorter than the physical life of the improvements.

(Fr. - Durée économique ) ECONOMIC RENT (MARKET RENT) The reasonable rental expectancy if the property were available for Tom Sawyer Finn's, renting at the time of its estimation; the rental warranted to be paid in the open real estate market based upon current rentals being paid for comparable space as distinguished from contract rent under an existing lease. (Fr. - Loyer économique (value locative marchande) ) ESCALATION The annual rate of change in the real and Dirty Protesters Essay, nominal value of goods and popular definition, services. The real change in Damn Dirty Essay value pertains to a change in the value of a specific good or service relative to all other goods and to prison overcrowding, services. The nominal change in value pertains to the change in Damn Dirty Protesters Essay price due to a change in definition the general price level (inflation or deflation). (Fr. Dirty. - Indexation ) FIXED RENT In the department's Real Estate Investment Analysis System, fixed rent refers to that portion of total contract rent which is fixed for a specified lease term and is not subject to annual increases during this term. (Fr. - Loyer fixe ) INFLATION An increase in the general price level, a period when the purchasing power of Issues in Ecommerce Essay, money is decreasing.

(Fr. - Inflation ) INTERNAL RATE OF RETURN (I.R.R.) The I.R.R. is Damn Dirty Essay a measure of the annual return on the capital invested in a project. Short Story. The internal rate of return is an interest rate at which the Dirty Essay project's total future earnings discounted from the time they occur to the date of the original capital investment equate to that investment. It may be used to determine whether a project is acceptable or unacceptable by comparing the project's rate of return with the investor's standard. The I.R.R. is given in the following formula: (Fr. Popular. - Taux de rendement interne ) INVESTMENT HORIZON The period of Damn Dirty, time over definition which project costs and Damn Dirty Protesters, revenues are estimated and popular culture definition, analyzed. In order to provide a comparison of cost and revenue streams for each accommodation alternative, the department's Real Estate Investment Analysis System discounts costs and Damn, revenues over the same investment horizon.

The length of the monica books investment horizon is normally equivalent to the shortest economic life among the project alternatives or the length of the Damn Dirty Protesters functional requirement, whichever is shorter. Where a project's economic life extends beyond the investment horizon the value remaining in the project is identified through the inclusion of a residual value. (Fr. Shiloh Story. - Période de calcul ) NET PRESENT VALUE (N.P.V.) The N.P.V. is the result of subtracting the present value of costs from the present value of revenues and represents the Damn Dirty additional profit or cash flow from the project after the investor has recovered his capital and his expected rate of hughes books, return expressed by his discount rate. Damn. A project yielding a positive N.P.V. is considered to hughes be an economically attractive investment. (Fr. - Valeuractualisée nette ) OCCUPANCY DATE In the department's Real Estate Investment Analysis System, this is the date at which proposed accommodation solution would be in-service and commence to Essay create revenues. (Fr. - Date d'occupation ) PRESENT VALUE Is the discounted value of aggregate future payments.

(Fr. - Valeur actualisée ) PRESENT VALUE ANALYSIS As conducted within the department's Real Estate Investment Analysis System, present value analysis is a comprehensive method of identifying various measures of economic performance for accommodation alternatives as of the planning date. Project costs and revenues are discounted to the planning date yielding the following indicators. Present Value Cost of Accommodation Present Value of Revenues Net Present Value Present Value Ratio. (Fr. - Analyse des valeurs actualisées ) PRESENT VALUE RATIO (P.V.R.) The P.V.R. is the ratio of the present value of revenues over story the present value of costs. A project with a ratio greater than one yields a rate of return greater than the discount rate, and therefore constitutes an economically acceptable project to the potential investor. (Fr. Dirty Essay. - Indice de rentabilité ) RESIDUAL VALUE The residual value is the estimated value to the owner remaining in a property at the end of the investment horizon. In the department's Real Estate Investment Analysis System, the Tom Sawyer Essay residual value facilitates the fair comparison of investment alternatives with different economic lives (where one alternative may have additional income potential beyond the investment horizon) and varying rates of appreciation in the market place (where one alternative appreciates faster than another and Damn Protesters Essay, therefore has additional speculative value). (Fr. Tom Sawyer And Huck Friendship Essay. - Valeur résiduelle ) REVENUES (PRESENT VALUE) The present value of revenues is the Dirty Essay discounted value of aggregate revenue stream attributable to air asia history a project. The present value of revenues is used in present value analysis in conjunction with the present value of costs in the derivation of the Net Present Value and Present Value Ratio.

(Fr. Dirty. - Recettes (valeur actualisée ) REQUIREMENT DATE In the department's Real Estate Investment Analysis System, this is the date at which the client requires new accommodation and PSPC assumes responsibility for providing this accommodation. Costs associated with interim accommodation between the requirement date and occupancy date is shiloh short included in the total cost attributable to the project. (Fr. - Secteurs auxiliaires) BUILDING SERVICE AREA Those areas that are necessary to the operation of the building, such as main entrance lobbies, public stairs, elevators, boiler and machine rooms, stacks and flues. (Fr. - Aire de Service ) FUNCTIONAL AREA That area within the Damn Protesters Essay outside walls measured and computed in the same manner as Rentable Area but excluding Accessory Areas and solution, columns and projections necessary to the building structure which are in excess of four square feet in area (or equivalent expressed in an alternative unit of area). This calculation is utilized only in evaluating lease tender proposals and its use is outlined in the Leased Accommodation Quality Index Point Score Rating System. (Fr. - Aire fonctionnelle ) OUTSIDE GROSS AREA (CONSTRUCTION GROSS) That area measured from the outside surface of the outer building wall to the outside surface of the opposite outer building wall, for the area of each floor without any deductions for opening, which occur within the floor area. Where balconies and Dirty, mezzanine floors occur within the exterior walls of the building, the actual area of these is measured and included. (Fr. - Superficie extérieure brute ) RENTABLE FLOOR AREA That area within the outside walls computed by measuring from the inside surface of the Security and Private in Ecommerce Essay outer building wall to the inside surface of the opposite outer building wall, except where the outer building wall consists of 30% or more glass.

In which case, that area is computed by measuring the Damn Protesters innermost inside surface of and Private Issues, such glass to the inside surface of the opposite outer building wall or glass whichever is applicable. The area includes columns and Protesters, projections necessary to the building structure but excludes Building Service Area. (Fr. Security Issues. - Superficie louable ) USABLE FLOOR AREA That area within the outside walls measured and computed in the same manner as Rentable Area but excluding common use areas which serve the entire floor or building, known as Accessory Areas. (Fr. Damn Dirty Protesters. - Superficie utilisable ) Date modified: 2017-06-05.

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38 Million View Obama#8217;s Speech; Highest-Rated Convention In History. Barack Obama accepted the Democratic nomination for president on Thursday as an estimated 38 million viewers watched on television, setting a new record for convention viewership, according to Nielsen Media Research. Mr. Dirty Protesters Essay? Obama’s speech — a historic one given his status as the first African American nominee of Tom Sawyer and Huck Finn's, a major political party — reached significantly more viewers than the comparable addresses in Damn 2004. Coverage of popular culture, John Kerry’s acceptance speech in 2004 had 24.4 million viewers; coverage of George W. Bush’s convention speech that same year drew 27.5 million.

The audience estimate of 38.3 million means that Mr. Obama#8217;s speech reached more viewers than the Olympics opening ceremony in Beijing, the final #8220;American Idol#8221; or the Academy Awards this year, the Associated Press notes. Damn? Furthermore, the four-night Democratic convention ranks as the and Huck Finn's Essay, most-watched convention of either party, Democratic or Republican, since Nielsen began measuring conventions in 1960. The four nights of #8220;common coverage#8221; by networks #8212; 10 to 11 p.m. Monday through Thursday #8212; were viewed by an average of Dirty Protesters Essay, 22.4 million households, Nielsen said Friday.

Previously, the highest-rated Democratic convention occurred in 1980 with 20.5 million households watching, and the highest-rated Republican convention occurred in Friendship Essay 1976 with 21.9 million households watching. Comparisons to previous conventions must include a number of Damn Dirty, important caveats. For one thing, until the Security in Ecommerce Essay, 1980s conventions were shown on just three networks, and they were covered in Damn Dirty greater length than they are now. This year#8217;s conventions are being shown on at least ten TV channels. Additionally, consumers have the option to monica hughes books, record the convention and play it back later using a digital video recorder, and those viewers won’t be counted for weeks. Damn Dirty Protesters Essay? Perhaps most significantly, this convention is short being streamed online on Damn Protesters, a number of Security and Private Issues in Ecommerce Essay, different Web sites, and the Internet audience will be hard, if not impossible, to measure. By any measurement, this convention was a popular one among viewers. Early ratings from Essay Nielsen #8212; subject to revision later in the day #8212; suggested that CNN had reached a milestone on Thursday, with more than 8 million viewers during the 10 p.m. hour, more than any of the broadcast networks.

If confirmed by and Huck Friendship Essay Nielsen this afternoon, the ratings would represent CNN#8217;s first time topping the broadcast networks. (Fox News Channel defeated the broadcasters during the Republican convention in Damn 2004.) The 38 million figure from Nielsen includes the audience on ten networks: ABC, CBS, NBC, CNN, FOX News Channel, MSNBC, BET, TV One, Univision and Telemundo. It does not include PBS or C-SPAN, which also carried the address live. PBS estimated that it averaged 3.5 million viewers between 8 and 11 p.m. Short Story? Comments are no longer being accepted. Great article. This was the Essay, first convention I have ever watched and I#8217;m sure that goes for quite a few people! You#8217;ve got that right Jenn. First convention I have ever watched and first time I am able too vote for a president! Obama all the way. The speech was just amplifying and I cant imagine what it would be like actually seeing the in Ecommerce, speech there. Probably indescribable.

I was spell bound! Watched it on PBS. And this from someone who rarely watches anything on tv! These figures are meaningless unless you take the Damn Dirty, increase in population into in Ecommerce Essay, account. Extrapolate 21.9 million households in 1976 to the present day and you#8217;re going to come up with a much higher figure than the Damn Dirty Essay, 22.4 million four-night average this year. History? Back then there was no internet, and the few independent TV stations around were counter-programming with reruns of Dirty Protesters, #8220;Love, American Style.#8221; In other words, short of picking up a book, there was nothing to to prison, do except watch the convention.

Political apathy is, if anything, stronger than ever. Damn Protesters Essay? Imagine the numbers from C-span and PBS. To Prison? It truly was a remarkable speech. I watched it with my eight month old son. We loved it. I#8217;m really proud to Damn Dirty Essay, be a Democrat. #8220;Political apathy is, if anything, stronger than ever.#8221; Curious observer. Only if you#8217;re a Republican. Heh. I hope all of you give the definition, Repiblican Convention the same chance. Essay? I think you will be surprised that the Republicans actually explain how they will do things, not just that their should be change, and hope. Obama has no plans, just change and hope.

I hope I wake up a millionaire tomorrow, but that doesn#8217;t mean I will. Give John McCain a chance too, not just Barrack Hussein Obama. Yawn#8230;.is it over yet? You got it wrong, considering how LESS people watch TV these days because of internet, reaching this figure was a big feat. It was like Beijing Olympics Opening Ceremony, hard to be outdone by and Private Issues Essay any country in the future. Obama raised the bar way high. I watched it and Damn Protesters Essay, I don#8217;t even have a TV! Shared it with family members. Very exciting. I have been watching political conventions since the 1960 one, when Nixon and Kennedy were running. I was seven and have watched every convention since.

For the monica, first time since the 60#8217;s we have a real chance to bring youth back into the political arena and give them a chance to help control their destiny. We failed to Damn Protesters, elect Al Gore and popular culture definition, big money gave us the best money could buy (or steal) now maybe just maybe, big money will be over run by youth#8217;s exuberance and the world can become a better place for all of us. Simple math: 18 million each in the Democratic primary voters plus 2 million new ones, at least. A great start. What makes this good is most of these viewers Think and stay informed beyond the spins.. This showcases America#8217;s evolution into Damn Protesters, becoming the country we have all dreamed off. Obama will be the most honorable president we have ever had.

God bless Mr. Obama! same here, i#8217;ve never looked forward to Finn's Friendship, watching or participating until this election. only 60+ more days to Damn Dirty, go. The author should specify that the statistics for culture definition, the speech reaching more viewers are limited to those within the Damn Protesters Essay, United States. It was my first time watching a convention too and I was exhilarated the whole way. Lets see if the republican party drwas the same amount of viewers on Tom Sawyer and Huck Finn's, Mccain#8217;s final night Curious observer. My husband was grumbling that likely few were watching.

I disagreed and am glad to hear the presidential race can still outrank the likes of American Idol. Perhaps there is hope for us yet. Damn? Anyone care to bet whether the Republicans will match those numbers? If so, I got a bridge I want to sell ya#8230; Are we going to put into account the people watching overseas. I have friends calling from solution England and even Africa about the speech. We are also missing those watching worldwide on the internet. Go Obama/Biden. It was an Damn Dirty Protesters Essay, amazing convention I agree with Curious Observer that there is so much political apathy in America. Tom Sawyer? But I do not feel that there is any reason to degrade the accomplishment and numbers. The numbers reported do not count the internet and Protesters Essay, dvr watchers.

It does not include those who listened on hughes, NPR. So instead of downplaying, we should take heart that there is this number, plus many more who took the time to at least listen. Maybe some will vote for Obama. Some will not. But at least 38 million+ individuals listened and learned what this side of the politcal process is offering up. I applaud everyone who did that, and I pray that the majority of America is as fed up as I am, and votes for Damn Essay, change.

For the 1st time in 30 years I feel there is monica hughes books a candidate thats not just saying what the mass wants to hear but really speaking from his heart. I have never watched a convention until now, Obama is simply a marvelous speaker and so far appears he can be a great leader as well. Why are people imparting partisan motives to Damn Dirty, my original post? I have no axe to Security and Private Issues, grind here I don#8217;t care a whit how many people watch either candidate#8217;s acceptance speech; all I#8217;m saying is it#8217;s an apples-to-oranges comparison, and it#8217;s highly likely that a higher percentage of the population watched convention coverage 30-some years ago than is the case now. Damn? That#8217;s no reflection on Obama; it#8217;s a reflection of more media choices out there #8212; and possibly more political apathy, although we won#8217;t know for sure until we know how turnout goes on Election Day.

I watched it on C-SPAN. It was a very impressive speech.

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Yolen whose. Fairy tale , Family , Fiction 952 Words | 3 Pages. 12 percent said it was good, while 41 percent said it “doesn’t make much difference.” How to interpret that? Growing acceptance? Technically. But 43 percent . is a lot of dirty looks when you are one of those gay and lesbian couples, no? A recent essay by Patty Onderko in the current issue of Parenting magazine explores that question, and concludes that yes, the Security and Private Issues Essay, world feels more embracing to at least one lesbian mother lately. Damn Dirty! She writes: And here is the moment I hate: the Explaining of the Situation.

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How to Bypass Android 4.4 (KitKat) External SD Write Restrictions Without Root. Android 4.4 (KitKat) has some good and Dirty Protesters Essay bad sides. Probably the most nasty one is shiloh short that you are stripped of the possibility to write any kind of data on your external SD card, which limits you only to your internal storage. Damn Dirty Essay! With 4-8 Gb of internal space this certainly is culture definition a problem. You can try rooting your device, but it's not always easy. So, if you want to be able to write on your SD card, here are some tips and solutions. Wow! I didn't expect so many people to actually read this! Thank you all! I'm happy if it proved helpful to someone.

I've noticed that some people say that it doesn't work because they can't find the Damn, specific path I've mentioned. So, there is an alternative. You can download B1 File Manager which has this Sandbox feature. Basically it's your shortcut to the folder where you can place your files. This will probably eliminate the confusion. Good luck! What you need is an app capable of moving files. Solution To Prison! Here we're going to use B1 File Manager and B1 Free Archiver. Both of them have similar file management capabilities (though the first one is actually superior).

They are both free, easy to install and Protesters use on any Android device: tablets, smartphones, be they rooted or not. First of all it should be noted that KitKat does not limit ALL writing operations. Culture Definition! Third-party apps can write to their own, specifically designated folders. Damn Dirty Protesters! B1 Free Archiver and Security and Private Issues in Ecommerce B1 File Manager are not exception. In short, you can extract archives and move files to a specified folder created on an SD card after the app is installed. Step 3: Moving Files to Damn Dirty, SD Card With B1 Free Archiver. In B1 Free Archiver you can access that folder by going to your external SD card and popular definition following this path: Android - data - - files. Step 4: Moving Files to SD Card With B1 File Manager. The same is true for Dirty, B1 File Manager. And Private In Ecommerce Essay! The path looks like:

Android - data - - files. So, by moving your files to the respective folder, you can bypass SD card limitation. However, there are some things to keep in mind. 1. If you uninstall B1 Free Archiver or B1 File Manager, the folder of the respective app on an SD card will be deleted and Damn Dirty Essay all data will be lost. So, before you do that better copy the content of popular definition, “files” folder into your internal storage. 2. Damn Protesters! You can check the storage space occupied by the app inside Application Manager in Settings.

This information is shown in SD card data option. Popular Culture Definition! Do NOT tap the Damn Dirty Protesters Essay, Clear data button! Otherwise your files stored in the application’s folder on SD card will be deleted. Otherwise, in case you want to popular, keep your files sorted by folders, like Photos or Music, you can rely on built-in file managers provided by Protesters Essay, the device manufacturer. Not all of them have such a file manager and, in case they do, their functionality is rather limited. However, you can use them to move files on popular culture definition an SD card. Certainly it’s just a temporary and, probably, not the most elegant solution, however it works. best way to bypass android kitkat 4.4. 1st instructions?

MAKE SURE YOU HAVE ROOT. How to bypass Android 4.4 (KitKat) external SD write restrictions without root. 1st instructions? MAKE SURE YOU HAVE ROOT. Bypass Android 4.4 (KitKat) External SD Write Restrictions Without Root. This whole KitKat crap is doing my head in. Dirty Essay! I have a Excelvan BT13 9.6 tablet running Android 4,4,2 and I cannot get ANY of the rooting apps to root the darn thing, in the meantime I downloaded B1 but no sandbox. I also have a Vodafone Turbo 4 running Android 4,4,4 and that has always from day one been able to access the SD card, in fact I am screwed without it as the internal memory is quite small. So how come my phone has no problem on 4,4,4 but my tablet/phone on 4,4,2 is a pig? if you haven't managed to root the excelvan tablet yet you could try kingroot app, it worked for my excelvan android videoprojector.

chinese software goes well with chinese stuff. Not for solution to prison, me to complicated. Alternatively, ask the Damn Dirty, developer of the app in question to use the Issues in Ecommerce Essay, storage access framework -- then you can use the external SD card like you would the internal storage. Thank you! I was able to make space for my phone. I recommend 10/10. 10/10? whats that?, I cant find it when I Google it. Most often people see the Dirty Protesters Essay, problem for what resolutions they have failed to accomplish. In all reality if you know anyone who can successfully root your S6 or the newest Motorolla to maybe the first gen Galaxy then you will maybe unseratand the lengthy process and the liability that comes with this task. However don't get me wrong rooting is the Issues, way to go.

And if you are tech savvy to not destroy your contract with the phone company and Damn Essay make use of a paperweight then I suggest you help all these users who are having a dilemma on solution to prison overcrowding how to be able to Protesters, r/w/h on something as simple as an sd card. For what it's worth good luck finding anything on air asia your phone. Unfortunately, the presented workaround has one CRITICAL FLAW which defeats its whole purpose. The B1 File Manager (at least on my LG H220 Joy w/ KitKat 4.4.x) won't show ANY installed apps and Protesters cannot access their folders, most probably due to history, their root owner/group permissions. This means you won't be able to move ANY installed apps (which are root by nature) to your SD card, in Essay spite of what was suggested. What you need is a rooted mobile, and when it is shiloh story rooted - who would need such a workaround? So you can see it's quite pointless. I HATE the pre-installed 'My Files' app! Whoever wrote that should be fired, and then hung by the . The B1 file manager is the perfect solution. I use it on my KitKat android device to transfer straight from google to my External SD card.

Thanks so much for the info! I don't quite follow. Unless an Damn Dirty, app can take ownership of a file on air asia history the other than it's own, designated folder, it will not be able to write any information onto that folder, yes? Here's an instance: Using an Damn Dirty Protesters, app like software data cable to transfer a large file onto your external sd card (as one could before this whole thing happened) is now an impossible task and I don't understand how copy-pasting folders will change that. Google, being Google, decided to revoke en masse write permissions given to third party apps earlier since it allowed any app to read any folder that it was programmed to without restrictions thereby making it a field day for malware.

How does copy-pasting folders overwrite that function? Don't file ownership details and Tom Sawyer permissions have to Dirty Protesters, be changed? How does one bypass that without rooting the device? Moreover, B1 allows you to move media up and down and into Issues in Ecommerce, the sd card and one only needs to do that on a regular basis now as compared to before when the app was allowed to do it by itself. Dirty Essay! But I digress, my point was that I didn't really follow the tutorial; 1) do we need to create a brand new folder for the app somewhere using the b1 file manager or is this simply a way to move files around in b1 itself? 2) files the solution overcrowding, folder you used, was it merely an example or are you referring to that specific folder and are suggesting changes pertaining to it? 3) Is this tutorial to enable a third party app to Damn Essay, use the sd card (albeit in it's own folder created using this method) as a storage space as an alternative to the internal memory? Sorry if I sound stupid, but I really did get lost and didn't quite comprehend the process up there.. Despite the stories I have never found malware to be a serious issue (yet) on android. Monica Hughes Books! I've found antiviral software causes more hassle than help and I no longer use any on my Android device. (I also have never had the need to use antiviral on my Linux based Ubuntu laptop.

Malware is Dirty Protesters Essay mainly, as yet an MS Windows issue.) The security risk I believe isn't a risk for you or I, but a risk for Googles, it's affiliates, and producers of copyrighted material's profits. To me it implies users having little true control of their devices, with Google taking the rind and acting as God. It works perfectly well, however it is tiresome and cumbersome. hi! i ended up in this thread looking for ways to enable ALL apps to write to external sd on lollipop 5.1.1. With a rooted phone i have found that i can easily move files using the es file manager but what i want to do is to be able to set apps to air asia, write on Protesters the external sd card by default (i.e torrent app, browser). are you aware of any apps that rid the Tom Sawyer Essay, phone of the crappy new restrictions that android has imposed? also, could custom roms be free of this thing? i am looking to Damn Dirty, get rid of this restriction once and for good and have promised to myself to never update again, not until the shiloh story, geniuses at google decide to stop freaking out and acting like they own our lives. If you have a rooted devicethe much more logical and Damn useful method would be to; A) download the solution to prison overcrowding, 'Kitkat SD Card Fix' from xposed(its a hidden app, no icon, doesnt have a UI, just does what its supposed to do and nothing more, which equals very few system resources being ate up to solve a problem that shouldnt exist). You can download the fix's apk by itself if you dont want the xposed installer. B) download one of the many apps from the play store which claim to do the Damn Dirty Protesters, same thing. or C) manually change the permissions file.

If youd like to Tom Sawyer Friendship, go this route there are plenty if resources to explain it! I downloaded the installer as well as the Damn Dirty Protesters Essay, module but still find that move to sd is grayed out. Culture Definition! Suggestions? So that's great for phones, what about Damn Protesters Essay, a tablet running on Tom Sawyer and Huck Android OS? I know that you can delete files and moved without installing any apps.. Just borrow ur friends phone. Protesters! And then put your SD Card on your friends phone. Tom Sawyer Finn's Friendship! Take note: just not a samsung phone. Just other brand phone. Damn Essay! When you insert the Finn's Friendship Essay, SD Card you can now delete files and move a file.

Because this system of android 4.4 Kitkat is only have at samsung phones. Thats why you cant delete or move files. yes, you can do that by transferring card to a phone with an older version of android, or on Dirty Essay laptops with appropriate slots, HOWEVER, any files on the card are unusable when you put the Tom Sawyer and Huck Finn's, card back into Damn Dirty Protesters Essay, your up to date phone. pretty much google have rendered their own devices as no more than childrens toys by doing this, and their claim? for culture, our own safety? yeh, right. great idea, but in practice it is Essay pointless. YES, B1 can write to ext SD card, HOWEVER, you can only fill your ext card to the same capacity as your internal storage has.

for example, my sony xperia d2303 i have 4.95gb of and Private Issues Essay, space, and when i add files to the B1 sandbox on Damn Dirty Protesters Essay ext sd card it still registers as if the files where being written to int storage, despite my ext sd having 32gb fre space. so its pretty pointless installing this device as whether you use or dont user it to write to sd card, your phone will still assume it is filling up the int storage. thanks, but no thanks. I used these instructions to history, create folders on the external card using ES file explorer: I believe image #2 of the pop-up looks different when I did it, and it was a little confusing how to select the external card as the root. If I remember well, you need to Damn Dirty Protesters Essay, confirm a string at the bottom of the screen by clicking on monica hughes books it that shows a path with a few directories like . ^K/^L.

I don't remember exactly anymore, because you have to do this only once (once you do it right). I only remember some capital letters and the ^ signs, and I didn't really know what I was doing, or the screens were not clear to me, but after a few misses, I got it right. Dirty! Hence the hoops. I am confused about the instructions. Tom Sawyer Friendship Essay! I believe that all folders named and in the androiddata folder on the external card are (automatically) created by apps that have the built-in ability to Protesters Essay, write to the external card. If apps don't have that ability (to do that by to prison overcrowding, default), you will (repeatedly) have to manually move files to your external card. In that case you can create any folder and put them in Damn Dirty there, you don't have to use the above folder structure. Air Asia! The challenge is to allow a file managing app to make the external card writable directly from your phone. Dirty Protesters! ES file manager can do that after you go through some hoops (not rooting your phone) and I guess B1 can do that too. Not sure how this has to do with anything sandboxed.

I am now looking for Friendship Essay, an app that can do one-way syncs from the Damn, built-in sd card to definition, the external sd card so I don't have to do it manually. How to perform ES hoops to do that? I'm using Samsung Core 2 and confused with this. I tried so many times as instructed but after android - data' isn't shown. What to do? I can't delete or move or copy and anything I download stores in Essay mobiles memory not in popular definition external sd card.

I mean what is the Damn Protesters Essay, use of external sd card if u can't do anything? Anyone can give me idea I would br thankful. Guys i found a much easier steps to to prison overcrowding, overcome the problem to Dirty Protesters Essay, access external card in Android 4.4. Follow the link below: BEWARE THE LINK WILL PILE YOUR BROWSER UP WITH SPAM AND PRETEND VIRUS WARNINGS. The hack that the link is meant to point to needs root. That hack need your phone to be rooted, and Issues in Ecommerce undermines the security Google/Android intended with the write limitation. It amazes me how corporations like Google word things to sound as if it is for our own good.

Really this us for their own benefit and that if their partners and subcontractors. In other words for their own security and from pressure from Damn Dirty Protesters, copyrighted media producers. Inbuilt preinstalled (approved) apps can write to ext sd, but not independent (3rd party) apps which allow you to do as you will, which is part of the hughes books, was on piracy. And why keep such potentially sensitive details on a phone for eg? Further , the ability to grant or not grant permissions to wrote to ext sd should be with the device owner and NOT Google. And further you should also have the right to be admin/root of your own device, rather than an external control from Protesters Essay, a faceless corporation you have no true dialogue with. Indeed, It may be argued that this seems more worrying than the threat of piracy ever does. Windows offer no serious alternative as their mobile devices seem no more than mere advertising means for their own subsidiaries and partners with the Tom Sawyer Friendship, devices not offering any independent true user freedom. B1 file manager works very well with its sd sandbox option and your ability to Dirty Protesters Essay, create sub directories (subfolders) within its files folder, but it is very clumsy and hassly to do this all the time. Clarification - the popular culture, copy and paste need to go to the cache folder.

However, it still will not let you modify the files but you can at least move them over. Great trick since my laptop died and I needed to move files/music from the GS3 when I got a new phone. I made this work with ES Explorer, relatively easy. Note 4 on 5.0.1- was surprised b/c GS3 update made this impossible before. Make sure to have a folder on the ExtSD of the following: You'll need to Damn Dirty, copy and solution overcrowding paste the files/folders in Damn Dirty Protesters ES Explorer straight to this folder.

It's not exactly organized, but it works. Tested with the following: MX Player (multiple MKV's), PowerAmp (played/scanned tracks no issues), PDF Reader w/Dropbox (read every PDF I could throw at it). Hope this helps, Instructables has always been awesome when I needed it. This is all fine and dandy but how do I write to the EXTERNAL SD card? You know? The tiny one you put in the back? Let me add that the popular culture, screen showed in step 5 does not reflect my screen. There is NO Move to SD option in mine (Acer Iconia One 7) The referenced download is the Protesters Essay, ordinary app. No Sandbox. Hughes! My SD card does not contain the necessary folder.

As expected it cannot be created or copied from Protesters, main memory. Popular Definition! Should I create it on yhe SD card with a PC? There isn't an Damn Essay, org.B1Android file manager on my external sd card. I can't figure out how this works. Can you give a simpler version. I have a Lenovo A6000 with android version 4.4.4. And I am unable to add files to short, or format my sd card due to the change in Dirty android security policy. Essay! Neither are my downloaded apps allowed to be stored on my external storage. Damn Dirty Protesters Essay! Even after connecting to solution to prison, my laptop for editing the content of my sd card, I am unable to do so. And this totally sucks!

Can anyone please help me fix this? Use CM File Browser, it works! Well, it worked, sorta. (I have an LG Optimus Exceed.) I used B1 File Manager. No prob finding the path, just took me awhile to Dirty Protesters, figure out how to culture, move my music files.. So I popped the SD card into Damn, an old phone, the songs are there, play fine.

But when the monica books, card is in my Android phone, it is Damn Essay not seeing or playing the songs. (sigh. Short! ) Suggestions appreciated. Using the Samsung S4 Active, all you have to do is make sure the write protection lock is in place on Damn Protesters the sd card then plug the phone into your computer and history log in using Media instead of Camera when asked. Then you can delete anything you like from the SD card. it will no longer be write protected! Nothing can be deleted in Camera Mode as it write protects the sd card, but Media mode unlocks it! Sorry to Dirty Protesters, say but both of these apps failed to copy or move files on my Samsung Note 3 running 4.4.2 - so, anyone else found this on their smartphone? I got a popup message to culture definition, say Could not delete file. Cannot write to Damn Essay, the selected folder. Please try again with another folder on your sd card. This is to prison overcrowding what happened when I tried to Essay, delete an shiloh story, empty folder on the external sdcard.

I thought this B1 File Manager was supposed to do all these functions without having root? Would like to Dirty Protesters Essay, hear of anyone elses similar experiences or a fix for solution, this.