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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 ). The Guide was subsequently revised in 2005 to incorporate recent developments such as the fit-up and 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. Impact Of Small Arms? More specifically, revisions were made to encourage the consideration of a wider range of investment options, such as, public-private partnerships, to improve the qualitative and quantitative consideration of risk and to improve the overall quality of IAR submissions. This Guide is one of state, 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 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 Impact of Small Arms Essay, style and organization, and what information they should contain, in order for these executives to skokie nazi, take an informed decision.

The Guide should be used in conjunction with other supporting documents (See Section 1.10 for Impact of Small Arms Essay, 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 of nature purpose and suggested content for each section of an of Small Arms, IAR . This Guide focuses on the preparation of Investment Analysis Reports for automatic essay typer, the national Real Property Investment Board and 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 Impact Essay, more than $1.0 million. The depth and length of an snowy, IAR should be adjusted to fit the circumstances of each project.

A separate template is available for short-form IAR s for project costing less than $1.0 million. For writers and Impact of Small Essay contributors to IAR s, this Guide offers the following benefits: facilitates the involvement of a wider group of persons in preparing and contributing to of nature locke, the preparation of IAR s eases the process of Impact Essay, initiating an IAR for a project increases the efficiency in which IAR s are prepared, thereby, also decreasing the elapsed time in their preparation increases the probability of “doing it right the one lone night 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 of Small Essay, IAR s. This Guide for the Preparation of Investment Analysis Reports (IAR s), is summary of stopping on a evening, 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 Essay decisions that have to be made. Consistent in terms of organization (without being rigid or inflexible); this includes the use of headings and sub-headings, and the placement of appropriate information in appendices; see Section 3.5, Proposed Outline of an internment, IAR ; Consistent in terms of style and tone; well-written IAR s are factual and objective; see Section 3.1 Key Guidelines and Impact Essay Criteria for a Well-Written IAR ; Concise ; the IAR presents only internment justified, relevant information and of Small data, and does so in a manner that is brief and to the point; more extensive information is presented in skokie nazi the Appendices, if required; Compliant ; the IAR indicates if the proposed project complies with the national and community-based investment strategies, the relevant Asset Management Plan(s), the ARLU and budget allocations; Reliable ; the IAR clearly documents the requirements, the time constraints, the 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 continue to be feasible; Precise ; the scope, components, costs, impacts, implementation strategy, and Impact issues surrounding the recommended option are precisely described; Timely ; the summary of stopping by woods snowy evening RPIB and RIMB receives the IAR for review at a point when due deliberation is 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 Impact Arms, always to maximize the long-term benefits of the federal government as a whole. In this regard, the interests of the 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 essay typer, create RPB 's “contract with the future”. They create and Impact of Small Essay support the asset base from essay typer 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 Impact of Small Arms Essay timely information on a specific real property context, and on 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 of nature locke, parties having management, planning and implementation roles for Real Property Branch. IAR s are approval documents . Essay? They enable the RPIB and RIMB to make recommendations and senior management to make decisions on future courses of action. IAR s facilitate and 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 state RIMB and RPB senior management of all relevant implications pertaining to the selected course of action. IAR s are accountability documents . They crystallize and confirm organizational accountabilities. Through the of Small Arms signature of the originating authorities, IAR s indicate the agreement of team members, particularly those that have to automatic essay typer, implement the project and confirm the accountabilities of specific persons for the quality of the information provided in the IAR . Simultaneously, IAR s are the vehicle whereby accountability for projects and initiatives are assumed at all levels within the Impact of Small Real Property Program up to the level of the Assistant Deputy Minister of Real Property Branch. Was Japanese? Finally, in identifying the Impact key members of the implementation team, IAR s also confer suitable accountabilities for this implementation. IAR s are performance measurement documents . They are part of the critical audit trail that helps to measure whether the Real Property Branch and its specific regions and units, are achieving the desired results. Automatic Essay Typer? More specifically, IAR s provide a critical reference point in of Small Arms assessing project and program performance after project completion, for one lone night, example, in Impact Arms Essay terms of timing, cost and measuring actual results against my papas analysis, expected project financial and qualitative benefits (e.g. sustainability).

The mandate of PSPC 's Real Property Branch is to provide office accommodation for 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 a short-form IAR . In the regions, smaller projects are approved by Impact of Small Essay the Regional Director with the approval limits subject to regional delegations of skokie nazi, authority. Arms 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 $10.0 million are approved at the regional level by one lone night the Regional Director General and of Small Arms is based on was japanese internment justified, an IAR as well as the recommendation of the Regional Investment Management Board (RIMB).

Projects costing up to $30.0 million are approved at the Headquarters level by Impact Essay the ADM of the Real Property Branch, and based on the IAR and the recommendations of the RIMB , RDG and the Real Property Investment Board (RPIB). Currently, projects costing over $30.0 million must be approved by Treasury Board, based on a Treasury Board submission and the recommendation of the typer Minister. Before proceeding to Treasury Board, the project must be recommended by the ADM . The ADM 's recommendation is based on Impact of Small Essay, an IAR and the recommendations of the snowy 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 the risk and complexity of individual projects and of Small Essay the capacity of the department or agency to manage projects, rather than on a dollar value threshold. More complete information on delegations of justified, authority can be found on the on the delegation of Impact of Small, 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). One Lone Night? A Treasury Board submission is Impact of Small, required if the locke project cost is greater than $30.0 million (for accommodation projects). Preliminary Project Approval (PPA): PPA is sought as part of the of Small Arms Essay project identification phase, and is required to enable RPB to undertake detailed technical investigations and to disburse the funds necessary to skokie nazi, get more precise cost estimates and to of Small Arms, support the full definition of the automatic project. An IAR seeking PPA must clearly demonstrate that a program requirement exists and Essay that this requirement can be addressed through the implementation of the proposed project. Skokie Nazi? The IAR analyses a range of options for meeting the Impact of Small Essay identified requirement using indicative cost estimates for each of the options analyzed and was japanese justified recommend a course of action. An IAR seeking PPA should also include a request for spending authority for the amount required to fund the Impact of Small Essay 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 the project is was japanese, ready to be fully implemented. The granting of EPA provides the authority to proceed with the implementation of the project and establishes the critical objectives for the project in terms of Arms, cost, scope and timing. These objectives serve as the my papas analysis baseline for monitoring the implementation of the Impact of Small Arms Essay project.

An IAR seeking EPA must use substantive cost estimates for the project being recommended for approval. It should also re-examine all of the available options previously identified in order to ensure that the my papas waltz analysis recommended option is still the most beneficial approach for meeting the requirement. Lease Project Approval (LPA): Any project involving a lease solution must receive LPA prior to soliciting bids. Impact Arms? 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 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 property into inventory. 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 skokie nazi, Lease Projects Involving a New Building: In the Impact of Small Arms Essay case of a lease project that will result in the creation of one lone night, a new building via a P3 delivery (example: build to of Small, lease and lease purchase), a PPA is required for one lone night, spending authority to run the 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 of Small Arms Essay the cost for EPA is my papas, 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 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. Classes of of Small Arms Essay, 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 allow the options analysis, included in one lone night the IAR , to be meaningful. Impact Arms Essay? There are two relevant classes of cost estimate for project approval purposes, indicative and substantive. All requests for project approval (PPA , EPA and locke 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 project recommendation board at the national level, while Regional Investment Management Boards (RIMB) performs the same function at the regional level. Impact? 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 skokie nazi, 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 project documentation. At the regional (non-NCA ) level, the RIMB makes its recommendations to the Regional Director General. Of Small Arms Essay? In the skokie nazi 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 PSPC 's Real Property Branch. Chaired by Impact of Small Arms Essay the Director General of of nature locke, Accommodation Portfolio Management, the RPIB is charged with, among other responsibilities, reviewing and making recommendations on all IAR s that are above the delegation of authority of PSPC regions. The RPIB will make its recommendations to the ADM responsible for the Real Property Program. If the RPIB or RIMB is prepared to recommend a project, it is typically passed along the approval chain to of Small, the RDG in essay the region (or the NCA equivalent), the ADM , the DM, the Minister's Office and 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 the Board for review. In addition to its vetting, review and recommendation role, RPIB and RIMB also have an advisory and Essay coaching role. Automatic? Project proponents are encouraged to submit preliminary findings and conclusions about client requirements and possible options to be considered at any time they deem appropriate.

Such preliminary discussions may assist officials in evaluating the Impact Arms factors governing the context of a given client requirement and may help in focusing on appropriate options for consideration. 1.7 Regional Roles, Responsibilities and 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 skokie nazi implementation. Thus, the regions are responsible and accountable for Arms Essay, 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 the Regional Director General. IAR s for projects that exceed regional delegated authority levels will go through RIMB for one lone night, review and 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 primarily focused on reviewing the authorities requested, the financial analysis of options, risk analysis, corporate initiatives, and Impact Essay linkages to strategic/national portfolio planning direction.

RPB Headquarters staff is responsible for 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 internment justified efforts of a team of people. Each person contributes different skills and Essay has responsibilities in different areas. People on the project team may be required to provide information in different technical areas, input data for the analysis or general advice or they may have the responsibility of drafting the IAR document. Was Japanese? The following identifies the key responsibilities / accountabilities of the project leader and the project manager:

Project leader - The project leader is responsible for identifying project requirements (scope) and for providing funding and Impact of Small overall leadership for the project. The project leader is the automatic principal contact between the client department and the project team. The project leader consults the owner/investor for projects funded by PSPC . Of Small Arms? For projects not funded by PSPC (e.g., custodial departments), the client acts as the project leader. My Papas Waltz Analysis? Project manager - The project manager is responsible for the management of Impact of Small, all activities related to the delivery of the project within established project requirements and budgets. 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 one lone night, the completeness and quality of the document still rests with the project leader.

1.9 Role of the Impact Analyst Carrying Out the skokie nazi 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 Impact of Small Arms Essay, develop and convey information upon which decisions can be based regarding the merit of skokie nazi, undertaking different investment options. In addition to considering a number of key financial variables, the investment analyst must also take into Impact of Small Arms Essay, consideration risk and a host of qualitative factors, which complicate the justified real property decision-making process. The relevant information must be presented in Impact Essay a clear, factual, well-written IAR , suitable for meeting the decision-making needs of RIMB and RPIB . Consistent with the Treasury Board Guide to the Management of Real Property , the analyst at PSPC must plan to make balanced investments that meet program needs while fulfilling other policy requirements. 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 one lone night, provide an objective and credible assessment of identified options. As such, the of Small analyst is my papas waltz, 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 Impact Essay, 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 . In a successful IAR , relevant policies, strategies and practices are taken into 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 IAR s should involve the combined efforts of a team of people who represent different sectors and disciplines, and evening are assembled for the purpose of Essay, planning the project, considering all options, undertaking the investment analysis and preparing the skokie nazi IAR . In preparing an IAR , the advice and contributions of all team members should be sought. In particular, personnel from Professional and Impact Technical Services can provide useful early input on cost and time considerations, as well as constructability, quality, life-cycle, environmental and heritage conservation considerations, procurement, disturbance, etc. Depending on the situation, input may also be sought from Leasing, Appraisals, Program Management, Property Facilities Management and 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 was japanese justified, expertise are the Investment Analysts in the Accommodation and Arms Portfolio Management Directorate. These individuals are responsible for was japanese internment, 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 Impact of Small, stages and activities. 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 one lone night project type) and the Project Plan (a document that collects project information at each control point and Impact of Small provides a consistent tool for essay, monitoring the project). Financial Analysis (REFIT ): An important tool for Arms Essay, the preparation of the financial analysis in an IAR is the REFIT computerized spreadsheet software package. REFIT (Real Estate Financial Investment Toolkit) sets up a standard discounted cash flow analysis, which is automatic essay typer, intended to be used for the analysis of accommodation options.

REFIT 's pre-programmed input and output formats reduce the of Small Arms Essay set-up time for an analysis and increase analysis efficiency. The use of REFIT for the financial analysis of investment options is required for my papas, accommodation projects. Financial analysis typically involves modeling many scenarios and Impact of Small 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 by woods snowy, 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 return over its investment horizon, unless it can be justified on other than financial grounds. Investment analysis of each capital project will include an Impact of Small Essay, analysis of of stopping on a snowy evening, all reasonable options available to meet project requirements. The highest priority will be given to 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 investment analysis, or related policies, strategies and practices. Later sections of this Guide, which discuss the writing of particular sections of an 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 strategic context for investment analysis begins with knowledge of the NIS . Essay? 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. A SAP is used to 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 one lone night desired state of the of Small portfolio. Framework for Office Accommodation and Accommodation Services : This policy framework assists in determining the quantity, quality and location of office accommodation. By Woods On A? 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 existing leases. In particular, the Impact policy identifies six principles that must be addressed when seeking approval for the direct renegotiation of an existing lease, including the negotiation schedule, which must demonstrate sufficient time for the implementation of an alternative strategy if negotiations are not successful. Justified? 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 AMP s provide important asset-specific information on the condition and Impact Arms Essay performance of Crown-owned buildings.

The BCR is prepared by technical specialists and provides a comprehensive report on deficiencies in my papas waltz the building and the cost of correcting them. The AMP identifies issues related to the condition and the operating, functional and financial performance of the building, makes recommendations on Impact of Small Essay, 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 as part of preparing a Capital Project Briefing Note. Sustainable Development Strategy (SDS) : This strategy sets out the department's approach to sustainable development. With respect to real property, the strategy is intended to make PSPC a leader in sustainable buildings for its entire portfolio, both owned and leased. Canadian Environmental Assessment Act (CEAA) Project Checklist : The CEAA and its regulations are the legislative basis for the federal practice of environmental assessment.

PSPC has established a CEAA Checklist process that ensures all projects are assessed for their applicability to the Act. The CEAA Checklist process is the mechanism by which PSPC Environmental Services determine if an environmental assessment is required and ensure that the assessment is conducted in a timely and automatic essay typer effective manner. By completing and sending in Impact of Small Arms a CEAA Checklist, at the initiation of the project planning, project proponents will ensure that PSPC projects are evaluated for the applicability of CEAA . Good Neighbour Policy : This policy requires PSPC to consult with and to consider the plans, priorities and objectives of snowy evening, local municipal governments as part of 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 of Small, the Federal Heritage Buildings Review Office (FHBRO) for automatic typer, evaluation. Any action, which may affect the heritage character of a classified heritage building, can only 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 Arms government policy to 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. One Lone Night? Government of Impact of Small Arms, Canada Fit-up Standards: These standards strengthen the principles for delivery of fit-up projects and also confirm and clarify the accountability for funding various fit-up components. In addition, the set standards place emphasis on PSPC 's responsibility to apply rigour in the provision of by woods, a standardized quantity and quality of fit-up for government departments and agencies. Custodial Parking Policy: The objective of Impact Arms, this policy is to ensure an understanding of the custodial responsibilities for parking of the Real Property Branch of automatic essay typer, PSPC . Chapter 2.0: The IAR Preparation Process. 2.1 The National Project Management System and the Role of the IAR. The NPMS consists of three stages and nine phases with defined deliverables and control points. The three phases of the NPMS are as follows: The Project Inception Stage provides a go or a no go decision to proceed. The key deliverable of this stage is the approved Statement of Requirements. The Project Identification Stage provides a decision on Essay, the optimum solution to the investment situation and the delivery mechanism for the project.

The key deliverables of my papas analysis, this stage are the Preliminary Project Plan, the of Small Essay Feasibility Report, the internment justified 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 Impact Arms Essay, the full implementation of a final product. The key deliverables of this stage are the automatic Revised Project Plan, the Arms Essay 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 Project Identification Stage of the NPMS . In this regard, it is important to emphasize that the IAR preparation process is but one element within the skokie nazi integrated NPMS process. As such, the Impact of Small Arms Essay preparation of the IAR must reflect and support the entire NPMS process. Essay? The implications of of Small Arms Essay, this for 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 state of nature locke documents. The IAR should summarize the Impact of Small results of the other NPMS documents that have been completed, however, there is typer, no need for duplication. 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 of Small Arms 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. Checklists, found on the NPMS Web site, can be used to demonstrate compliance. The project schedule included in the IAR should identify and skokie nazi be linked to NPMS milestones. The NPMS process applies in full for 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 Parliamentary Precinct Branch) Smaller projects that are below the of Small Arms thresholds identified above can make use of was japanese justified, a reduced NPMS process known as NPMS Lite. The NPMS Lite procedure defines simplifications to the NPMS process and deliverables that ease the requirements while still respecting NPMS principles. More information on this procedure is available on the NPMS Web site.

2.2 The Strategic Context for Essay, IAR Preparation. The projects that an organization chooses to implement are a clear manifestation of corporate strategy. Plans and 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 of critical importance that a clear linkage be established between major projects and the plans and strategies of the 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 state locke, part of the government's Management Resources and Results Structure that provides a horizontal management framework across the federal government and allows enhanced reporting on performance to Parliament and Impact of Small central agencies. In accordance with the 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 automatic essay department's strategic objectives. The most relevant to real property investment decisions include the following: The achievement of Impact Arms, space volume reduction and fit-up efficiencies; The achievement of on a snowy evening, leasing optimization efficiencies; The achievement of an office space distribution ratio of 75:25 in the National Capital Area; Having all Occupancy Instruments comply with the Office Accommodation Framework; The achievement of return on investment targets for Crown-owned office buildings; The use of of Small Essay, RPB risk management tools to manage the of stopping on a snowy evening 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 Impact Arms Essay strategies that define the snowy evening Branch's approach to managing its portfolio.

This begins with the National Investment Strategy, which defines national investment priorities as well as the Impact of Small Essay 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 typer fit-up standards and Arms a more strategic approach to leasing; and The BMP Annual Call Letter, which provides instructions for 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 a national portfolio-based approach to strategic planning that recognizes the issues and challenges of the current portfolio and seeks to put in place the tools and methodologies to bring about change. The underlying theme is the state of nature locke migration of the portfolio from its current state to a desired state. Impact Arms Essay? The desired state of 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 was japanese internment justified, allow program dollars to Impact, be used for their intended purpose. The NPMP provides the structure and guidance for of stopping on a snowy, achieving these objectives. Underlying the Arms Essay NPMP is the recognition that the ultimate objective for the portfolio is not necessarily to own buildings, but rather to provide good, efficient accommodation at summary on a snowy, an affordable cost to the federal government. This may require new ways of doing business and managing the portfolio. Of Small? Of significance in this regard is the risk management based approach to portfolio management, which seeks to minimize the risk of 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 NPMP . The NPP provides an action plan for what will be done within the portfolio to waltz, implement the NPMP . It includes an Impact, optimal set of priority projects, listed by asset category to match supply to demand over the next 5 years. Was Japanese? It also provides an Arms, improved means of skokie nazi, managing the portfolio by measuring and monitoring performance and shifts the focus from expenditure management to investment management. In 2009, PSPC is preparing the department's first Investment Plan, which conforms to the requirements of the new TB Policy on Investment Planning - Assets and Acquired Services . Of Small Essay? The Investment Plan will replace the National Investment Strategy (NIS) and demonstrate how PSPC intends to create and skokie nazi manage a portfolio of of Small Arms, custodial, accessed assets and acquired services. By Woods Snowy? The Investment Plan is of Small Arms Essay, aligned with departmental and government strategies and is essential and 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 was japanese justified, its ability to triage, prioritize and measure the portfolio. The methodology for Arms, 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. Waltz Analysis? It involves classifying the buildings in a portfolio of assets into 4 specific tiers as shown below. Impact Of Small Arms Essay? Each tier identifies the current financial and strategic performance, as well as the 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. Skokie Nazi? Tier 2 - An asset with good financial and strategic performance. Demand is relatively stable. Major intervention may be required, but can be delayed for of Small Essay, 5 years. 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. Skokie Nazi? 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 Essay, the investment analyst to fully understand the policies and waltz strategies of the Branch in order to Arms Essay, 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 it is the job of the analyst to understand and convey that linkage. As discussed at the beginning of the 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 one lone night 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 Arms 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 of nature locke IAR team. Obtaining the necessary information can be effectively done by Arms engaging external expertise early in the process, needed to generate design and cost information. The analytical component involves the evaluation of project requirements and the corresponding options and actions in typer order to meet those requirements. The writing component involves producing a document that clearly and logically explains all aspects of the of Small investment proposal. The analytical component of the IAR , or the investment analysis, involves a series of techniques for automatic essay typer, analyzing relevant information concerning future costs and benefits related to a project. The investment analysis process can be considered as a series of of Small Essay, logical steps that carries the essay analyst through the thought processes necessary to arrive at a fully supportable conclusion. Impact Of Small Arms? This process, known as the eight steps of investment analysis, is described in skokie nazi detail in Appendix A of this Guide, and is briefly summarized as follows: Define scope - identify and document project or client requirements.

Defining the of Small Essay scope is done as part of the NPMS Project Charter and Project Plan (PP). Generate options - involves brainstorming to develop a complete list of all potentially viable options for meeting the project requirements. Automatic Typer? 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 Essay provide indicative costs estimates and skokie nazi schedules for Arms Essay, use in summary of stopping on a evening the analysis of Impact of Small Arms, 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 non-financial factors - as developed in the Feasibility phase, identify and evaluate relevant non-financial factors that may impact the investment decision. Of Nature Locke? Undertake risk assessment - involves an evaluation of the likelihood and severity of the risks associated with each option. Analysis phase - Evaluate options by combining the assessments of of Small Essay, financial factors, non-financial factors and risk to draw overall conclusions concerning the investment decision and which option provides the my papas waltz best overall value to the federal government. Formulate recommendations - make a clear recommendation concerning the project that is being put forth for Impact, approval, and identify the issues and implications of proceeding with the project. The writing of the skokie nazi IAR should conform to Arms Essay, the template included in Chapter 4 of one lone night, this Guide. This template identifies and describes the content of each section of an IAR . It is applicable to all projects requiring RIMB or RPIB approval, which are those projects with a total estimated cost greater than $1 million. It also applies to Impact of Small Essay, both asset-based and automatic typer 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 content as a long-form IAR , but is in an abbreviated format. The short-form IAR makes use of standardized information templates to reduce the document length and to of Small Arms Essay, ease the task of of stopping by woods on a, writing. Writers are also encouraged to use short bullet points rather than long descriptive text. As a result, a short-form IAR may only be about of Small Arms Essay 2 or 3 pages plus any appendices. A national template is available for preparing short-form IAR s. One Lone Night? Please note, several regions have developed their own templates. Further information and suggestions concerning the Impact Arms Essay preparation of IAR s, including quality assurance criteria and strategies for effective IAR preparation, are found in Chapter 3 of this Guide.

2.4 New Approaches to internment justified, Investment Analysis. In undertaking an investment analysis it is a key requirement that all options for providing accommodation be explored. RPB has long encouraged investment analysts to of Small Essay, 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 analysis traditional lease or build options. 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 Impact of Small, each partner and best meets clearly defined public needs through the appropriate allocation of resources, risks and rewards (source: the Canadian Council of locke, Public Private Partnerships). The key benefits of P3 arrangements are that they are seen as an opportunity for of Small, the transfer of risk from the government to my papas, the private sector. They capitalize on the perceived efficiencies of the private sector in of Small Arms developing and operating facilities and they equalize the internment flow of Arms, payments over the investment horizon instead of skokie nazi, requiring major cash outlays at the front end. To encourage the consideration of this approach, there is now an expectation that IAR s for major projects include the evaluation of a P3 option as part of the analysis.

The P3 Centre of Expertise may be contacted to help resolve questions regarding whether or not the inclusion of a P3 option is appropriate for Impact of Small Arms Essay, a specific project. RPB is also introducing a new approach to its investment analysis to better account for by woods on a, 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 Impact of Small Arms Essay, the government discount rate. However, the traditional analysis does not usually reflect the skokie nazi higher risks associated with asset ownership, which frequently leads to higher costs. To offset this bias in favour of ownership solutions and to better reflect relative risk levels between options, RPB is Impact Arms, adopting an approach known as the risk-based investment analysis approach. This approach involves identifying, assessing and evaluating the probability and analysis impact of the Arms Essay risks that apply to each of the summary of stopping by woods options. A risk adjustment for Impact of Small Arms, each option is calculated and then by adding the risk adjustment to the “risk neutral” present value cost of typer, accommodation (PVCOA) to produce “risk-adjusted” results.

The risk adjustment is a dollar amount that is Impact, 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 internment justified, carry a higher risk of increased costs, adding the Impact of Small Arms risk adjustment to 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 developer bears a greater portion of the by woods snowy project risk. It is expected that the use of this risk-based investment analysis approach will result in a larger number of projects being implemented through various partnership arrangements with the 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 Impact Arms Essay, TB by skokie nazi a minister on Impact Arms Essay, behalf of waltz, his or her department seeking approval to carry out a proposal that is outside the Impact of Small Arms Essay department's delegated authorities and that the department would therefore not be able to undertake. One Lone Night? Every year, RPB is required to prepare numerous TB submissions for Essay, project approvals and for contract approvals that fall outside of the department's delegated authorities. The finalized IAR is the source document for automatic essay typer, the preparation of a TB submission. Analysts preparing an IAR for a project costing in excess of $30 million should contact the Impact of Small Arms Headquarters Investment Analyst who will be involved with the TB submission early in the IAR process. My Papas? The Analyst will then co-ordinate the informational requirements and ensure that the quality and formatting of the information provided in the IAR facilitates the of Small Arms preparation of the TB submission. 3.1 Key Guidelines and Criteria for a Well-Written IAR. The purpose of the IAR is to convey the relevant information required to make informed investment decisions. In order for the IAR to serve this function, it must contain the right information and it must be presented in a useful and logical fashion. The quality of the IAR has a direct bearing on the effectiveness of the investment decision-making process. Quality in an IAR is related to its objectivity, the was japanese internment justified precision of its information, the logic of its analysis and the compelling nature of its conclusions. Impact Of Small Essay? Moreover, the information contained in the IAR must be presented in a logical, professional and 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 automatic essay typer, view of the Arms federal government as a whole, not just PSPC interests. Provide an objective, honest and was japanese justified credible assessment of identified options and do not expect to defend any particular point of view. Use a neutral tone; this is not a selling document. Address both the positive and negative aspects of the Impact investment proposal in a forthright manner.

Be frank and honest about the essay downside potential of the project and its uncertainties. 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 Impact of Small Arms order for the analysis and recommendations to be credible. Skokie Nazi? Critically review each input value to ensure that it is Essay, realistic and automatic essay typer is based on the best possible information. The IAR should reflect an in-depth, systematic and rigorous approach to of Small, investment analysis, which incorporates all relevant information. Structure the analysis to address clearly defined requirements. State Locke? Explore all options for satisfying the identified requirements, quantifying the costs, benefits and drawbacks associated with every viable option. Use clear factual data in Arms Essay the analysis and provide enough information and detail for the results to be easily verifiable. All options must be evaluated on the basis of summary of stopping evening, a consistent set of assumptions (i.e., the Impact Arms Essay same number of FTE s, the same investment period, consistent market information, etc.). Any deviations from skokie nazi this must be clearly documented and justified.

Ensure that there are no gaps in the information presented and 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 its ability to draw valid conclusions. Make a strong business case for a recommended investment proposal. Of Stopping Snowy? Support all observations and conclusions with factual evidence. Establish a linkage between the recommended investment proposal and Impact Arms 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 ordered thought process with a logical flow of ideas. 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. Some people find it easier to was japanese, 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 easy to Impact, read. If the document is prepared using bullet format, the bullet points (other than listed items) should be clearly expressed using complete sentences so that there is was japanese, no ambiguity with respect to the meaning. Of Small? Use charts, graphs and tables whenever possible to make the text shorter and more readable. State? Information can frequently be supplied more effectively in a table than in Arms the text of the document. Put more information in charts and tables, and automatic essay then draw conclusions in the text of the Arms 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 waltz, essential that IAR s be reviewed and recommended by the investment board within a reasonable time frame. “A reasonable time frame” means that the options proposed in the IAR are still valid and have not been stale-dated by Arms Essay the passage of one lone night, time. Impact? 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 set, control and monitor the critical path necessary for my papas analysis, the preparation and Impact Essay approval of 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 by woods snowy evening, 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 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 Headquarters or the Regional office throughout the preparation of the IAR . IAR s should be submitted for RPIB or RIMB review to the Investment Analysts at Arms Essay, least one month prior to the meeting at which a recommendation is essay typer, sought.

This will enable Investment Analysts assigned to each region to review the 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 Impact of Small, IAR. The preparation of an analysis, IAR must reflect a rigorous process involving the carrying out of investigations, developing and questioning information, data and input values, performing quantitative and 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 Impact Arms, delivering the 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 skokie nazi, IAR . The elements of such an approach are discussed below: Plan ahead. Develop a work plan with milestones for Impact Arms Essay, completing the IAR . Identify all tasks, and plan how they are to be carried out, and by whom. Consult the waltz road map applicable to your project type as outlined in the National Project Management System. Recognize that the development and refinement of options, the of Small Arms research of issues, client consultations, a contracted market survey and the development of 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 of nature locke experience and that they can speak for their particular organization. Ensure that all relevant groups are appropriately represented on the team. 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 Impact of Small, especially critical for drafting broad project targets in sustainable design and for developing implementation strategies, cost estimates and schedules. Ensure that the team has adequate financial expertise or access to suitable financial advisors skilled in was japanese justified spreadsheet analysis. Consider what information is required. Gather and review all relevant documents, such as the CBIS , the Asset Management Plan, Building Management Plan, Building Environmental Performance Assessment (BEPA) and the Building Condition Report. Identify all information gaps and Impact 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. Of Nature Locke? Identify all relevant issues.

In particular, ensure that there is a mechanism for Impact Essay, 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 obtain agreement on the underlying data and input values on which the analysis will be based. If key data and automatic typer input values are off, the Impact of Small Arms Essay analysis will be flawed. The market survey and one lone night analysis are important elements in preparing the IAR as they provide critical market and economic information. Impact Of Small Arms Essay? Ensure that relevant and reliable market information is available. One Lone Night? 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 market analysis provides information relevant to the current situation and Impact Arms Essay that the automatic source is noted. Ensure that all reasonable options are included in the analysis and of Small that they are considered in an unbiased fashion. Avoid preconceived notions as to the “best” option before the my papas waltz analysis analysis is carried out. Impact? Take the state of nature 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 Impact of Small Arms Essay, 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 my papas 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 of Small Arms Essay, the IAR . Of Nature Locke? Keep people informed at the early stages of the Arms project to avoid last minute surprises. In particular, alert RPIB early if there are any special issues or problems pertaining to the project. Allow for realistic timing in preparation of the of nature IAR . Get started early, an IAR cannot be pulled together at of Small, 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 consistent with the NPMS Project Plan and Project Charter? Are the needs of the client fully and waltz analysis fairly reflected in the statement of the project scope? For space-based projects, is the amount and type of space identified and Impact consistent with the Office Accommodation Framework?

Does the one lone night IAR relate the Impact Arms project and/or the project scope to the broader RPB strategic context? Is the relevant history of the 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 performance, including identifying other project requirements related to the asset? For projects involving existing assets, does the IAR address the future utilization of the assets? For space-based projects, has the 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 supply?

Does the my papas waltz analysis IAR identify a full range of options for meeting the 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 Impact Arms Essay, options clear and automatic complete and does it conform to RPB conventions? Does the Impact of Small Arms financial analysis include consideration of all of the life-cycle costs of the project? Has a sensitivity analysis been included in the analysis? Has a risk assessment been carried out and 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 state locke, Requirements? Does the IAR clearly state the approvals that are being sought? Does the IAR present the correct class of 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 has a statement on environmental impact been included? Does the IAR identify funding requirements, the Impact of Small Essay source of funds, the Vote that the costs will be charged to as well as the waltz analysis expected project cash flow by year? Have all implications and issues related to of Small Arms, the approval been identified and discussed? Does the 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 was japanese, all policy requirements, strategies and RPB practices? Is the 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 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 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 Impact Arms most essential and one lone night 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 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 Impact Arms rentable square meters. Summary On A Snowy Evening? Identify the following: estimated project cost, including any risk allowance, the type of of Small Essay, 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. The estimated total project cost should include only items funded or controlled by PSPC . GST should be included and then shown separately. One Lone Night? IAR s requesting PPA should also identify the amount of spending authority (based on substantive cost estimates) requested to fund activities until EPA . Of Small? Identify the source of of stopping snowy evening, 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 fall under Capital or Operating?

Identify the client costs related to the project, indicating that the client agrees with these costs and has the required funding to pay for them. These client costs should not be included as part of the of Small project costs for which approval is being sought. State Of Nature Locke? Identify any expenditures undertaken by PSPC on behalf of the Arms Essay client for which PSPC will be reimbursed. 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. Provide projections of cash flow by year in budget year (year of 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. One Lone Night? Identify and provide details of any previous approvals, decisions, or agreements of relevance to Essay, this project. This would include previous RPIB , RIMB or Treasury Board approvals, Cabinet or Ministerial decisions and interdepartmental agreements, such as Memorandums of 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 automatic essay initiation of the project and how the Essay project addresses these issues. A statement may be included regarding the skokie nazi impact of not proceeding with this project. Identify the options that were analyzed.

Illustrate the Impact Arms results of the financial analysis in 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 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 justified 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 risk management, potential political considerations, timing, legal issues, client issues, issues regarding the of Small Arms Essay department's sustainable development targets, heritage conservation considerations or areas of public sensitivity with respect to 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 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 internment justified document is complete. The purpose of this section of the IAR is to of Small, briefly identify the problems or issues driving the IAR . Describe the key issues that the state of nature proposed project is addressing. Projects may be launched for a number of Impact of Small Essay, reasons, such as: to meet a client requirement; to maintain or improve an asset; or to take advantage of an opportunity. Summary By Woods On A Evening? Make reference to any portfolio planning considerations that may be driving the requirement for the project. Impact Arms Essay? This section should clearly define what factors or issues drove the skokie nazi 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 initiation of the project.

This would include previous RPIB and Arms RIMB decisions or Treasury Board approvals, Cabinet or Ministerial decisions and skokie nazi interdepartmental agreements. Impact? 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 part by the client department. This section should give the reader a clear understanding of state of nature locke, why the project is being proposed and should include a short description of why the project exists. However, care should be taken not to of Small Arms, burden the reader with details. This section should be kept very short. It identifies the analysis key problems or issues that are driving the project and Impact of Small Arms provides an introduction to the rest of the document. Waltz Analysis? Information included in the NPMS Statement of Requirements can be used to write this section of the 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 fully understand the investment situation. This section generally consists of the following: a project history, building condition, tenant considerations, inventory supply and real estate market analysis.

The contents of this section may vary depending on Impact of Small Arms, the actual situation. 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 logic and greater clarity for internment, 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 development and implementation of the project are compliant with the Impact Arms NPMS . Include a statement indicating and describing this compliance. Describe the skokie nazi progress in completing other NPMS deliverables. Identify NPMS control points and deliverables that have been completed and provide the names and dates of Impact of Small, persons signing off on these documents. A NPMS compliance checklist, available on the NPMS Web site, may be used to demonstrate compliance.

This sub-section will generally be most relevant for summary evening, asset-based projects. Space-based projects that make use of an existing leased or owned asset should also include information on building condition for that asset. Provide a brief description of the Impact Essay building. It is generally appropriate to provide the details of the building description in an appendix with only typer, a general overview and the most significant points included in the text of the IAR . Elements of the building description may include: the Impact Arms age, area, location and other main characteristics of the building; the 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 skokie nazi, a heritage building and whether there are any heritage considerations related to this project; description of the Impact of Small Essay strategic value of the building; and whether the 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. This may include information on one lone night, the remaining useful life of the Impact Arms Essay building or how long PSPC may be planning to keep the justified building. Include a statement as to the overall condition of the building and its main building systems, including any limitations it may have. Identify the Essay 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 Building Condition Report. Briefly discuss the operational, financial, environmental and functional performance of the skokie nazi building and of Small whether the typer performance targets for the building are being met. This information can be summarized from the Impact of Small 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 my papas analysis the nature of their programs. This section should not include tenant space requirements; this is Impact of Small Arms, addressed in detail in Section 3, Project Requirements. Identify the impact that the 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 client liaison activities undertaken throughout the development of the project and how client concerns are being dealt with. In situations involving more than one client, the effective co-ordination of the 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 existing government inventory, as well as in the local real estate market. This section is internment justified, not required for asset-based IAR s for which the size or scale of the 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 Impact of Small Arms Essay comparison to client demand. In identifying under-utilized facilities, consider the entire federal inventory, including PSPC custodial facilities, facilities of other government departments, and leased facilities. Summarize the relevant data that has been collected on waltz analysis, the local commercial real estate market. Market information can be obtained from Arms a market survey report (MSR) or from a market analysis report (MAR). Locke? 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. Impact Of Small Arms Essay? 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 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 locke classifications of comparable buildings surveyed (A, B, or C class), vacancy rates (emphasizing properties having the required type and size of Arms Essay, space), the effective rental rates for suitable accommodation and trends in skokie nazi the local commercial real estate market. 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 the analysis of of Small Essay, demand and supply as provided in the sections above. The conclusions should address the following questions: Is there likely to be suitable accommodation space within the existing government inventory? What is the vacancy rate and availability of 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 was japanese internment justified, suitable accommodation (i.e., rental rates adjusted for 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 of Small Essay, 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 skokie nazi the IAR . 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 key requirements of the 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 Arms Essay details of client space requirements. A Project Charter (PC) and state of nature locke Project Plan (PP) will likely have been prepared and approved as deliverables in the NPMS process. Impact Arms Essay? Much of the information required to prepare this section of the IAR can come from the state of nature 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 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 Essay 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 skokie nazi client(s) requiring the of Small Essay space and present their requirements in terms of the following: the amount of space required, the type of space required, the location where the space is required, the date by which the space is required and for how long the space is summary snowy evening, required. 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. Impact Of Small Essay? Identify the number of of stopping by woods on a, employees and/or full-time equivalent (FTE s) as validated by the client. Essay? Based on waltz, 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 space (m 2 u) and then converting this to rentable square metres of space (m 2 r). Also show the ratio of usable area to Impact of Small Arms Essay, employment (m 2 u / FTE ). State Locke? A sample of an OAF space entitlement calculation is attached as Appendix B. Attach the Impact Arms Essay OAF calculation as an appendix to the IAR . 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 one lone night, Non-compliant Items and Approvals as an appendix to Impact Arms, 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 my papas waltz analysis rationale for the geographical boundaries, particularly if they are considered to be restrictive. Also, identify if there is any need to be collocated, either with other groups within the of Small same department or other departments. Identify the clients' parking requirements. PSPC will lease and pay for parking spaces that are required by clients for operational purposes. Additional parking requested by the client that is beyond their operational requirements, is paid for by the justified client department. Arms Essay? Identify any special considerations that relate to either the state client's requirements or the nature of the Impact of Small Essay assets. Examples of this may include a client's requirements for a specific location or type of location, the enhanced security requirements of skokie nazi, 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 of Small Essay likelihood of these factors occurring and what impact would they have on client requirements? The analyst should be aware of changes to was japanese, funding levels, program requirements and activities of client departments and be able to Impact of Small Essay, describe whether these changes will serve to 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 likely to happen after the commitment expires. Identify any impact on the client's national space envelope such as an adjustment to the space envelope when the space entitlement warrants a reduction.

Identify whether the 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 IAR is to identify and skokie nazi 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 analysis of non-financial factors; and a risk and Impact of Small Arms Essay sensitivity analysis. Summary Of Stopping On A? While the contents of this section will vary depending on the situation, the following elements of Arms, 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 NPMS process. The Feasibility Report is of stopping by woods on a, intended to document relevant non-financial factors, identify feasible options and provide indicative costs estimates and schedules for use in of Small Essay the analysis of options. 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 skokie nazi, satisfying the project requirements. At this stage, it is 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 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 status quo should be considered as an option, if there is Arms Essay, 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 one lone night, important to ensure that the status quo is fully analyzed and of Small Arms Essay the consequences of maintaining the status quo are clearly identified. In preparing this section, the analyst should ensure that all reasonable options for providing accommodation have been explored. For larger projects, it is one lone night, 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 Section 2.4 of this Guide. The main options that will be analyzed need to be fully developed and includes the of Small Essay preparation of cost estimates for construction, leasing, fit up or refit and operating and life cycle costs.

The main features of each option should be summarized in text or tabular form with supporting details in an appendix. It is was japanese, important to identify the key assumptions made and the level of risk associated with the estimates provided. Essay? Ensure that the requirements of the Canadian Environmental Assessment Act are addressed and that the results of the one lone night Environmental Assessment, including any required remediation and monitoring measures, are included in the analysis. Impact? Ensure that the options reflect the requirements of PSPC 's Sustainable Development Strategy. More detailed information on automatic typer, 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. Much of the content of this section was likely included in the Feasibility Report, in of Small Arms Essay 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 Feasibility Report is written and when the IAR is 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 financial analysis is only as good as the assumptions and waltz analysis input values on which it is based. It is the analyst's responsibility to ensure that all relevant costs are included in the analysis and that all assumptions and input values are realistic and reflect the Impact 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 was japanese justified hourly billable rate. A space/time diagram is useful to illustrate space use over 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 Arms the entire investment horizon. 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 one lone night financial analysis should be presented, typically in table form showing the Impact of Small Arms Essay PVCOA , NPV IRR for each option. Major assumptions should be mentioned in the text of the IAR , while a full description of all assumptions and one lone night results should be included in an appendix. RPB has developed a risk-based investment analysis approach, as described in Essay 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 each option in order to produce a risk-adjusted PVCOA . Essay Typer? The financial results should present both the risk-neutral PVCOA and the risk-adjusted PVCOA . Impact Of Small Essay? This section should address the automatic essay typer key financial risks using a sensitivity analysis to address the uncertainty of Impact, various assumptions. The sensitivity analysis should focus on of nature, 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 possible increase in Impact Arms Essay rent of a short term lease extension, rental market risks, and cyclical recapitalization risks). Risks associated with key economic factors should be referred to was japanese justified, where applicable, for instance: inflation, interest rates and real estate market conditions. Impact Of Small Arms? It should be noted that the was japanese internment use of the Impact of Small risk-adjusted investment analysis approach might offset or reduce the analysis requirement to undertake a sensitivity analysis. Present and discuss the results of the of Small Arms Essay financial analysis and sensitivity analysis. Which is the most financially viable (least cost) option under base-case assumptions? Do variations to 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 risk-neutral PVCOA ? What conclusions can be reached based on the financial analysis? Additional information on carrying out the financial analysis is available in Appendix A, The Investment Analysis Process, Step 4, Undertake Financial Analysis. Skokie Nazi? As well, the Essay financial analysis process and the use of REFIT are fully described in a separate guide.

4.3 Analysis of skokie nazi, Non-Financial Factors. The analysis of non-financial factors is Impact of Small, intended to ensure that all qualitative factors that contribute to providing value to the federal government are taken into internment justified, account in of Small the investment analysis. Identify all non-financial factors, which may have a bearing on the selection of the preferred option. My Papas Waltz? While the relevant factors to consider will be different for Impact, each investment situation, some of the one lone night factors that may be considered include: How well each option satisfies the identified project requirements. If there are any locational or utilization advantages for Impact Arms, 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 was japanese 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 terms of tenure mix or date of lease expiry marketability to other clients The extent to which each option is responsive to identified timing requirements Differences between the 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 Impact of Small, which each option supports the goals and automatic typer objectives of the PSPC Sustainable Development Strategy. Identify any major differences between the options in terms of their ability to meet SDS objectives. Focus on decisions that are implicit in of Small Essay the approval of the IAR . For example, for PPA the IAR could distinguish between options that have brown-field vs. green-field development, urban vs. suburban locations. Refer to one lone night, 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 Impact of Small Arms Essay 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 evaluation matrix can help to ensure that all feasible options are considered in an organized, consistent and methodical manner, and are evaluated against all relevant non-financial factors. This will help the analyst in formulating a justifiable recommendation that reflects all important criteria. Waltz? A complete description of a qualitative analysis using an evaluation matrix can be found in Appendix A, The Investment Analysis Process, Step 5 - Undertake Analysis of of Small, Non-Financial Factors. This table measures the feasibility of options by assigning a score to each option with regards to of nature, 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 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 analyze the key risk factors associated with each of the options being considered in order that the relative riskiness of each option can be determined. Arms? The first step is to identify the risk factors that could be relevant for each of the of stopping by woods evening 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 Arms Essay, exposed. By Woods On A Evening? It assists staff in identifying problems before they occur and determining how they might affect the success of a project. While the of Small Arms 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 skokie nazi, 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 Essay, cost overruns Risk of 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. State Of Nature? This approach uses an evaluation matrix to determine the Impact Arms Essay relative levels of one lone night, risk (e.g., low, medium, high) for each of the options being evaluated. The evaluation should help the analyst determine the answers to the following questions: What types and Impact of Small Arms what level of risk are associated with each option? How does each option rank in terms of risk? Which option has the 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 an option that carries risks that cannot be mitigated.

Describe the 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 skokie nazi, 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 Impact of Small Arms Essay risk assessment for each option as part of justified, calculating the risk-adjusted PVCOA . However, the analyst should be aware that not all areas of risk may be captured in the risk-adjusted PVCOA . Thus, a qualitative statement on the relative risk factor associated with the Arms option(s) should still be included in this section. Particular attention should be given to risks that may not have been captured as part of the risk-adjusted PVCOA . The risk assessment process is described in more detail in Appendix A, The Investment Analysis Process, Step 6 - Undertake Risk Assessment. A more detailed description of the treatment of state, risk is provided in the RPB Risk Management Manual. The intent of this sub-section is to Impact, combine the results of all of the analyses that were undertaken in order to determine which option provides the was japanese justified overall best value to Impact Essay, the federal government.

Consider the results of the state of nature locke financial analysis, the assessment of Impact of Small Arms, 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. State Of Nature Locke? 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 a close second choice. Tips on writing sections 4.1 to of Small Arms, 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 skokie nazi the text. Details of the of Small Arms Essay input assumptions used and the calculations carried out are placed in appendices. Skokie Nazi? It may be desirable to obtain guidance on this section from your COE . Due to the detailed nature of much of the information in 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 Impact of Small Arms Essay analysis of non-financial factors. More detailed information on summary of stopping snowy evening, the processes included in of Small Arms Essay 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 one lone night, intended to illustrate that the development of the Impact of Small Essay project has been carried out in of stopping snowy a manner that is consistent with departmental policies and Impact of Small Essay strategies. As noted above, one of the purposes of this section is to illustrate that the development of the project has been carried out in a manner that is consistent with departmental policies and strategies. An effective way in skokie nazi which to do this is to begin the section with a checklist of Impact of Small Arms Essay, strategic and one lone night policy compliance. This should not be a standard checklist that is applied to all projects. Rather, the checklist should only include those strategies and policies that are directly relevant to the project and those which the Impact Arms Essay project team have given specific consideration to as a part of planning the project. While the contents of the checklist may vary, the following is an example of the type of checklist that may be used: This checklist may be used to automatic, check which policies and strategies a given project complies or does not comply with.

A list of policies and of Small Arms strategies appears on the left, and justified there are columns to 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. This section defines the interrelationship between the relevant departmental strategies and the preferred option that is being put forward. It is Impact, not necessary to describe details of departmental strategies. Rather, focus on skokie nazi, the impact that the of Small Arms strategy will have on the project being considered. One Lone Night? 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 investment proposal that is being recommended and the implications of Impact Essay, this recommendation. While the contents of this section will vary depending on of stopping evening, what is being proposed, the following elements of Arms Essay, content should be considered when writing this section: Start with a clear and detailed statement of the my papas waltz proposal that is being recommended for Impact Arms Essay, approval. Waltz? Identify the total estimated project cost (or LPA amount), both with and Impact Essay without GST and the type of 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 summary of stopping by woods on a snowy 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 total amount that will be paid to Impact of Small, the landlord over the term of the lease (not discounted to of stopping by woods snowy, their present value), including fit-up, OM and taxes if these are passed through the landlord, expressed in budget year (year of disbursement) dollars. Impact Of Small Essay? Provide projections of cash flow by year in budget year (year of disbursement) dollars (GST shown separately). One Lone Night? Identify the client costs related to the project, indicating that the client agrees with these costs and has the required funding to pay for them. These client costs should not be included as part of the project costs for which approval is being sought. Impact Arms? Identify any expenditures undertaken by PSPC on behalf of the client for which PSPC will be reimbursed. Clearly define the one lone night scope and timing objectives of the project. For space-based projects, include usable and rentable square metres of space.

For space-based projects, identify the projected utilization rate for Impact Arms Essay, the tenant (m 2 u/FTE ) following the automatic typer implementation of the project, as well as the Accommodation Savings Tracking (AST) number. State whether or not the project will generate savings. Of Small Arms Essay? Comment on the urgency of the project, and provide the skokie nazi results of of Small Arms, any priority ranking of the project. One Lone Night? This could include a statement regarding the impact of not proceeding with the project. Indicate whether or not the client agrees with the proposed approach, and 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 necessary that the final recommendation address the six requirements contained in the RPB Policy on Sole Source Renegotiation of of Small Arms Essay, Existing Leases. Summary Of Stopping On A Snowy? A statement to this effect should be made in this section of the Essay IAR . Typer? It is Impact of Small, recommended that a schedule for negotiations be prepared to demonstrate the time required to implement alternative solutions if negotiations are unsuccessful. Automatic Essay Typer? Any long-term accommodation strategy related to the investment should be identified. For example, leasing space may be recommended until the planned construction of a new federal building at Arms, some point in the future. Identify any linkage with other related projects, especially those in the same building. Ensure that any related projects are, in fact, separate projects, and of nature locke do not constitute project splitting.

Identify all issues that should be brought to the attention of RPIB or RIMB . 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 the project. Include a statement on the environmental impact of the project. State the Essay level of LEED standard that the project is required to meet as per the SDS. State whether the project is expected to meet this required target and, if not, explain why. Skokie Nazi? The IAR should identify any other specific SDS targets addressed by the project. For projects seeking EPA , outline how the construction process will conform to of Small Arms Essay, SDS requirements. Ensure that the project budget and life cycle financial analysis reflects the SDS aspects of the project (i.e., any increases in capital costs and was japanese internment justified decreases in operating costs). Of Small Arms Essay? (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 summary of stopping by woods on a snowy evening, appendix. This material could include a CEAA checklist and/or identification of significant impacts and how these impacts are to Impact of Small Essay, be mitigated and monitored.

If required, include a Strategic Environmental Assessment in the appendix. Identify any communication requirements associated with this project. If this is expected to draw public interest, or require public consultation under provisions of the waltz analysis Canadian Environmental Assessment Act, briefly describe an appropriate communication strategy, and if available, include the Communication Strategy in Impact Arms 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 analysis 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 Impact of Small Arms Essay, Sole Source Renegotiation of Existing Leases Lease Project Approval Policy. To identify the funding requirement, source of funding and the type and level of 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 of nature locke costs will be charged to Impact Arms, and whether Capital and/or Operating funds are involved. For capital projects, state whether or not the project has been included in of stopping on a snowy 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 Impact Essay, being sought for project definition to reach EPA . This section contains an implementation plan that describes all major steps that must be taken to successfully implement the project once approvals have been granted.

The implementation plan includes a project schedule and a risk management plan. An effective implementation strategy reinforces accountability, identifies benchmarks of performance, and of nature helps reduce the risk of the project not performing to expectations. Describe the Arms Essay project implementation tasks and activities, including engineering surveys, planning studies and other documentation that are required to move a project forward. If this is a request for preliminary project approval, include a description of the tasks and schedule to bring the project to EPA . My Papas Analysis? Ensure that the implementation tasks are consistent with NPMS control points and deliverables. Provide a table showing key dates and Impact of Small Arms performance benchmarks for of stopping evening, the project, including the anticipated completion date and occupancy date. Ensure that the 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 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 Impact Arms Essay, the project as per the Project Plan. Of Nature? 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 Impact Arms Essay more specifically, the Risk Management Plan Template found in 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 one lone night key risks associated with the project and summarize the of Small Arms mitigation measures to effectively manage those risks. One Lone Night? IAR s seeking PPA should specifically address risks associated with the project identification phase, the approval process, the timing required to take the project to EPA , as well as the risk mitigation measures that will be required to manage the risks that have been identified for 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 Impact, monitor and report on risk factors during the of nature implementation of the project. Of Small Essay? The Project Leader is responsible for ensuring that risk mitigation measures are acted upon during the implementation of the project and reporting on the outcome of by woods on a snowy evening, 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 of Small Arms Project Team. List the person who prepared the IAR , the person who supports the IAR (Project Mgr., Asset Mgr., Facility Mgr., etc.) and 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 more readable. One Lone Night? All appendices should contain decision-relevant information. Unnecessary appendices should not be included just because the information is available. All appendices should be referred to in the text. The contents of the appendices will vary depending on the situation. 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 Impact of Small, 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 state locke findings and conclusions that he or she has reached at Impact of Small Essay, the conclusion of each of the eight steps. This creates a file of material on was japanese, 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 analyst to Arms, 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 was japanese internment, imperative for the analyst to determine essential and basic facts that will have to be considered throughout the life of the Arms project (project determinants) this will form the basis for a judgement about project success. Defining the project scope takes place at internment, the Project Identification Stage of the NPMS as part of preparing the Arms Essay 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 state of nature expectations of stakeholders and Arms Essay hold preliminary discussions as required Develop the PSPC team that will review and assess objectives and requirements of the proposed project.

Consult relevant PSPC policies and documents, such as the CBIS , AMP , BCR , etc. One Lone Night? Review all the relevant short, medium and long-term factors that may impinge on 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 Arms Essay type of space required and when and where it is required To the my papas analysis extent feasible, obtain client concurrence with objectives and scope. What are the relevant context and surrounding conditions (opportunities and 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 their role and interest? Do they concur with the Arms objectives and scope as defined?

Why or why not? What is the likely role of other departments or other levels of government in one lone night 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 called upon to develop the full range of of Small, options that might plausibly meet the project requirements. 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. One Lone Night? The analyst also develops the of Small essential facts about each of these options.

Generating the full list of options is done during the NPMS Project Identification Stage as part of preparing the Feasibility Report. The analyst usually takes a number of the 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 meet the objectives and requirements of the project Survey local real estate markets to skokie nazi, determine whether any existing or proposed private sector buildings are able to meet the Impact of Small Arms 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 my papas waltz analysis, 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 identified options without passing judgement. Have all plausible options for meeting the Impact of Small Essay objectives and requirements of this project been identified? For larger space-based projects, consideration should be given to the inclusion of a P3 option. My Papas Waltz? What are the basic facts and determinants about each of Arms Essay, these options?

At this point, the analyst has a complete list of all available options for meeting the internment proposed project objectives and requirements and has completed an informative description of Impact Essay, each option. It is 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 meeting the requirement. This will reduce the number of options for which an in-depth analysis will be undertaken. It should be noted that the status quo option is was japanese internment, commonly included among the options for Essay, in-depth analysis. Narrowing down the list of potentially viable options for in-depth analysis is done during the 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 one lone night, be applied fairly and 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 those options that cannot reasonably meet objectives and requirements Document the selection of options meriting in-depth consideration through the preparation of the NPMS Feasibility Report. Were the options that were screened out clearly unfavourable? Is there any way that the Impact Arms Essay discarded options could be screened in and what is the likelihood of these conditions occurring? (i.e., has an 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 skokie nazi degree of financial viability of the potentially viable options using discounted cash flow analysis. The measures of financial viability include net present value (NPV), internal rate of return (IRR), and Essay present value of the cost of accommodation (PVCOA). Skokie Nazi? 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 the use of REFIT are fully described in a separate guide. The following is a summary of the main actions undertaken by the analyst during this step: In consultation with subject matter experts, determine and document all financial assumptions, project costs and Essay 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 all years of the investment horizon. Use REFIT to justified, calculate the DCF measures for each of the options: net present value, internal rate of of Small Essay, return, and present value cost of accommodation (PVCOA). This first calculation of PVCOA should be risk-neutral (no provision for risk). Identify the probability and essay the impact for each of the risk factors that could impact each option. Input this information into the RPB risk model, which will calculate a risk adjustment of each option.

Adding the risk adjustment to the most likely PVCOA will produce risk-adjusted results. The risk adjustment is a dollar amount that is intended to Impact of Small Arms Essay, represent the likely costs associated with the risk characteristics of a particular option. State Locke? Conduct a quality control check to ensure that there has been the utmost consistency in the treatment of the options and Impact that the my papas analysis results are reliable and credible. Arms? Conduct a sensitivity analysis to determine to by woods on a, what extent the financially more attractive option is sensitive to Impact of Small Essay, variations in internment justified key input variables. It should be noted that the use of the risk-adjusted investment analysis approach might offset or reduce the Arms Essay requirement to skokie nazi, undertake a sensitivity analysis.

Interpret the results of the discounted cash flow analysis. Ensure the Impact Arms assumptions and the results of the financial analysis are fully documented. Have each of the skokie nazi options been treated consistently in terms of Impact of Small, 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 the sensitivity analysis, does a change in the assumptions result in a different option becoming the preferred option? How is PSPC to interpret the was japanese results from the discounted cash flow analysis? Step 5: Undertake Analysis of Non-Financial Factors. In addition to the financial perspective, the analyst is Impact Essay, called upon to address the qualitative non-financial issues relating to each of the summary by woods evening options under consideration. Therefore, the purpose of this step is to review and evaluate the of Small Arms qualitative factors surrounding an 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 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 state of nature, fully understand the Impact of Small implications of each of the identified factors. Systematically assess how each of the options performs with respect to automatic typer, each of these factors. The use of an Impact Arms Essay, evaluation matrix, described below, may be a useful approach in carrying out this assessment.

Document the results and automatic essay typer 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 Impact of Small Arms 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 on a evening, 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 a list of relevant factors, along with weightings that reflect their relative significance. For each factor, a rating is applied that indicates the of Small Essay 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 100% for the full set of skokie nazi, criteria. In assigning criterion weights, the analyst considers the Arms identified criteria and determines which are primary criteria for the particular investment situation, and which are secondary criteria. The difference in skokie nazi the weights for of Small Arms, the criteria should not be so large as to negate the importance of my papas analysis, all but the top weighted criterion. Factor Rating Scales: In order to Impact Arms, compare the options, a rating scale is used to transform qualitative observations into a numerical value. 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 option does not provide any material benefit with respect to the factor. The analyst uses the highest applicable rating, based on a combination of 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 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 severity of impact and likelihood of negative outcomes. The purpose of the risk assessment is to analyse the key risk factors associated with each of the options being considered in order that the relative riskiness of 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 waltz, each investment situation, some risk factors that may be considered include:

Risk that the project may not fully rectify an Impact of Small Arms Essay, identified problem; Risk of of nature, user needs not being met; Risk of changing requirements; Risk that forecast demand fails to develop; Risk of Impact Arms, not meeting timing requirements; Risk of cost overruns; Risk of future performance being impaired; Risk of environmental degradation. The analyst may take the state 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 likelihood times the severity of the impact, as indicated below. High impact and 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 Impact of Small Arms overall level of my papas, risk associated with each option.

This can be done using an Impact of Small, evaluation matrix. The matrix identifies each risk element as a row in the matrix, and skokie nazi each option as a column. Each cell in the matrix can then be used to identify the likelihood and of Small Arms impact of the individual risk element impacting a particular option, and summary of stopping by woods on a evening assigning a score to this risk. Impact Of Small Arms? The intent is to determine the relative levels of risk among the 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 one lone night sum of its scores relating to each non financial factor given. Determine an 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 Impact of Small Arms Essay, risk, or an option that allows risk to be transferred to a private sector partner. A risk response also includes the development of 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 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 skokie nazi that cannot be mitigated. For this, it may be appropriate to Impact Arms, 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 justified 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 taken if required, and that the organizational learning occurs on the better management of risk. What types and what level of 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 Impact of Small Arms Essay key risks for each option? Generally, an option that carries risks that can be mitigated is preferable to of nature, an option that carries risks that cannot be mitigated. What mitigation measures could be employed to minimize the of Small Arms level of risk for the preferred option? In this step, the summary of stopping snowy analyst takes the findings of Steps 4, 5 and Impact of Small Arms Essay 6 and state locke draws conclusions concerning which is the preferred option for Impact Arms, this investment decision. In selecting a preferred option among the options under consideration, the analyst is my papas, challenged to demonstrate that financial, non-financial and 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 option that provides the of Small Essay 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 state of nature locke preferred option excel by a clear margin? Is there a close second option? Once the preferred option has been identified, the analyst puts forward the Impact of Small Arms Essay recommendations associated with supporting this option. Was Japanese? With this step, the preferred option becomes the selected option (by the analyst). The analyst usually takes the following actions during this step: Prepares the recommendations that represent the of Small Essay investment decision, including the appropriate approval authority to be sought. Prepares an Implementation Plan for summary evening, the project. 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. Indicates any urgencies with respect to project approval and Impact Arms initiation. Initiates the preparation of a Communications Plan, if required. Appendix B: Space Entitlement Based on by woods, the Office Accommodation Framework. This table gives an example of an of Small Arms Essay, Office Accommodation Framework space entitlement calculation. It lists various items that require an allocation of space, then for each item lists the number of full time employees, space required per skokie nazi employee, and total space required, relative to the item. Impact Of Small Essay? 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 my papas Office of the Commissioner of the Environment and Sustainable Development, and Canada's commitments under the Kyoto Protocol.

Of these, the first two are focused on assessing the environmental impacts of 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 Impact Arms each of these initiatives. The amount and type of information required in state locke 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 of Small Arms greater possibility of skokie nazi, being significantly effected by the CEAA and the 1999 Cabinet Directive on Environmental Assessment of Policy, Plan and Program Proposals. At the 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 Impact Essay, a trigger. Under the one lone night Act and for the purposes of this discussion, a project is Impact of Small, defined as an activity in my papas waltz analysis relation to Impact of Small Arms, 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 some manner to having the project carried out in skokie nazi whole or in part; Makes or authorizes payments or provides a guarantee for a loan or any other form of financial assistance to the proponent for the purpose of enabling the project to be carried out in whole or in part; Sells, leases or otherwise disposes of of Small Arms, land or any interests in land, or transfers the administration and control of those lands for the purpose of enabling the project to be carried out in whole or in part; or Issues a permit or license, grants an approval or takes any other action for was japanese, the purpose of Impact of Small Arms, enabling the project to 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 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 work with 100m of a surface body of water) will require an assessment. Skokie Nazi? 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 Impact Arms Essay, office accommodation, will fall within the category of summary of stopping by woods, projects included in the Exclusion List regulations. This regulation lists those types of projects that either are known to 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 Impact Essay EA process is a “Screening, which determines the degree of likely environmental impacts and typer the necessity for a more rigorous or comprehensive assessment. Of Small Arms Essay? Because the CEAA requires that the EA must be undertaken before any irrevocable decisions are made, it is appropriate to analysis, examine these issues for the completion of an IAR at the earliest point because the options examined here can significantly affect the environmental impacts of of Small Arms Essay, 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 investment decision is made on the basis of an analysis that did not take these environmental impacts into consideration, then the intent of the state of nature locke CEAA is of Small Arms, not being respected. Waltz? Consequently, the most appropriate point at which to of Small Arms Essay, undertake a broadly based EA is in the preparation of an IAR for skokie nazi, a project's Preliminary Project Approval (PPA ).

Expert advice on Impact of Small Arms, the implications of CEAA can be obtained from the Environmental Assessment and 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 one lone night Cabinet, or in some circumstances, by of Small Treasury Board Secretariat. Although the directive was intended to skokie nazi, ensure an of Small Essay, 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 a project. The directive requires that the assessment consider cumulative effects over both space and time. Internment Justified? This statement means: that the issues must be examined and Impact Arms Essay analyzed not only for one lone night, a project's own immediate impact but also how the Impact 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 my papas analysis 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 project may interact with other projects in its immediate vicinity and not only immediately but over of Small Arms Essay 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 one lone night project's impact on traffic patterns may be minimal. However, in combination with other projects in the immediate vicinity and over Impact Arms Essay a period of years, the traffic patterns could be significantly altered and lead to of stopping on a, 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 reuse and management Occupant Issues: indoor environmental quality - air, light, noise occupant ability to control their local conditions.

As with the EA, the of Small most appropriate time for completing a SEA is prior to 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 CBIS . The examination of 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 an existing asset would likely examine many of the same issues as one developed for a new facility except that its perspective would be different. My Papas Waltz Analysis? The issues include: Site: Does the project enhance or detract from of Small Arms 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 essay project affect the assets energy efficiency? Does the project affect the energy source mix - carbon fuels, hydro, nuclear, green power? Does the of Small project provide for on-site power generation? Water: Does the justified 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 project affect the Impact Essay 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 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 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 automatic 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 Essay, the Department's lease agreements. And specifically for leases: All leases of 500 m 2 the building will be managed to the equivalent of one lone night, BOMA Go Green; For leases of Essay, 10,000 m 2 and greater, the skokie nazi 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. Impact Of Small Essay? The Leadership in Energy and Environmental Design (LEED ™ ) and analysis 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 a hard copy format to an internet application format.) The features of of Small, 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 environmental performance. The table below illustrates the areas covered by both tools and how they address the targets of the Department's SDS. When assessing the various options for a project in an IAR , the skokie nazi degree to Impact of Small, 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 consideration. My Papas? The overall targets have a built in flexibility as to how they are achieved but the objective to achieve a level of LEED Silver or 3 Green Globes is a solid commitment of the Department and has been included in the funding allotment for capital projects. The project team must ensure that the project achieves this target through a combination of the Impact Arms Essay design features itemized in either of the two methodologies.

As noted above, in of nature the case of new office buildings, long term leases, or lease purchase, the Impact 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. For instance, while LEED places Alternative Transportation under the was japanese internment justified 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 of Small Arms, and from work. Also the relative significance of waltz analysis, a particular issue may not be given identical weights in both systems. Arms? In the transportation example above, LEED assigns 4 points out of 70 to this aspect, or about 6% of the total points available. BREEAM /Green Leaf gives the issue 80 points out of 1000, or about 8%, close but not identical. Similar differences can be identified throughout the two systems and, while they may offer debating points between the 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 state locke, Prerequisites or aspects that must be included in the project in order for it to even be considered, such as Erosion Control under Sustainable Sites and Building Commissioning under Energy Atmosphere. The other aspects are Credits and design team selects which one under the Essay six categories the project will try to incorporate into its specifications. 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 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 Department will be undertaking) at least 33 credits must be accumulated for the project. The Gold standard requires at least 39 credits but is my papas waltz, only required on construction of 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 of Small Essay, 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 was japanese internment justified, of the 1000 available.

This table gives an example of Impact of Small Essay, both LEED and BREEAM assessments for a given whole building project. The table shows how each assessment would be done for a project, with the skokie nazi 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 Impact of Small Arms, 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 completing the full and locke detailed system selected for the project. This table gives an example of both LEED and BREEAM assessments for of Small, 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. 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 summary of stopping by woods evening, these two rating systems. Of Small Arms? The design team should be involved in internment justified completing the Arms 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 waltz analysis, try to locate such space in a building that would meet the same level of Impact of Small Arms, environmental performance as a crown-owned building (using the one lone night LEED or BREEAM /Green Leaf rating systems). However, the Department also recognizes that this will not always be possible and we will have to acquire space in facilities that do not meet these standards. Under these circumstances, the of Small Essay space that is being leased should be fitted out to meet sustainable development standards that reflect these expectations for my papas, 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 Arms BREEAM /Green Leaf system, referred to summary, as Commercial Interior systems. The aspects for both are summarized below in Table II - Assessment Tools for Commercial Interiors.

These two systems operate in the same way relative to Arms, their original systems except they have been adapted to skokie nazi, limit the assessments to those issues that are relevant to a space fit-up project. Essay? There is a major exception, however, in the case of the was japanese internment LEED system. The LEED CI, as it is Impact of Small, known, has been developed only for state of nature, the US at of Small Arms, this point and 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 analysis, the other hand, was developed specifically for Impact of Small Essay, a PSPC project and reflects Canadian market conditions. Typer? In the 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 Impact requirements of their specific project. This table gives an example of both LEED and BREEAM assessments for 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 LEED system, certain aspects are considered pre-requisites (signified by skokie nazi 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 Impact Arms, example of both LEED and BREEAM assessments for a given whole building project. The table shows how each assessment would be done for of stopping snowy evening, a project, with the project being scored in various areas of Impact of Small Arms Essay, environmental concern. Automatic Essay Typer? 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: 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 Impact of Small, sustainable development in a slightly different manner. Progress towards sustainable development in these cases will be tied to the individual asset's Asset Management Plan (AMP) and 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. (The Go Green Comprehensive program employs an my papas analysis, internet-enabled application of the Impact BREEAM /Green Leaf system which is essentially the skokie nazi same system that is Impact, presented in Table I.) Managing the asset-based IAR s in this manner does presuppose that these asset evaluations are already in internment justified place and integrated into the asset's SEA , which is not the case for all PSPC assets. Impact Of Small Arms? However, BOMA Go Green Plus assessments are a requirement of the SDS 2007 to 2009 for internment justified, PSPC Crown-owned office buildings and must be completed for all these assets by March 2010. The significance of this approach is that the Impact Arms Department will not evaluate individual projects for skokie nazi, their sustainability but will do so as these projects affect the Impact of Small Arms asset in justified 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 the difference it makes in the overall asset performance. The project may increase the energy efficiency of the asset sufficiently to increase the score for the energy section of the assessment and Impact of Small improve the one lone night overall score of the of Small Essay asset. One Lone Night? It may even move the asset into of Small Essay, a new, higher level of recognition.

In this way, the impact of multiple projects for an asset can be tracked over by woods on a snowy evening 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 real estate, showing the original letters patent, subsequent conveyances, mortgages, and all recorded transactions pertaining to Arms Essay, the title. (Fr. - Résumé des titres ) ACCELERATION CLAUSE A clause in a loan contract or mortgage which permits the skokie nazi lender to require the Impact of Small immediate repayment of the entire balance if certain term of the contract is breached or a condition for 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. - Clause de remboursement anticipée ) ACCESS The means of approach to real property.

It could be a walkway, or in the case of an easement, a right-of-way. (Fr. - Accès ) ACCESS RIGHT The right an owner has to enter onto and exit from essay his property by street or highway, by right-of-way, or by other means. (Fr. Of Small? - Droit d'accès ) ACCOMMODATION OPERATION REVOLVING FUND (AORF) A fund created to account for all revenues obtained from the provision of my papas waltz, service and management of Impact, accommodation and for all expenses and expenditures required to manage and provide the of nature service and accommodation. Useful as a means of Essay, determining the automatic typer 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 Impact of Small Arms Essay, dollars at the date the accumulated cost is prepared. (Fr. Analysis? - Coût cumulatif ) ADDITION An approach to increasing Crown-owned accommodation whereby the Crown calls tenders on complete plans and specifications to construct an addition to an existing improvement on of Small Arms Essay, Crown land. A construction contract is agreed upon my papas, 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 of Small, acquiring title to property without a deed, by making a claim and meeting certain statutory requirements. Skokie Nazi? 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 of Small Arms Essay, claim legal title to that property.

The owner who has either abandoned or remained silent during a statutory time may not later claim title to the property. Waltz? The process is similar for easements, except in Quebec. In Quebec it is known as acquiring property by prescription. (Fr. Of Small Arms Essay? - Possession adversative ) AFFIDAVIT OF TITLE A sworn written statement by a seller declaring that he owns the of stopping by woods on a snowy property in question, that no one made any claim to it, and of Small Arms Essay that there are no liens or judgments against him which affects the title to the said property. (Fr. - 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 state within stated elevations. Such rights may be acquired for the construction of 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 Impact, 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 summary by woods on a snowy, interest in a bond, mortgage, lease or other instrument. (Fr. - Cession ) ASSIGNMENT OF MORTGAGE Legally, a mortgage is Impact of Small Essay, considered personal property except in Quebec, and automatic typer thus can be transferred by a simple bill of 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 the mortgage debt. Arms? It normally gives a description of the mortgaged property and indicates the Land Registry Office in which it is registered. The registration of the assignment of mortgage provides notice to skokie nazi, third parties. (Fr. - Cession de l'hypothèque ) BALANCE SHEET A statement of Impact of Small Arms Essay, 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 the unamortized principal amount of of nature locke, a mortgage or long-term loan, which is paid off in a lump sum at the end of the Impact of Small Arms Essay term.

(Fr. - Dernier paiement majoré ) BILL OF SALE A document that testifies to the sale of personal property, such as an automobile. In real estate transfer, only personal property, such as fixtures or other equipment, may be evidenced by automatic essay typer a bill of Impact of Small Essay, sale. (Fr. - Acte de vente ) BLANKET MORTGAGE A mortgage, which affects several properties. Several properties under one mortgage. Internment? This is common in subdivisions or where equity in one property is insufficient to Impact of Small, 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 was japanese justified 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. Of Small? - 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 of nature, purchase the improvement (and land) at a specific price after construction is complete. The Crown may call for proposals on either full plans and specifications or performance specifications. (Fr. - Vente à terme ) CAPITAL COST ALLOWANCE (CCA) The allowable capital depreciation claim against of Small Arms, an asset, which produces an income. As it affects leases, the 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 of stopping evening, residual income after allowing for all charges relating to the operation of the property and mortgage debt service (interest and 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 of Small, 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 real estate transaction. (Fr. My Papas Waltz? - 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.). Of Small Essay? 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 summary of stopping by woods on a snowy evening, 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 do or forbear from doing certain specified acts. In order for a contract to be valid and legally enforceable there must be: capacity to contract; intention to Impact Arms Essay, contract; consensus as to the terms of the contract; valuable consideration; legality of purpose; and of nature certainty of terms. (Fr. - Contrat) CONTRACT RENT Payment for the use of property designated in a lease. The term is used to establish the fact that the actual rent paid, the contract rent, may differ from market, economic rent. (Fr. - Loyer contractuel ) CONVEYANCE The transferring of real estate or the interest in it from one person to another. Of Small? 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 two or more parties, by deed in writing, signed, sealed and essay typer delivered, by which either of the parties pledges himself to the other that something is 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. - Engagement formel ) COVENANT OF QUIET ENJOYMENT The contractual right of of Small Arms Essay, a grantee of was japanese justified, property (and also of Arms, any person deriving title from one lone night him) to 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 Arms, providing Crown-owned accommodation whereby the Crown calls tenders on summary by woods on a snowy evening, complete plans and specifications to Impact, construct an summary of stopping evening, improvement on Crown land. A construction contract is agreed upon with the acceptable bidder. (Fr. Impact Of Small? - Construction financée par l'État ) CURRENT VALUE Representative of value in use to the owner. Assumes that a market value is my papas, not required as the use is intended to continue, and Arms if the property was sold would have to be replaced in order to continue in that use. Would not likely exceed the replacement cost of the facility or the was japanese amount a prudent person would pay rather than be ejected from the property. (Fr. - Valeur courante ) DEBT Money, goods or services owing to another by 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 one in authority, or a court order that compels someone to do something. (Fr. Impact Arms? - 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 skokie nazi a development.

(Fr. - Affectation ) DEED A written instrument, signed, sealed and delivered, by which one person conveys land or an interest in land to another. 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 Impact of Small Arms Essay, 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 automatic essay typer, chattels, followed by payment of the agreed price. This method of conveyance has been abolished by the Law of Impact of Small Essay, Property Act in 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 a deed of evening, conveyance. (Fr. - Description de l'acte ) DEED, QUITCLAIM A form of conveyance whereby whatever interest the grantor possesses in Impact Essay the property described in the deed is conveyed to the grantee without warranty of title.

(Fr. - 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 land regardless of one lone night, owner, most commonly limiting the type of use or intensity of use of the real estate. (Fr. - Restriction à l'acte ) DEED WITH FULL COVENANTS Also called a warranty deed, it contains full covenants and Impact Arms Essay is considered the best deed to the purchaser of real property. Summary By Woods On A Snowy Evening? There is a statutory short form that lists the Essay five covenants. Skokie Nazi? 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 said premises are free from encumbrances; 4) that the party of the first part will execute or procure any further necessary assurance of the title to said premises; and Impact of Small 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 permanent, it must be given an was japanese internment, exact description, especially when conveying title. There are many ways to describe land, including: metes and Impact of Small Arms 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. Essay? - Description du bien (immobilier) ) DOMINANT ESTATE or TENEMENT A property that benefits from an easement. Impact Arms Essay? That to automatic essay, which a servitude or easement is due, or for the benefit of which it exists. Arms? 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 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 of stopping snowy, easement is Impact, that there must be a dominant tenement (the land which is to benefit from the easement) and a servient tenement (the land subject to the easement). The most common type of summary by woods on a, easement is a right-of-way.

(Fr. - Servitude (de Common Law) ) ECONOMIC RENT A synonym for 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 Arms, a lease and is always stated in relation to a specific date. It is the one lone night amount for which the property could have been rented for at Arms Essay, the date of valuation if it had been available for rent to internment justified, 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 Arms Essay which the proprietor of an immovable conveys it for a time to another, the lessee subjecting himself to make improvements, to my papas analysis, pay the lessor an annual rent and to of Small Arms Essay, 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 more than nine. [6] (Fr. - Bail emphytéotique ou Emphytéose ) ENCROACHMENT The unauthorized extension of the boundaries of land. A situation in which any building or part of a building goes outside the boundary line of a parcel of land and intrudes on the land of skokie nazi, 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. Impact Of Small Essay? - Charge ) EQUITY Any right or claim to assets. 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 one lone night, periodic intervals, upon specific situations as stated in of Small Essay the mortgage or lease. it could be contingent on summary of stopping by woods evening, the cost-of-living index, inflation rate, taxes, operating expenses, etc. (Fr. - Clause d'échelle mobile ) ESCROW A writing, deed or funds delivered by Arms Essay the grantor, promisor or obligor into the hands of a third person, to be held by the third person until the skokie nazi happening of of Small, a contingency or performance of certain obligation, and then by 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 owner) acquisition, pursuant to statutory powers, of waltz analysis, 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 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 Impact of Small Arms, be made for the use of an asset over the service life of the asset. Analysis? Under a financial lease, the lessor can sell the future payments to a financial institution or other party in order to raise capital. (Fr. - Crédit Bail ) FLOOR SPACE INDEX (FSI) A ratio of the gross floor area of a building to the total area of the site. Also known as FAR (Floor Area Ratio) or FSR (Floor Space Ratio).

(Fr. Essay? - Indice de superficie des locaux ) FORESHORE The strip of land that lies between the my papas high and Impact Arms Essay low tide lines and that is alternately wet and dry according to the flow of the one lone night tide. Unless disproved to the contrary, the property in the foreshore is vested in the Crown. (Fr. - 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 Impact of Small Arms, specific circumstances for increases. (Fr. - Bail à loyer variable ) GRANT A transfer of title to one lone night, property real or personal by deed or any other document.

A generic term applicable to all transfers of real property. (Fr. - Cession ) GRANTEE The person who receives title to real property; the buyer. (Fr. - Cessionnaire ) GROSS INCOME Revenues before deducting any expenses. The term is synonymous with gross revenue. (Fr. - 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 the tenant pays only the rent but no operating or maintenance expenses. (Fr. - Bail brut ) GROUND LEASE A lease, which gives the right of use of Impact, land. My Papas? 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 Essay, represent a return upon land only. (Fr. - Loyer foncier ) HABENDUM CLAUSE Portion of deed beginning with words To have and to snowy evening, 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 acquisition of a property at Essay, the date of acquisition. (Fr. - Coût d'origine ) HYPOTHEC In Quebec law, real right or charge, which encumbers an immovable property to secure the fulfillment of an obligation of a debtor (usually repayment of a loan). It has similar function as mortgage. (Fr. By Woods Snowy? - Hypothèque ) INDEMNIFY Legally it means, to Impact of Small Arms, save harmless, to secure against loss or damage; to give security for the reimbursement of a person in one lone night case of an anticipated loss falling upon him. To make good a loss which one person has suffered in Impact of Small Arms Essay consequence of the act or default of another. For example, landlords use this clause to relieve them of any claims by a tenant; sellers use it to protect other brokers from justified claiming commissions, etc. (Fr. - Indemniser ) INTEREST Right in real property. (Has also other meanings) (Fr. - 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 a real property, i.e. an individual does not own a particular part of 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 of Small Arms other receives his share or interest. (Fr. - Propriété conjointe ) LAND In law, land includes not only the of stopping on a evening surface but all that is under the surface, including minerals and oil and everything above the Impact Essay surface including the buildings on the land and the column of internment justified, air as well. (Fr. - Bien-fonds ) LAND SURVEY As all parcels of land must have definite and indisputable boundaries and of Small Essay identifications, it is state locke, necessary to physically chart (survey) the Arms Essay land to get its accurate boundaries. Automatic Essay? These boundaries and Impact of Small directions (metes and by woods on a 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 use of the property for a specified term in Arms Essay return for rent or other income. (Fr. - 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. State Locke? 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 of Small Essay tenant. They are paid for either by amortization under the lease or in a lump sum payment, or in some other arrangement made between the two parties. (Fr. - 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. Automatic Essay? Various forms of the Impact of Small lease purchase are as follows: (Fr. - Bail-achat ) LEASE WITH AN OPTION TO PURCHASE The option to purchase the real property at skokie nazi, a determined amount during or at of Small Arms Essay, 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 internment, the end of the lease term and paying the purchase price applicable to the date of termination. The purchase price is predetermined and usually based on Impact of Small Essay, some pricing formula such as the present worth of the unpaid rent. (Fr. - Bail avec option d'achat ) LEASE - LEASEBACK An approach to skokie nazi, creating a real property improvement whereby the owner of a land, leases it to of Small Arms, another party (ground lease) under an agreement whereby the party will construct an improvement and lease it back to the owner. Under varying agreements the landowner may have an essay typer, option(s) to purchase the improvement during or at 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. Essay? - Construction/bail-achat ) LEASE TENDER (PROPOSALS) The Crown invites bids from the private sector property owners offering to lease space. The bids received are point rated against pre-established criteria. One Lone Night? Certain minimum specifications must be met. The successful bidder is selected by Impact Essay a formula combining his point rating and the rent quoted. By Woods Evening? This process may be referred to as a call for lease proposals rather than a lease tender. (Fr. Of Small Essay? - Appel d'offres de location (concours) ) LEGAL DESCRIPTION A statement containing a designation by which land is of stopping by woods on a, identified according to a system set up by law or approved by of Small Essay law. (Fr. - Description Officielle ) LETTING A letting is in law the same as a lease. As the term is summary by woods evening, used in Public Works, the Department, in the position of the 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 enter on land and to do particular act or series of acts on land of another.

A licence passes no interest in 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 the terms of the contract between the 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 buyer and seller each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. The probable price at which property would sell for at the date of appraisal allowing a reasonable time to find a purchaser. METES AND BOUNDS Metes (measures in meters) and bounds (direction in degrees) make possible to describe completely and Impact Essay accurately boundaries in one lone night real property. (Fr. - Bornes et limites ) MORTGAGE Conveyance of an Impact, interest in land as security for a debt. A contract by which a person binds the whole or a portion of one lone night, his property in favour of another, to secure the execution of some engagement, such as the payment of money. (Fr. - Hypothèque ) NET INCOME Ordinarily, net income is synonymous with net profit (See: Net profit). (Fr. - Bénéfice net ) NET LEASE The antonym of a gross lease. A lease whereby in Impact of Small Arms Essay addition to waltz analysis, 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. In common usage, the of Small Arms Essay degree to which various items of expense are to summary of stopping on a evening, be borne by Arms the landlord or by 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 maintenance. Net Net Net Lease, the tenant pays basic rental plus taxes, maintenance and operating expenses. 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 internment regard to the definition of the lease, one person regarding it, for example, as a net lease and of Small Essay the other regarding it as a net net lease. The respective meanings are fluid, dependent on individual interpretation. One Lone Night? There is no one right meaning. NET PROFIT Profit remaining from of Small Arms Essay 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 skokie nazi, escalation and therefore netted out. Impact Essay? Thus, a tenant would agree to pay a certain rental plus additional amount equal to the escalated cost and taxes. (Fr. - Loyer net) NON-CONFORMING USE A use of land, which is of stopping by woods evening, 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 Impact of Small Arms the offering party to lease or let real property. My Papas Analysis? If the terms of the offer are in law sufficiently complete (i.e. are not deficient in Impact Arms Essay omitting any one of the basic elements required to form a lease, for of stopping on a snowy evening, example, the amount and particulars of of Small Arms, 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 the offering party to purchase or sell real property. If the offer is complete in specifying the terms and conditions of the 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 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. et E.)) OPTION A right of choice. An agreement, in consideration for skokie nazi, the payment of a certain sum of money or signed under seal, to of Small Arms, hold an offer open for a definite period of time. It is but continuing offer, which is skokie nazi, merged in contract resulting from acceptance thereof. If the option is not exercised the payment is forfeited. (Fr. Of Small Arms? - 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 an agreed price and on specified conditions. The option to purchase is most commonly used to protect the waltz 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 of Small Arms, not valid unless given for consideration or under seal. One Lone Night? In Quebec, the Impact of Small Essay option to purchase is enforceable only against 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 conditions. (Fr. Essay? - 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 Impact Arms, usually included although a straight percentage is 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 Surrogate Court that the essay document produced before the Court for official recognition and registration, and Impact Arms Essay alleged to be the last will and testament of a certain deceased person is such in 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 skokie nazi part assumed figures or other facts, some indication of the Impact of Small Arms Essay character and purpose of the one lone night contents of the of Small Arms statement or account and 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 skokie nazi, a proposed presentation. (Fr. - Pro forma ) PROPOSALS An invitation for of Small Arms Essay, proposals is an summary of stopping by woods on a evening, alternative to Impact Essay, a tender call where the private sector is invited to develop proposals to provide accommodation to the Crown under general conditions with flexible design specifications. Waltz? For example, the Crown may wish to invite proposals on of Small Arms Essay, performance specifications giving the design/build responsibility to skokie nazi, the successful proponent. An invitation for proposals is Impact of Small Arms, usually associated with a Build to my papas waltz analysis, lease, Buy back, or Lease purchase arrangement or a development agreement with the Crown sharing in of Small Essay the income. (Fr. - Concours ) PURCHASE The acquisition of land by lawful act. Example: the Crown purchases an existing property and obtains immediate ownership for some financial consideration normally paid in one lone night a lump sum. (Fr. Of Small Arms Essay? - Achat ) QUIET ENJOYMENT A right of a property owner to enjoy his property without interference or fear of claims.

It is one of the one lone night five covenants found in a full covenant or warranty deed. The legal wording for this covenant is: That the party of the of Small Arms Essay 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 pay a quit lease penalty, which will compensate the lessor for 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 ownership. State Of Nature Locke? Real estate and real property may be used synonymously. (Fr. - Bien-fonds ou Propriété foncière ) REAL PROPERTY Land, and generally whatever is Arms, erected or growing upon my papas waltz, or affixed to land. Also rights issuing out of, annexed to, and Arms Essay 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 a specified need. The Crown calls tenders on complete plans and one lone night 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 of Small Arms Essay, land and or improvements.

Synonymous with Rental. (Fr. - Loyer ) RESTRICTION A term or condition, which restricts the transfer or use of land. A restriction may be statutory or contractual. State Of Nature? Restrictions must be written and recorded in order to bind third parties. A zoning ordinance is an example of a restriction imposed by a municipal authority on the use of property. (Fr. - Restriction ) RETURN ON INVESTMENT Is the net income divided by investment. The term investment is Impact Essay, used in three different senses in skokie nazi 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 Arms Essay use of real estate to the lessor at the expiration of a lease. The term reversion has two meanings: first, as designating the right (estate) left in the grantor during the continuance of a particular estate; second, the residue left in summary of stopping by woods evening grantor or his heirs after termination of a particular estate. Impact Of Small Essay? It differs from a remainder in that it arises by act of the law, whereas a remainder is by of nature locke act of the parties. (Fr. - Droit de retour ou Réversion ) REVOLVING FUND A fund from Impact of Small Essay which moneys are continuously expended, replenished and again expended. A fund created by an appropriation or issue of waltz, securities for Impact of Small Essay, the purpose of providing working capital that is to be replenished through revenues or transfers from users of the skokie nazi fund's facilities. (Fr. - Fonds renouvelable ) RIGHT OF FIRST REFUSAL TO LEASE The right given by the landlord to a party requiring the 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 Impact Arms person who has the my papas waltz analysis right of first refusal refuses to accept the offer, then the landlord may lease to the third party at that rent and on Arms Essay, those conditions, but not any other rent or conditions. (Fr. - Droit de préférence à la location ) RIGHT OF FIRST REFUSAL TO PURCHASE The right given by the owner of real property to state of nature, 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 Impact Arms property to the third party at that price and on those conditions, but not any other price or conditions. (Fr. - 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 land abutting a body of skokie nazi, water to make use of the water area for piers, boat houses, for fishing, boating and of Small Arms Essay navigation, and the right of was japanese internment justified, access for such purposes, which right is limited by public need if on a navigable stream. (Fr. - Riveraineté ) SALE-LEASEBACK An agreement whereby the owner of real property sells the 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 of Small lease. (See also Leaseback.) (Fr. - 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 service. Useful as a method of determining the automatic essay worth or value of 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 Impact of Small which periodic deposits of equal amounts of of nature locke, money are made for the purpose of Impact Arms Essay, 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. One Lone Night? - Fonds d'amortissement ) SUBLEASE An agreement conveying the right of use and occupancy of a property in which the 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 Impact Arms tenant's term to the subtenant. The sublease covenants may differ from those of the main lease. However, the original tenant (lessee) remains liable to his landlord (lessor in the main lease) for skokie nazi, the performance of Impact of Small Arms, 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 was japanese internment, the survivor or survivors.

The heirs become tenants in common with the survivors. The holding of an estate in land by different persons under different titles, but there must be unity of possession and each must have right to occupy the Impact of Small Arms whole in common with his co-tenants. (Fr. Internment? - Tenance Commune ) TITLE In real property law, title means the union of all the elements, which constitute ownership; full, independent and fee ownership. (Fr. - Titre ) TORRENS SYSTEM A system of land registration in which the governmental authority issues title certificates covering the ownership of land which tend to serve as title insurance. In effect, the government guarantees the of Small Arms Essay accuracy of the my papas waltz title as shown on the record. (Fr. - Système Torrens ) TOWNSHIP A territory subdivision that is 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 Impact of Small Arms Essay, alterations and fitting up carried out by the landlord at his direction and expense amortized over the period of the lease. (Fr. - Bail clés en mains ) WARRANTY DEED A deed conveying to the grantee title to the property free and one lone night 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 capital costs of the project amortized over its economic life, interest on the current land value, and Impact an estimate of first year grants in lieu of taxes, operation and maintenance costs and building management fees. (Fr. - Coût annuel d'occupation ) APPRECIATION An increase in the monetary value of a property. (Fr. Of Nature? - Plus-value ) BREAK-EVEN RENT In the Impact Arms Essay 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 was japanese taxes and appreciation in Impact 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 converting into a present value, a series of anticipated future annual installments of skokie nazi, income by discounting them into a present worth at a capitalization rate which is attracting purchase capital to investments with similar characteristics, such as risk and term. (Fr. - Capitalisation ) COST OF ACCOMMODATION (PRESENT VALUE) Present value cost of accommodation refers to 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 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 used to measure the cost to the Crown of providing the accommodation over the investment horizon and is comparable between alternatives with the same investment horizon. (Fr. Arms? - C oût des locaux (valeur actualisée) ) DEFLATION A decrease in automatic essay typer the general price level, a period when the purchasing power of money is rising. (Fr. Impact Of Small? - Déflation ) DEPRECIATION A loss in was japanese justified building value caused by deterioration and/or obsolescence.

(Fr. - Dépréciation ) DISCOUNT RATE The discount rate is the value an investor places on Impact 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. An investor's discount rate varies with the type of project, duration of the investment, risk and the scarcity of capital. Automatic? The only discount rate calculated for the government as a whole is published by the Department of Finance based on government bond rates and thus represents the cost of money to the public sector. The discount rate is the pivotal point of present value and 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 Impact Essay 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 of nature locke investment, over and above the Impact Essay economic rent due to land. 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 renting at the time of its estimation; the rental warranted to be paid in of stopping by woods on a 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 nominal value of Arms Essay, goods and services. The real change in value pertains to a change in the value of a specific good or service relative to all other goods and services. The nominal change in value pertains to the change in price due to internment justified, a change in the general price level (inflation or deflation). (Fr. - 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 Impact of Small the general price level, a period when the purchasing power of money is of stopping evening, decreasing.

(Fr. - Inflation ) INTERNAL RATE OF RETURN (I.R.R.) The I.R.R. is a measure of the annual return on the capital invested in a project. The internal rate of return is an interest rate at Impact of Small Essay, which the 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. - Taux de rendement interne ) INVESTMENT HORIZON The period of time over skokie nazi which project costs and revenues are estimated and analyzed. In order to provide a comparison of cost and revenue streams for each accommodation alternative, the Essay department's Real Estate Investment Analysis System discounts costs and revenues over the same investment horizon.

The length of the investment horizon is normally equivalent to automatic, the shortest economic life among the project alternatives or the Essay length of the functional requirement, whichever is skokie nazi, shorter. Where a project's economic life extends beyond the investment horizon the value remaining in Essay the project is identified through the essay inclusion of Impact of Small, a residual value. (Fr. - 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 one lone night present value of revenues and represents the Arms Essay additional profit or cash flow from the project after the investor has recovered his capital and his expected rate of return expressed by his discount rate. A project yielding a positive N.P.V. is considered to 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 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. Of Nature? is the ratio of the present value of Arms Essay, revenues over 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 skokie nazi, economically acceptable project to the potential investor. (Fr. - Indice de rentabilité ) RESIDUAL VALUE The residual value is the Impact of Small estimated value to automatic, the owner remaining in a property at the end of the investment horizon. Impact Of Small? In the skokie nazi department's Real Estate Investment Analysis System, the residual value facilitates the fair comparison of investment alternatives with different economic lives (where one alternative may have additional income potential beyond the of Small investment horizon) and varying rates of appreciation in the market place (where one alternative appreciates faster than another and skokie nazi therefore has additional speculative value). (Fr. - Valeur résiduelle ) REVENUES (PRESENT VALUE) The present value of revenues is the discounted value of aggregate revenue stream attributable to 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. - Recettes (valeur actualisée ) REQUIREMENT DATE In the department's Real Estate Investment Analysis System, this is the date at which the Essay client requires new accommodation and automatic essay typer PSPC assumes responsibility for providing this accommodation. Costs associated with interim accommodation between the requirement date and occupancy date is 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 outside walls measured and computed in Arms Essay the same manner as Rentable Area but excluding Accessory Areas and 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). Skokie Nazi? 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. Impact? Where balconies and state of nature locke mezzanine floors occur within the of Small exterior walls of the building, the one lone night actual area of of Small Essay, these is measured and included. (Fr. - Superficie extérieure brute ) RENTABLE FLOOR AREA That area within the outside walls computed by automatic typer measuring from the inside surface of the outer building wall to the inside surface of Impact Arms, 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 innermost inside surface of such glass to the inside surface of the opposite outer building wall or glass whichever is applicable. The area includes columns and projections necessary to the building structure but excludes Building Service Area. (Fr. - Superficie louable ) USABLE FLOOR AREA That area within the outside walls measured and computed in state of nature the same manner as Rentable Area but excluding common use areas which serve the Impact Arms entire floor or building, known as Accessory Areas. (Fr. - Superficie utilisable ) Date modified: 2017-06-05.

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Researching Resume Keywords in Job Postings. by Katharine Hansen, Ph.D. Be sure to read the main article in Impact of Small Arms Essay this series, Tapping the Power of Keywords to summary on a, Enhance Your Resume’s Effectiveness. The method that career experts most commonly suggest for identifying the keywords that an employer is Impact of Small likely to seek in any given job search involves scrutinizing employment ads to see what keywords are prominently or repeatedly mentioned in association with a given job title. Locke. The ads can come from anywhere — Internet job boards, company Websites, trade publications, newspapers, or internal company job postings. Experts say to find anywhere from Arms Essay three to 20 ads for locke the same position at various companies. Essay. Go through each one and internment, highlight or underline the words and phrases that seem as though they could be the Impact Arms keywords used in the employer’s search criteria. After you’ve analyzed several ads this way, make a list of the skokie nazi keywords common to all ads. Those are the keywords that have the best chance of being successfully sought out by the employer’s search software. A few ad tips from Dr.

John Sullivan in of Small Arms Essay his terrific article, Identifying Key Words to Put on my papas analysis, Your Resume: Look for the words that appear early in an ad or job description; the first keywords mentioned are likely the most important. Just as workers are advised to dress to emulate those in positions to which they want to be promoted, look at ads and job descriptions for the job that is “one level above” the job you are targeting at that firm, and add some of those “next-level” keywords to Arms Essay, the ones that come from your current level. Waltz Analysis. Recruiting guru Darrell Gurney gives a good example of how to use next-level keywords in your resume: If an Impact Arms Essay ad mentions a keyword for which you don’t have the associated experience/expertise, use the keyword at one lone night the top of Impact of Small, your resume to indicate that you want to be using that experience in your next job. “You are a financial analyst, and your past experience does not include work in Securities and was japanese internment justified, Exchange Commission (SEC) or 10K reporting, but you do want to Impact of Small Arms Essay, move into skokie nazi this area,” Gurney writes. He goes on to suggest that you state these skills as areas of Impact of Small Essay, interest. Example: Job Goal: Growth-oriented position as a Senior Financial Analyst with a focus on SEC and 10K reporting. Was Japanese Internment. Look at ads and job descriptions for competitor firms that are “one step up” from your target firm. “Because most firms try to emulate the practices of Impact Arms Essay, their ‘superior’ competitors,’ Sullivan writes, “showing that you have the one lone night skills required by that competitor will generally give you a competitive advantage.” Peruse the Impact Arms job descriptions and my papas waltz, want ads of any jobs in the same job “family” as the Impact of Small Arms one you’re targeting to identify patterns of words that the employer uses repeatedly. After scrutinizing ads, identifying keywords from them, and skokie nazi, loading them into Impact of Small Arms your resume, test your resume by comparing it to ads you want to waltz analysis, target.

If your resume doesn’t include more than 50 percent of the keywords in an ad, Sullivan exhorts, don’t expect an interview. Before we launch into an in-depth analysis of extracting keywords from Impact of Small Arms job postings, here’s a shortcut method: Use a word-cloud generator, such as to see which words are most prominent in a job posting. Summary Of Stopping On A Evening. The largest words in the word cloud are the Impact ones that appear most often in the job-posting and thus deserving of the most attention in your resume. For example, we pasted Pharmaceutical Sales Rep Ad #1 from below into evening Wordle. Impact Of Small Arms. As you can see in the illustration, “Sales,” as you might expect, is the most prominent keyword. As you analyze job postings yourself to develop keywords, consider using our Resume Keywords Worksheet.

Here, we offer two examples from popular jobs, pharmaceutical sales rep and state of nature locke, project manager, for which we frequently prepare resumes for clients. Ad #1, Pharmaceutical Sales Rep. –Works with District Sales Manager to assess territory sales performance and market trends. –Works with Pharmaceutical Sales Specialists, as appropriate, to coordinate selling efforts. –Works with deployed marketing operations and Medical Information Scientist personnel to develop customized programs/materials for the therapeutic areas and territory. –Works with Regional Account Directors to maximize impact of managed care pull through activities. –Functions independently with a high degree of sales proficiency . –Ensures a strong working knowledge of product portfolio ; passing all required tests.

–Applies learned product knowledge to accomplish sales objectives . –Clearly understands the Strategic Targeting Plan and Impact of Small Arms, works to meet and exceed reach and skokie nazi, frequency goals. –Ensures sales forecasts and assigned budgets meet or exceed therapeutic and territory expectations. –Develops an aggressive strategy for implementing the Strategic Targeting Plan following formulary approval and following through on strategy with recognizable increases of sales in territory. –Works with District Sales Manager to assess sales performance and market trends; suggests and Impact of Small Arms Essay, implements appropriate actions to enhance performance. –Provides special education programs to physicians and my papas, office staff members . –Provides timely and competent administrative management of work hours, sales call data, customer objectives, communication responses, synchronization, sample, and expense reporting.

–Seeks out team building opportunities in order to communicate effectively and transfer information with supervisor and peers. –Reviews, implements, and of Small Arms, practices all company policies. –Works within a frame work of company cultural attributes. Qualifications — Bachelor’s Degree. –Demonstrated sales and communication abilities. –Valid drivers license and safe driving record. — Computer office suite literacy at an intermediate level. — Previous outside sales experience.

–Excellent interpersonal , organizational and time management skills. Ad #2: Pharmaceutical Sales Representative. Job Description: Represents company and company products in an assigned geographical territory in a complex, dynamic business environment. One Lone Night. Primary responsibility of the Impact Arms Essay Professional Representative is to internment justified, effectively promote company products through a needs-based selling approach. Representatives provide accurate information to physicians and other health care personnel so products will be prescribed when indicated. Management of the Arms Essay territory business is conducted in concert with other territory team members , specialty representatives, hospital representatives and other business resources. Progressive promotion to Senior or Executive Professional Representative may occur through demonstration of state, sustained high performance and leadership . Skills: Sales experience/persuasion skills , Communication , Leadership , Planning Organization , Self-motivation initiative . Ability to Arms, understand and convey complex information. Degree Level Required: Bachelor’s Degree . Major Preferred: Sciences, Business, Healthcare Fields . Ad #3: Pharmaceutical Sales. As a Pharmaceutical Sales Representative you will:

–Sell our pharmaceutical products in a prescribed manner to physicians, retail pharmacies, and other members of the of nature locke health care industry. –Develop local business plan to increase market share by outlining tactics, activities and resources. –Demonstrate thorough knowledge of pharmaceutical products, competitor products and of Small Arms, product objectives . –Utilize customer-focused selling techniques , continually assessing the skokie nazi knowledge of the customer and strategy to of Small Essay, maintain high cust omer intimacy and customer knowledge of products. –Maintain current, approved protocol and promotional materials to be included in sales presentation. –Actively seek and display knowledge of key customers in skokie nazi territory . –Develop and deliver informative sales presentations based on customer needs . –Develop creative sales strategies to reach ‘hard-to-see’ doctors/’hard-to-work’ accounts.

–Work collectively with other consultants in arranging speakers, displays and special programs. –Positively impact sales in territory. –1+ years of relevant outside sales experience. — Science/Pharmaceutical background/experience preferred. –Strong communication and negotiation skills. –Candidate should have moderate knowledge of the Arms pharmaceutical market and pharmaceutical products . OK, let’s see what keywords we came up with from the three job ads: customized programs/materials for the therapeutic areas sales proficiency knowledge of product portfolio sales objectives strategic targeting plan assigned budgets aggressive strategy special education programs to physicians and office staff members administrative management team building opportunities communicate effectively bachelor’s degree sales and communication abilities computer literacy previous outside sales experience interpersonal skills organizational skills time management skills provide accurate information to physicians and other health care personnel in concert with other territory team members sustained high performance leadership sales experience/persuasion skills communication leadership planning organization self-motivation initiative ability to understand and convey complex information bachelor’s degree sciences, business, healthcare fields local business plan increase market share thorough knowledge of pharmaceutical products, competitor products and product objectives customer-focused selling techniques knowledge of key customers in territory informative sales presentations customer needs creative sales strategies relevant outside sales experience BS degree science/pharmaceutical background communication skills negotiation skills knowledge of the one lone night pharmaceutical market and pharmaceutical products. So, if we wanted to identify keywords that would probably work for most pharmaceutical sales rep jobs, we might narrow the list down to: sales proficiency; aggressive, creative sales strategies; sales abilities team building, teamwork communicate effectively bachelor’s degree previous outside sales experience interpersonal skills organizational skills persuasion skills self-motivation initiative ability to understand and convey complex information customer-focused selling techniques informative sales presentations customer needs. Here’s how we might fashion those keywords into a concise, contextualized resume Professional Profile section that front-loads the Impact Arms Essay resume with keywords, yet also attracts the human reader.

Is it cheesy to use the exact words from ads in by woods snowy evening your resume? Nope. The more the words match, the more likely you will be to get interviews. Goal-oriented sales professional with bachelor’s degree in science field, and outside sales experience, proven sales proficiency, and expertise in aggressive, creative sales strategies. Of Small Essay. Enthusiastic, knowledge-hungry self-starter, eager to meet challenges and quickly assimilate knowledge of pharmaceutical market, customers, as well as pharmaceutical and summary of stopping snowy, competitor products. Results-driven achiever with strong organizational skills and Impact of Small, the self-motivation and initiative to increase market share. Solid communicator with exceptional ability to deliver complex information in one lone night persuasive, informative sales presentations and education programs. Customer-focused closer with unsurpassed interpersonal and of Small Essay, teamwork skills, along with ability to address customer needs.

Ad #1: Senior IT Project Manager. The Senior IT Project Manager must be able to by woods on a evening, oversee large, complex projects , control and understand the business environment and work product , and Arms Essay, evaluate technical specifications . Key responsibilities include directing and evaluating project vision and one lone night, strategy , accountability for project completion and team management , defining and driving project deliverables , and facilitating development and operations project teams . The Senior IT Project Manager will be responsible for defining, creating, and maintaining a project plan , managing day-to-day client communication , allocating resources , and maintaining team productivity and morale in high-pressure situations . Candidates must have IT expertise , a Bachelor’s degree in Arms management, engineering, computer science, business or similar field , 4+ years in professional services or consulting , 2-4 years of managerial experience , as well as the skokie nazi ability to manage multidisciplinary projects with 10+ people . Ad #2: Project Manager. Our firm has a Project Manager position opening in its Professional Services group. –Work with the prospective professional services customer to define the scope of Impact of Small Arms Essay, work and provide it to my papas analysis, the customer for approval. — Identify the external resources and if appropriate, internal resources with the necessary skills to develop a detailed Statement of Work.

–Manage the Impact of Small Essay Professional Services team to execute on and complete the deliverables called out in the Statement of Work. My Papas Analysis. –Manage the client relationship . –Demonstrated management , leadership , communication , motivational and influencing skills. –Must have a thorough understanding of the software development process , preferably from of Small Arms a system (hardware/software) perspective. –Must have a proven record of managing software/hardware system integration projects/programs . –Must feel comfortable in a leadership role in my papas waltz a matrix management environment . –Must be able to effectively communicate verbally and written with individual contributors, management, executive staff, as well as with the Impact Arms customer. –Demonstrated commitment to quality . — Problem solver with the ability to provide primary problem diagnosis and analysis, coordin. Building Tools That Build Better Work Lives.

Since 2005, LiveCareer’s team of career coaches, certified resume writers, and savvy technologists have been developing career tools that have helped over Arms, 10 million users build stronger resumes, write more persuasive cover letters, and develop better interview skills. Use our free samples, templates, and writing guides and our easy-to-use resume builder software to help land the job you want. Dr. Randall S. Hansen. Dr. Randall S. Hansen is founder of Quintessential Careers, one of the skokie nazi oldest and most comprehensive career development sites on the Web, as well CEO of He is also founder of and

He is publisher of Quintessential Careers Press, including the Quintessential Careers electronic newsletter, QuintZine. Dr. Hansen is also a published author, with several books, chapters in books, and hundreds of Arms Essay, articles. He’s often quoted in the media and conducts empowering workshops around the country. Finally, Dr. Hansen is waltz also an Arms educator, having taught at the college level for more than 15 years. Typer. Visit his personal Website or reach him by email at Of Small Arms. Check out Dr.

Hansen on GooglePlus. Katharine Hansen, Ph.D., creative director and associate publisher of Quintessential Careers, is an educator, author, and blogger who provides content for Quintessential Careers, edits QuintZine, an electronic newsletter for jobseekers, and blogs about storytelling in of stopping by woods on a evening the job search at A Storied Career. Essay. Katharine, who earned her PhD in organizational behavior from Union Institute University, Cincinnati, OH, is author of Dynamic Cover Letters for New Graduates and A Foot in the Door: Networking Your Way into the Hidden Job Market (both published by Ten Speed Press), as well as Top Notch Executive Resumes (Career Press); and with Randall S. By Woods Evening. Hansen, Ph.D., Dynamic Cover Letters, Write Your Way to a Higher GPA (Ten Speed), and The Complete Idiot’s Guide to Study Skills (Alpha). Visit her personal Website or reach her by e-mail at Check out Dr. Hansen on GooglePlus.

I AM A CAREER CHANGER This page is your key source for all things career-change related. You’ll find some great free career-change tools and resources. Changing careers can be traumatic, especially if you have been in Essay your current career for a long time, but you do not have to go through the skokie nazi process alone or [] Quintessential Careers: Career and Job-Hunting Blog. Quintessential Careers: Career and Job-Hunting Blog Career and job-search news, trends, and scoops for Impact of Small Essay job-seekers, compiled by the staff of Quintessential Careers.The Quintessential Careers Blog has moved!! These pages remain as an archive of our previous blog posts. Please check out the new and summary of stopping snowy, improved Quintessential Careers Blog for Job-Seekers and Careerists. Interview Advice Job [] The Quintessential Directory of Company Career Centers. The Quintessential Directory of Company Career Centers Where job-seekers can go directly to Arms Essay, the job/career/employment section of a specific employer’s Website.Because more and internment, more companies are developing career and employment centers on their corporate Websites, Quintessential Careers has developed this directory, which allows you to go straight to the career and employment section of the []

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Analysis of Suicide by David Hume Essay. I believe that no man ever threw away life, while it was worth keeping. In David Hume's essay Of Suicide, the philosophical argument of justified suicide is pursued. However, the underlying argument focuses on the injustification of the government and society condemning and forbidding such an action and the creation of superstitions and falsehoods of religion and God. Hume argues that the last phases that a person goes through before taking his life is those of disorder, weakness, insensibility, and stupidity, and that those traits, when obvious to Impact of Small the mind, doom him to a death by of nature locke, his own decision. He states that no being in any facet of life can continue life when transferred to a show more content Another point Hume discusses is the injustice in ruling suicide as criminal.

He describes this point reducing all things to their basic nature in reality. …two distinct principles of the of Small material and animal world, continually encroach upon each other, and mutually retard or forward each others operations. In essence, what Hume is saying here is that man depends upon the inanimate, in ways of was japanese internment, direction and Arms Essay hindrance, and the inanimate consequently is directed by man. Even thought the of stopping on a snowy evening nature of the Impact of Small Arms Essay two principles is opposite, they are codependent. He applies this to the argument of suicide by showing that it cannot be criminal to disrupt the nature of one's life by taking it if it is one lone night, not as equally disruptive to alter the nature of other things. Impact Arms Essay. The example used is altering the path of a river. It disrupts the original nature of Analysis of Diaglogues Concerning Natural Religion by David Hume. State. clearly not loving then, correct? Christians would respond that this apparent ignorance from God is actually human sin and Arms Essay not God turning his back on us.

The final portion of the old questions asks “is he both able and analysis willing? Whence then is evil?” (Hume 198). It would seem logical that if God is omnipotent and omnimalevolent as Christians believe then he would be able and willing to stop all evil. Since there is clearly evil in this world, wouldn’t that mean that God is just evil and relishes in the tomorrow is no less intelligible a proposition, and implies no more contradiction than the affirmation, that it will rise. We should in vain, therfore, attempt to demonstrate its falsehood. (Hume, David S. Concerning Human Understanding Section IV, Part I, 20) At the end of Section 9 Hume writes: But our wonder will perhaps cease or diminish when we consider that the experimental (experiential) reasoning itself, which we possess in Impact Arms common with beasts, and on which the Essay on David Hume On Empiricism. everything around us. No matter how many “proofs” exist though, each has to have derived from some “thought” or “idea” that has no concreteness to it. As Hume first explains in his Enquiry, there are relations of ideas that lead us to justify certain scientific proofs empirically.

Kant calls this analytic versus synthetic. In being a naturalist, Hume relates humans as being one in the same with animals, at least when it comes to causal reasoning. We are no more reasonable than animals because the The two general problems posed by Hume is how do we, as human beings, form opinions about certain issues that we may or may have not personally observed. The second part of his argument questions various people that have drawn conclusions from something they haven’t seen. In the article, Hume rarely refers to this particular issue as induction; he uses the term generalization a lot to discuss the waltz topic. This issue has been around for a very long time looking back into our world’s storied history own belief of fantasy and reality. As individuals we tend to of Small believe to find attention, and to gossip of the unknown. Through emotions and behavior Hume tends to one lone night believe there has been many forged miracles, regardless if the of Small information is my papas, somewhat valid or not. His third reason in of Small Essay discrediting the automatic essay typer belief in a miracle is testimony versus reality. Hume states, “It forms a strong presumption against all supernatural and of Small miraculous Essay about Of Miracles by was japanese internment, David Hume. This argument is seen by society to Arms Essay be far fetched, because most people have a certain belief in a certain religion and have somewhat a belief in miracles, but Hume has a good argument.

He says that people should not believe in one lone night religions that are based on Impact Arms Essay, miracles because they have no credibility. Miracles themselves are thought to have weak credibility because the majority of the of nature locke people in Impact of Small the society think that they are false. However there are many people that believe in miracles in one way reason, are not ascertained in the same manner; nor is our evidence of their truth, however great, of a like nature with the foregoing.” (Hume) “If we would satisfy ourselves, therefore, concerning the nature of that evidence, which assures us of matters of fact, we must enquire how we arrive at the knowledge of one lone night, cause and effect. (Hume) Hume says that a judgment of causality is of Small Arms Essay, fully built by the mind and that these claims are results of behaviors We humans have a consistent habit of my papas waltz, David Hume and His Thoughts Essay. and thus each individual perceives beauty differently. 3. 5 Principles of Taste of the Ideal Critic The Ideal Critic possesses delicacy of taste, practice, unprejudiced mind, ability to engage in comparison, and overall good sense. Hume defines “delicacy of taste” as thus: “where the organs are so fine, as to of Small Essay allow nothing to escape them, and at the same time so exact as to perceive every ingredient in the composition.” He then uses the automatic story of the Impact Essay two kinsmen from David Hume and Future Occurrences Essay. The cause for the firecracker to explode would be me lighting the fuse.

The effect of me lighting the fuse would be that the state locke firecracker explodes. Arms Essay. These claims are called causal claims and they explain the cause and effect relationships of objects. Hume uses the example of someone on a desert island who finds a watch. The person on the island concludes that the effect of a watch being on the island is automatic essay, a cause of a human once inhabiting it. His reasoning though may be Comparing David Hume and Essay Immanuel Kant Essay. senses. Kant also differs from Hume on the concept of human will.

The essential difference between Hume and Kant that affected their whole thinking on the matter of morality was each one's belief about the autonomy of the will. Hume believed that reason is primarily the slave of the state of nature passions. Morals excite passions and produce or prevent actions and reason is unimportant in Impact of Small Arms Essay this equation. Hume believed that the rules of morality could not be conclusions of reason. Hume proclaimed that although reason

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camp x book report The History of Camp-X. Unofficially known as Camp-X, the paramilitary training installation was officially known by various names: as S25-1-1 by the RCMP (the Royal Canadian Mounted Police file name), as Project-J by the Canadian military, and as STS-103 (Special Training School 103) by Essay the SOE (Special Operations Executive), a branch of the British MI-6. It was established December 6, 1941, on the Whitby/Oshawa border in waltz analysis, Ontario, Canada through co-operative efforts of the British Security Co-Ordination (BSC) and the Government of Canada. The BSC’s chief, Sir William Stephenson, was a Canadian from Winnipeg, Manitoba, and a close confidant of the British Prime Minister, Sir Winston Churchill, who had instructed him to create “the clenched fist that would provide the Impact Arms Essay knockout blow” to the Axis powers. One of Stephenson’s successes was Camp-X! The book, Inside Camp-X , and the story begin, “Lieutenant-Colonel Roper-Caldbeck, the first Commanding Officer of my papas waltz analysis, Camp-X, stopped, stared over the rolling fields, picturesque Lake Ontario, and the newly erected buildings and of Small Arms thought to himself, “Everything is ready!” The Date: December 6th, 1941! That date was most significant.

Had the Japanese attack on Pearl Harbour been executed six months earlier, there would never have been a Camp-X. The Camp was designed for the sole purpose of linking Britain and skokie nazi the United States. Until the direct attack on Pearl Harbour, the Impact United States was forbidden by an act of Congress to get involved with the war. How timely that Camp-X should open the day before the attack on one lone night, Pearl Harbour by the Japanese. Even the Camp’s location was chosen with a great deal of thought: a remote site on the shores of Lake Ontario, yet only thirty miles straight across the Impact of Small Arms lake from the United States. It was ideal for bouncing radio signals from Europe, South America, and, of course, between London and skokie nazi the BSC headquarters in New York. The choice of site also placed the Camp only five miles from Impact Arms DIL (Defense Industries Ltd.), currently the town of analysis, Ajax. At that time, DIL was the largest armaments manufacturing facility in North America. Impact Of Small? Other points of strategic significance in the Camp’s locale include the analysis situation of the Impact German Prisoner of War Camp in Bowmanville, the of nature position of the Essay mainline Canadian National Railway, which went through the top part of Camp-X, and that of General Motors on the eastern border of the Camp.

The Oshawa Airport which was a Royal Canadian Air Force (RCAF) / Royal Air Force (RAF) Commonwealth air training school at the time was only a short drive from Camp-X. Each of these points will be delved into in more detail throughout the skokie nazi book. The Commanding officers of the Camp soon realized the impact of Camp-X. Requests for more agents and different training programs were coming in daily from London and New York. Not only were they faced with training agents who were going to go behind enemy lines on Impact of Small Essay, specialized missions, but now they had been requested to train agents’ instructors as well. These would be recruited primarily from the United States for the OSS (Office of Strategic Services) and for the FBI (Federal Bureau of Investigation). Soon there were trainers training trainers for new Camps that would be set up in the U.S., primarily at RTU-11 in Maryland. To ease the justified demand for trained trainers, Lieutenant Colonel R. Impact? M. Brooker, a British SIS (Secret Intelligence Service) man, established a particularly successful program of of stopping snowy evening, weekend courses for OSS executives. (When Camp-X opened, the OSS was officially known as the Impact Arms Essay Co-Ordinator of Information (COI) and did not become the OSS until June of 1942). The psychological aspect of the training was most critical.

As crucial as the agent’s training in silent killing and unarmed combat was the development of his ability to essay, quickly and accurately assess the suitability of a potential “Partisan”. He had to be able to recognize a would-be recruit by being alert at all times and in Impact Arms Essay, any situation. He was trained to listen for a comment about the government, about the Nazis or about how the internment justified war was progressing, and to Impact of Small Essay, subsequently engage the individual in analysis, conversation, perhaps offer him a drink or buy him a meal. In this manner he could further identify the individual’s philosophy and thoughts about the Arms Essay war. Summary Of Stopping On A Evening? Paramount among the Impact of Small Essay objectives set for the operation, including the training of Allied agents for the entire catalogue of of stopping on a, espionage activities (sabotage, subversion, deception, intelligence, and other ‘special means’), was the necessity to establish a major communications link between North and South America and European operations of SOE. Code named ‘Hydra’, the resulting short-wave radio and telecommunications centre was the most powerful of its type. Largely “hand-made” by a few gifted Canadian radio amateurs, Hydra played a magnificent role in the tactical and of Small Arms Essay strategic Allied radio networks. When one steps back and looks at the 1940 grand picture, one can see exactly why Canada was so important to the SOE as a base for their agents: if the agents were to be recruited in of stopping on a snowy, Canada, why not train them there? Soon the BSC had large populations of French Canadians, Yugoslavs, Italians, Hungarians, Romanians, Chinese, and Japanese at Essay their disposal and in a concentrated geographical area.

It was easier to send a few instructors over to Canada then it was to one lone night, send 500 or 600 potential agents to Britain only to find that they were not Secret Agent material and Arms Essay afterward have to send them home. One must remember that the British were still an one lone night, invasion target to the Germans. Impact Essay? Such an invasion, if successful, would be the end of the SOE Training Schools in one lone night, Britain. Thus, Camp-X became the Impact of Small Arms assembly line for ‘special agents’ and subsequently the SOE. The agents trained at Camp-X would have no idea whatsoever as to their future mission behind enemy lines, nor for that matter would the instructors and/or the Camp Commandant. Camp-X’s sole purpose was to develop and train all agents in every aspect of silent killing, sabotage, Partisan work, recruitment methods for the resistance movement, demolition, map reading, weaponry, and Morse Code. My Papas Waltz Analysis? It was not until the agents completed their ten-week course that the instructors and commanding officers would assess each individual for his particular expertise and subsequently advise the Impact of Small SOE in London of their recommendations. For example, one agent might excel in the demolition field while another might be better at wireless telegraph work. Once the agents arrived in my papas waltz analysis, Britain, they would be reassessed and would be assigned to a Finishing School where their expertise would be further refined.

Once this task was completed, another branch of the SOE would take over and develop a mission best suited for of Small Arms Essay each individual agent. Eric Curwain, Chief Recruitment Officer of the Canadian Division of the British Security Co-ordination, wrote about Canada’s significant contribution to the war effort in his unpublished manuscript, Almost Top Secret . “Previous visits to Canada could not prepare a wartime visitor for the vast war effort that at once became visible on leaving the automatic typer port of Halifax to take the train for Toronto. Any Allied national from Europe must have been thrilled to see those long lines of loaded freight cars, lying in sidings, awaiting the Impact day to pour their weaponry into skokie nazi, the hundreds of Essay, ships that Germany’s ever-increasing hordes of submarines could never defeat.” As part of my research into Camp-X, I have been in constant contact with London, England, and internment justified specifically the Arms FCO (Foreign and Commonwealth Office). One interesting piece of information from London I would like to share with you now. The following is an excerpt from of nature a letter, which I recently received from Duncan Stuart, SOE adviser, FCO. Impact Of Small Essay? “First of all, I should say that virtually no records have survived over skokie nazi, here about STS-103. As I am sure you know, there was a bonfire of of Small Arms Essay, all of the New York and Canadian records at STS-103 at automatic the end of the War.

And, in any case, Bill STEPHENSON (sic) was not much in the habit of informing SOE HQ of the details of what he was up to, so there was never much information on American or Canadian matters in HQ. Moreover, SOE’s Training Section over here destroyed all its training records at the end of the Arms Essay War.” Thus, it will be books such as Inside Camp-X that we will have to rely upon to tell the one lone night real story of what went on behind those barbed fire fences. To meet this end, I have accumulated forty hours of Impact Arms, taped interviews with the one lone night men and Impact women of Camp-X as well as the neighbours of the skokie nazi Camp. Essay? I personally spent hundreds of my papas waltz analysis, hours investigating and of Small Essay researching in order to produce Inside Camp-X . (Note: Although this site is Copyright ©, you may quote from it for the purpose of doing essays, reviews, or newspaper articles. Students, for pictures of Camp-X during WWII, please go here . Four very brave Americans: Chip Gray (second from left) and Leif Bangsboll (with canes) Leif was with the OSS and trained at Camp-X. German U-boat cipher intercepts which were critical to winning the war against Donitz’ ‘Wolf Pack’. Knowing what the ‘Wolf Pack’ was going to do next, and where they would be heading allowed the Allies to manoeuvre their convoys around the skokie nazi ‘Pack’.

The availability of top-secret messages between President Roosevelt and Winston Churchill, which allowed the two leaders to strategise the next moves in the war, instantaneously. Information supplied by William Stephenson’s agents in South America enabled the Royal Navy to sink German ships coming back from South America loaded with raw materials destined for Germany’s war production plants. Although many of the missions of the thousands of Impact Essay, secret agents trained by SOE are lost forever due to various reasons, it is well documented as to how successful these agents were as a whole. The SOE knew that for one lone night every 100 missions scheduled to take place, only 5% would be successful. Should this be considered a failure? Not at all; just the fact that the Allies had so many agents working simultaneously behind enemy lines meant that the Impact Essay Germans had to devote entire departments of high ranking, intelligent, German officers dedicating their entire war effort to tracking down every single Allied Agent which of course was an my papas analysis, impossibility. These departments, the SD and Impact of Small Arms Essay Gestapo, were virtually tied up fighting the ‘Unconventional’ battle.

Sir Colin Gubbins, Head of Special Operations Executive (SOE), wrote the following report to Winston Churchill shortly after the successful landings in France. Summary By Woods On A Evening? “The stream of coded messages put out by the BBC on the evening of June 5th 1944 was directed at some 175,000 French Rsistance fighters, according to plan. The response has been overwhelming. Of 1,050 rail demolition’s asked for by the Allied Command, 950 have taken place. The rail network is Impact Essay, paralysed and German traffic, driven onto the roads, has run into one lone night, countless road blocks.” This of course caused the Germans lengthy delays in getting back to Normandy from Calais and of Small ensured the Allies a foothold on the beaches. Even with this great accomplishment, the Allies incurred terrible losses. One can only imagine the catastrophe that might have been if it were not for these brave men and women. It could have been another Dieppe. One success story, for which I haven’t written about until now, was the time when three instructors from Camp-X were sent into my papas, France just prior to ‘D’ Day and successfully blew up the most important Radar installation that the Germans had. This of course had the effect of saving hundreds if not thousands of Allied lives.

That’s just one of the 500 stories; most of these stories have gone to the grave along with the brave men and women who owned the right to stand up and proudly say: I did make a difference. Have you ever wondered what it would be like to look through the eyes of a secret agent during World War II? Well, I have been lucky enough to do exactly that. During my research of the of Small ‘top secret’ spy school, ‘Camp-X’, I had the by woods on a snowy pleasure to of Small Arms Essay, meet a man named Andrew (Andy) Durovecz, non-de guerre, Andy Daniels. Andy was much different from other secret agents as he was in his thirties when he left Camp-X for justified his secret mission behind enemy lines. I mention this because by the age of thirty, most of us have matured to the point that we recognise danger and fear whereas a person in their early twenties, knows no fear. This of course is why young people of the age of 19 or 20 are selected for dangerous missions. Imagine being told at such a young age that you have a 50/50 chance of surviving your mission and this would depend on how well you listened and of Small learned from skokie nazi your instructors! On a cold November day in 1977, I was able to convince Andy to return with me to those windswept fields of Camp-X. There, reminiscences of life at Camp-X came back to Andy like being hit by a bolt of lightning. Andy Daniels sat silently in the hollow shell of the Halifax Bomber, oblivious to what was going on around him.

The flashing red light beside the open drop chute was all he could see. The others with him were equally quiet. He took another sip from his flask of Impact of Small Arms Essay, rum while he stared at the light, which constantly flashed in his face, wondering how soon would it turn green? At that moment he had no idea where he was, only that soon he would drop through that chute and into automatic, the unknown. What would be waiting for him when he reached the ground? Had the enemy been tipped off about his arrival? Would the Gestapo be waiting for him when he landed? He took another sip from his flask and stared at the flashing light. Of Small Arms? Andy thought back to automatic essay, the day when he had sat in the shade of a tree trying to escape a June heat wave at Camp Borden, Ontario. A corporal came running in Impact of Small Arms, his direction. “Private, the Commanding Officer would like to see you,” the corporal said. Andy went to the CO who ordered him to report to the Canadian National Exhibition Grounds in Toronto, a staging area for soldiers about to be shipped overseas.

Once there, eight other Hungarian/Canadian boys, all of whom he recognized, joined Andy. They were all packed into an army Jeep, and then later into a civilian car, and in less than two hours, they arrived at Camp-X. Of course, Andy had no idea where or what this place was. All he knew was that they were in a secluded, secret Camp. As Andy and the others stepped into automatic essay typer, the building to which they had been directed, he immediately knew where their mission would take them. The reception room had been converted into their Hungarian “homeland” complete with food, folk art pieces, and wine. Training started that first night#151;drinking good Hungarian wine! Naturally, the young recruits did not look upon this as a training exercise but more as a reception or a bit of R R before their actual training would begin. Their trainers, however, certainly took it more seriously.

This was the very purpose of the exercise: to learn to be able to drink as much as was possible and still hold your tongue. Some months later this training paid off, as will become apparent as Andy’s story continues to unfold. Training went on day and night. Daytime instruction dealt with the basic skills; then, as the trainees advanced, nighttime instructions were added. The training was intensive, to say the of Small Arms least. Every minute of the day was filled. The agents were kept either running or crawling; they seldom walked anywhere. They might be either silently crawling up to a target or stealing away from it. The same exercise was repeated over and over until it was pounded into them and internment became an integral part of their nervous systems, until each reaction was so automatic that it became a sixth sense. “We had to go into a dark room in the old Sinclair farmhouse where we would find a bag of gun parts.

Still in the dark, we had to put them together and of Small Essay come out shooting.” An obstacle course was constructed through which the skokie nazi agents suffered the most rigorous and gruelling instruction. Specialty equipment was often received from Essay American manufacturers, occasionally obtained with the direct intervention of President Roosevelt. Corning Glass received a request for, and subsequently provided, a sheet of bullet-proof glass some six feet high and nine feet wide. Agents would stand behind this glass while live ammunition was fired directly at them from of nature short range. The following pictures were smuggled out of Camp-X, copied, and actually appeared in a local Toronto newspaper in 1943. They were then smuggled back into the Camp. The agent-in-training responsible for of Small Arms Essay this ‘operation’ had created a cover story to protect himself. If he were to be caught, he would simply say that he was practicing what he had been taught to see how proficient he was, and then he could return the pictures immediately.

As it turned out, he did not get caught and he performed his self-proclaimed mission successfully. Photographs such as this of the agents’ training were taken routinely and became part of Major Fairbairn’s Instruction Manual. One might wonder why it was so important to the agent in state, the field as well as the of Small Arms Essay guard responsible for guarding the Camp to both be trained in all of these procedures. Whether the automatic typer agent was attempting to Essay, “infiltrate” the summary of stopping on a snowy Camp, or the guard was trying to prevent him from doing so, it was beneficial to Arms Essay, both to understand the actions of the other. One only was japanese need read the following quote from Andy (Durovecz) Daniels’ book, “My Secret Mission”, to see why. Essay? ”I was questioned by the Gestapo as well. Once again I had to describe the of nature methods and locations of my training, but I told them no more than I had told the Hungarians. Since I had come through Slovakia, they too tried to discover, by fair means or foul, whether I was not a “Bolshie” and a Soviet agent, giving me many a beating in the process. What they really wanted to Impact Essay, know were the intentions of the automatic British concerning Hungary. Where, and in which direction would the of Small Arms Essay British carry out a major attack on the Balkans? How many British soldiers and my papas analysis airmen were being prepared for action in Hungary?

I could honestly say I didn’t know. “Once, while questioning me, the Impact Arms Essay Gestapo suddenly started talking about Camp-X! Where was it? What kind of training took place there? They asked me much that I really did not know. We did not even know at that time about the skokie nazi code name, “Camp-X”; the people around Whitby and Oshawa had merely called it “the secret military camp”. This showed how well informed the Abwehr (the German Military Intelligence) were; they even knew the code name. But they did not bother me much about Essay, this, perhaps because they knew no more, perhaps because my demeanour suggested it really was news to me.” My old friend Andy was right. As indicated previously, every intelligence agency had a name for Camp-X, but “Camp-X” itself was not one of them.

The name “Camp-X” was given by the locals at the time of its construction when they first became aware of the mysterious goings on state of nature locke, behind the fences. Could it be that the German intelligence agents got so close to Camp-X that they believed the actual name of the Impact of Small Essay Camp to be “Camp-X” because the locals living in the surrounding area referred to one lone night, it as such? It is not unrealistic that the Germans were aware of Camp-X. We now know that German records captured by the Allies at the end of the War clearly indicate that the Germans were aware of every aspect of the English Camp, Beaulieu, right down to the name of Lord Montagu’s dog. Impact Arms? The Montagu family owned the Beaulieu Estate. Merv Allin recalled working in state locke, his brother’s field, which was on the east side of Thornton Road. He hid in the dense grass by the side of the road and watched the agents down by the lake placing trip wires across the road.

As a car would come down the road, it would set the charge off as it passed by. Not enough of of Small Arms Essay, a charge was placed to do any damage, but enough to illustrate what could happen if this were done in a real scenario and how easy it would be to blow up the car and its occupants. At the end of of nature, a rigorous day of training, the agent would return, totally exhausted, to Impact of Small, his room for some relaxation. Upon entering, he might notice that something was missing or misplaced. This taught him the extreme importance of observation. A mental note of the situation was recorded for future reference should it ever become an issue in a future training lecture. In the morning, very tough instructors, the justified majority of whom were from England, led exercises. Andy remembered one in particular, a very proud Scot who always wore his kilt. Another, who had already served in Europe, had a limp but was a bright, wise, and clever instructor. The Scot instructor once said, “I’m going to Arms Essay, go to Churchill and tell him to give us one hundred Hungarians and one hundred Scots and together we are going to ---- Hitler.” ( Author’s note : This instructor was later identified as Hamish Pelham Burn).

He was truly fond of the Hungarian lads. Andy thought that they and the instructors shared a peasant background, which made them able to waltz, relate to each other. There was also some mysterious “seventh sense” which bound them. The Hungarians were believed to be ideally suited for the Secret Service because they demonstrated a relentless determination, great stamina and held strong political beliefs. After the war, Colonel F. H. Walter, O.B.E. (Order of the British Empire), said; “It was only at a later stage that it was realized by Special Forces and by Arms Essay the British military authorities generally that the national resistance movements in themselves were powerful potential military forces. From that time forward the SF agent ceased to be merely a saboteur and became, in addition, a liaison officer and one lone night an expert in weapon training, in supply, in tactics and in leadership.” Andy and his mates were recruited and trained for guerrilla warfare.

At the Camp, the emphasis for them was on tough physical training. A typical manoeuvre might entail running full out and Arms jumping off the towering cliffs to the lake below, then climbing back up from the shore to the highest point of the cliff by rope. Only nine of the original twenty-two completed the skokie nazi rigorous training and went on to the Impact Essay next phase. Internment Justified? The intelligence training, initiated at Camp-X and continued in England, prepared them not as spies but as agents. ( Author’s Note : During my investigation of Camp-X, I had been told that one of the reasons the Whitby/Oshawa shoreline of Lake Ontario had been chosen was due to Impact, the uncanny similarity of the beach front to the shores of was japanese internment justified, France, gradually sloping eastward toward the thirty foot high cliffs. Of Small Arms? In a later interview with Tommy Drew-Brook, head of the Canadian Division of the BSC, I learned that this, in fact, had nothing to do with the decision to pick this particular site. The coincidence of the state of nature similarity did make it extremely convenient, however.) Live ammunition was used in all practices. No one shot directly at the agents-in-training of course, but the stress of knowing that live ammunition was being fired your way added to the sense of realism and reinforced the seriousness of the exercise.

It was survival training in Impact of Small Essay, its truest sense. It taught the agent to keep his head, but at the same time made him angry and determined. The agent-in-training also concentrated on demolition; factories, railways, bridges, and skokie nazi locomotives were frequent and logical targets. On one such exercise, Andy and his fellow agents were in the Toronto railway yards (Union Station) where they decided to ‘steal’ a locomotive. One of the men asked the others whether anyone knew how to Impact of Small Essay, operate it and the answer was unanimously, “no.” After careful consideration, and in spite of one lone night, this minor detail, the decision was made to proceed anyway. They managed to get the Impact of Small Essay train moving down the line, but could not figure out how to switch it. Soon they realized that there was a train approaching them on what appeared to be the same line. They quickly jumped from the train and ran as far and as fast as they could to one lone night, avoid the explosion from the expected inevitable collision. But the train carried on, slowing down, until it gently bumped another train and came to an uneventful stop. The agents, upon returning to the Camp, informed their instructor what had transpired.

The proper authorities were immediately dispatched to Union Station to explain to the manager just what had happened and to instruct him to of Small Arms, consider the damage as the summary on a snowy evening Station’s part of the Impact war effort. He received no further explanation. As long as these exercises were properly executed and justified no one was injured, there was never any objection from the Camp instructors. There was always someone available from the Camp to serve as “damage control” after the Impact of Small Arms agents had left the skokie nazi scene, and the agents knew that the Camp authorities would always cover their tracks. Of necessity, the Camp had devised quite a unique plan of action in the event that one of their agents got into Impact, trouble.

It was essential that the Camp be able to locate and by woods evening retrieve the agent, as well as to satisfactorily explain his actions. On one particular training mission, one of the trainees was apprehended and the police were called in. When the agent was confronted with handcuffs, he requested that the RCMP be contacted with a message: “S25-1-1” (the secret RCMP file number for of Small Camp-X). Inquisitively but reluctantly, the policeman phoned and relayed the message. Within fifteen minutes, an justified, RCMP officer was on the scene and told the policeman that he would take care of the incident and that if the police had any further questions they should contact Inspector McClellan at Impact Arms Essay RCMP H.Q. Within the hour, the agent found himself back at Camp-X. The agents “hit” many local targets, including General Motors in Oshawa, the port of one lone night, Toronto, and especially the Toronto/Montreal rail line.

Andy could not recall the number of times they simulated blow ups of Impact of Small Essay, trains using fake plastique (RDX) explosive developed by the BSC at Ajax (DIL) and waltz Camp-X. Agents learned that derailment caused the enemy some headaches, but could be repaired in Impact Essay, a few hours and really proved to be little more than a nuisance. A truly effective delay could be caused by skokie nazi taking out a site such as a bridge or a viaduct, which could potentially take days to Impact Arms Essay, reconstruct, and required a greater number of personnel to complete, a recurring objective in the training program. One Lone Night? Kother able-bodied men were kept from entering combat, as their services would be required in various support tasks to Impact, assist in tending to the wounded personnel. Instead of taking out only one of the enemy, several could be removed from combat at of nature the same time.

To be able to shoot a target with a revolver or a pistol from Impact of Small a distance of twenty feet required much practice and training, most of of nature, which was carried out in the underground firing range. There was not a ray of of Small Arms Essay, light, not even the light of the moon. Shooting had to be by instinct, by sensing movements, even perhaps utilizing the sense of smell. There was no option - the agent must hit the target, he HAD to. He was trained, grilled, almost tortured mentally until he hit that target. That was all there was. Analysis? It was just part of the training. “The night manoeuvres were bloody awful,” recounted Andy Daniels. The agents would be taken by Impact of Small Essay Jeep to the area around Port Perry, Orono, or perhaps to Rice Lake, near Peterborough. They would be given a map and compass, told their target and essay left to Impact of Small, find their way back, completing the of nature locke mission. “Meanwhile, the Arms Essay instructors would sit playing cards, or sipping a beer, waiting.” When the agents arrived on target, hours later, they would be loaded into a Jeep, tired and hungry, and would head for Camp.

As often as not, though, they would not reach Camp, but would be told that there was a new ‘situation’, be given their new targets and they would stagger off in all directions to fulfill yet another mission. On night manoeuvres, they would sometimes land a little Tiger Moth in the open field on the far side of Corbett Creek near Camp-X. Skokie Nazi? The trainees would then have to Essay, scramble through the brush and be on board in less than a minute. This particular training manoeuvres began for was japanese justified Andy when he was selected to practice entering enemy territory as a secret agent. The rest of the group was to of Small Arms Essay, be resistance members. Andy was taken to Oshawa airport and internment put in Impact of Small Arms Essay, a Tiger Moth, which landed a few feet outside the Camp fence directly across Corbett Creek from the buildings. The receiving party, other agents in the role of resistance fighters, was waiting for him, and together they would ‘infiltrate’ the Camp. The Camp guards were awaiting them but the ‘Partisans’ eluded them by crawling to their target, one of the my papas waltz analysis Camp buildings, and laying a charge. Impact Of Small Arms Essay? Andy and skokie nazi the others retreated having succeeded in their mission. The timing of Impact Arms, each guard watch was never routine but always random.

The guard never made a perimeter check at the same time after the hour, as did the previous watch. This, of course, was by design in order that any observer would not be able to predict when a guard would pass by any given check point on his watch, thus making it more difficult for any would-be infiltrator. The Hungarian agents’ training took about twelve weeks to complete that summer of 1943. They had landed at Camp-X sometime in the middle of June, and they departed in the last days of state of nature locke, August. All in all, it was very rigorous, extensive training and they emerged from Camp-X hardened beyond any other military, physical, mental, or emotional experience that they would endure in life. Arms? Directly from Camp-X, the agents were shipped overseas on my papas analysis, the “Queen Elizabeth.” When they arrived in Glasgow, there were twenty two thousand troops on board the ship. Of Small Essay? Andy remembers that they had to sleep in three shifts and, if you did not get any sleep on your shift, you were out of luck. They were all dressed in Canadian uniforms, complete with Canadian insignia. No one had any idea that they were secret agents, as they looked exactly the same as any of the other thousands of soldiers on of stopping on a evening, board.

Training continued at another SOE school in Impact Arms, Scotland. Andy was then shipped out to Cairo where he had his first chance to automatic essay, test his skills learned in the weeks of preparation at Arms Camp-X. He wandered into a bar and sat down at a table alone. Shortly after ordering, he was joined by a friendly chap who wanted to one lone night, talk and buy him drinks. A few well-placed questions on Andy’s part soon convinced him that the man was not quite what he presented. Andy determined that he was an Abwehr Agent (German Military Intelligence) and was also certain that he knew Andy’s identity as well. The drinking began in earnest.

Anyone watching them would have thought they were a couple of drunken soldiers, what with the of Small Arms quantity of booze they were each putting away. Damned if Andy did not outlast him, though. He literally drank his companion under the table. As he was going “down for the third time”, some of the Abwehr Agent’s comrades appeared out of the shadows and carted him out, heels dragging. Never before, nor since, had Andy drunk so much. His hangover lasted a week! From there the of nature agents went to Arms Essay, Bari, Italy, to prepare for skokie nazi their missions and take a well deserved rest, exactly what they would need when one considers what was in store for them.

Regarding Bari, Italy, Eric Curwain, the Chief Recruitment Officer for Camp-X, would later write, “Our special Signals Unit in Impact Arms Essay, Bari was administered from a building next to a church and had everything a field office of that type should have; photography unit for faking documents, engraving and printing equipment, coding and decoding staff. Attached was a radio interception and was japanese internment transmitting station to maintain contact with agents in Yugoslavia, northern Italy, Austria, and Impact Arms Essay Hungary and with our Ops. Room at headquarters in England. “There was also a school for training agents in Morse and in the use of my papas analysis, mobile field transmitters. One of the instructors was an Italian who had returned from a mission with his fingernails mutilated by his German captors when he had landed from of Small Essay his canoe at the wrong spot on the Adriatic coast near Ancona. Internment? “There was a store of of Small Arms, foreign-type clothing for agents dropping into countries of which they were usually native or linguistically suited to pass as such. It contained a strange collection of of nature, gadgets and stores for the use of parachute types (sic), ranging from Essay currency to whiskey, cigarettes, to fly buttons containing tiny compasses and beautiful maps printed in silk. When the one lone night Germans discovered that men’s fly buttons hid compasses which screwed into one half of the button, the British inventors reversed the thread and this fooled the Germans into believing the buttons were normal, since they could not unscrew them by Impact Essay turning them in one lone night, the usual direction.” Andy came out of his thoughtful stupor and Impact resumed looking at the flashing red light. The dispatcher stood by the door having already performed half of his duties in preparing Andy and the others by hooking up their static lines. Andy was just as glad that the dispatcher had hooked him up because he was too nervous to do it himself. They were flying over Hungary, at was japanese justified well above twenty three thousand feet.

Andy could hear the anti-aircraft artillery booming all around the of Small Halifax and he prayed that one would not hit the plane. They were, in fact, too high to be in range, but Andy and the others could not know that at the time. Andy could see the ack-ack bursting all around the drop chute. He recalled that it looked like Christmas lights to him. As the Halifax approached its target, the amber, solid, ‘stand by’ light came on.

This is it, Andy thought. There was no stopping now. All of his training would lead to this one jump. The time was near. Soon the light would turn green. “Right lads, come on now, and let’s get ready,” barked out the dispatcher. Andy thought, “You have to be either drunk or crazy to jump out of an aircraft at this altitude, perhaps into the arms of the of nature locke enemy.” Each of the men had a number, which designated the jump sequence. Andy was number two. Number one was Major ‘S’, an Irish Catholic.

He had never touched alcohol. Of Small? Never. Andy and the others were each allowed a flask of rum to carry in their jump suits. It would help to keep them warm and would make the trip down a little easier, Andy thought. Major ‘S’ had turned his down. Finally, the ‘green’ light came on; it was time. Andy pulled out state of nature, his flask of rum and went to take another swallow. Impact Of Small Essay? Just as he put the one lone night flask to his mouth, Major ‘S’ said, “Give me that!” grabbed the flask from Andy and downed the rest of the contents in Impact of Small, a mighty gulp! “Time!” yelled out the dispatcher. With that, Major ‘S’ was gone from the airplane, as though he had never been there. “Right then, number two, you’re out!” In the fraction of a second before Andy jumped, number three gave him a swallow from his flask. It was greatly appreciated.

Half way down, Andy realized that he was stone cold sober and, by the time he reached the state locke ground, he was as cold as death. But the biggest surprise was still to Impact of Small, come. “Someone had miscalculated!” Just on the other side of the hill, about a mile away, were the of stopping snowy evening Germans. Andy thought to himself, “this is not a good beginning for my first mission” as he struggled to cut his shroud lines. He had gone from the relative safety of the of Small Halifax twenty three thousand feet in the air, to sitting in the middle of a hornet’s nest on the ground. As he struggled to one lone night, get out of his overalls, he could hear the slightly off-sync drone of the Halifax’s engines; minutes later he was free of the lines and his parachute. Several more minutes passed before he found his jump-mates, one of who, an expert map-reader, informed them that they were lost! Although later evidence was to prove him correct, this intelligence was not at all well received at that particular moment. Readers who have examined the appendices in SOE In France will perhaps be familiar with the instructions which were given to pilots engaged in of Small Arms Essay, dropping agents, to the effect that navigation by visual ground references at night can be terribly misleading.

The author of these Notes For Pilots, Wing Commander H. S. Verity, DSO, DFC, reports that he became confused as to which of two villages he had approached, and spent ‘two miserable hours’ trying to sort things out. The error later proved to be even greater than he had anticipated by some eighteen kilometers! However, with the enemy only metres away, there was nothing for the agents to do but to find shelter and get some rest before attempting to automatic essay typer, straighten themselves out. Accordingly, they spent a miserable night huddled together in the woods. At daybreak they decided that it would be best to split up. They did so, with the understanding that they would meet up some time later at a safe house in Budapest. As he traveled from of Small Arms Essay village to village, Andy became increasingly aware that the Germans were closing in. There were soldiers everywhere. His brain automatically clicked into training mode and he ducked into an abandoned building, changed into his priest’s vestments, and continued safely on skokie nazi, his way, blending inconspicuously into the local populace. Andy determined that his best course was to seek out a ‘halfway’ safe house, in a small village along the route, but in his haste to find sanctuary, he very nearly blew his months of training. Upon arriving at the correct address, he mounted the front steps in his best ‘homme du monde’ manner, and rang the doorbell.

In a moment, a lady greeted him and he inquired for her husband. She stepped back, visibly shaken. After what seemed like an eternity, she said that her husband had been dead for Impact Arms six months. For a moment, Andy was unable to explain her behaviour to one lone night, him. Then, it suddenly occurred to him that he had not given her any of the pre-arranged passwords. He was mortified. He had failed his very first test. In his confusion, he muttered the words and, just as he turned to Impact of Small, leave, she motioned to him to enter. Gratefully, he followed her into the house and she closed the waltz door behind him.

For months, she said, she had been rehearsing the Impact Arms code words, in state, the expectation of Andy’s arrival. His direct inquiry for her deceased husband threw her into a panic. Was Andy the Gestapo? In one agonizing moment she had, ‘evaluated your veracity, and decided to Impact Arms, trust you’, she said. State? Andy remained there for several days. They became quite fond of Impact Essay, one another, but he eventually left to meet his comrades. On his return to essay, Hungary in Impact Arms Essay, 1979, as he tried to automatic essay typer, retrace each step of of Small Arms, his mission, he found himself on those same steps, thirty-six years later. His anticipation of a joyous reunion knew no bounds. Of Nature? But a stranger opened the door. “No,” she said, “Mrs. … doesn’t live here anymore.” The response to his request for her new address hit him like a hammer blow: “Mrs. … was taken by the Gestapo, in 1944. We think she died in Belsen. They said that she had been found guilty of harbouring a British secret agent.” After the war, Andy wrote to England inquiring about information on him for his now published book, “My Secret Mission”.

The reply; “You joined STS 103, in Impact Essay, mid 1943…. You arrived in England on of nature locke, 18 September 1943. Here you continued your training as a W/T operator and sabotage agent in Impact of Small, various SOE Training Schools. You proceeded to Cairo in was japanese internment justified, February 1944. In May you were transferred to Italy. From Bari you were parachuted on 18 September, 1944, in the name of Lieutenant Andrew Daniels, into Slovakia, with three other officers, to establish contact with the Impact Arms Slovak Headquarters at one lone night Banska Bystrica which was organizing the Slovak rising. “There you were instructed to cross into Hungary in civilian clothes to make a reconnaissance and obtain papers and of Small Essay safe addresses to which the other three officers could eventually proceed. You crossed the analysis frontier on 19 October and reached Budapest safely. But as it proved impossible to obtain the necessary papers, you decided to Impact Essay, return to Slovakia to of nature, rejoin the three officers at Banska Bystrica.

However, when attempting to re-cross the Impact Arms Essay frontier, you were arrested and imprisoned by the Hungarians. One Lone Night? By the end of October 1944, the Slovak rising had been suppressed by the Germans and the three other officers had escaped into the hills, where they were subsequently also arrested. “You remained in Hungarian prisons at Misols and in Habik where you met the SOE-trained Mike Turk and “G”. You succeeded in escaping and remained in Impact of Small Arms Essay, hiding in of stopping by woods on a snowy evening, Budapest until the Russians occupied it. They evacuated you, thus enabling you to proceed, via Italy, to England. You arrived in London on 23 May, 1945, and returned to Canada on 7 June, 1945.” After some time, Andy was transferred from the prison to of Small Essay, a temporary internment camp. One Lone Night? Andy and the others were on Essay, their way to one of the death camps inside the Reich.

Andy escaped during his fourth night at the new camp. It was a dreary, rainy night. Andy and his fellow captives were allowed to get some wood for a fire, but it was wet. They plugged up the pipes of their heater, lit the fire with the wet wood which began to justified, smoke heavily, and as the guards ran into the room, they slipped out the side door and made their way back to safety. After the war, Andy returned to Hungary for the purpose of doing research for his book. He tried to re-enter the Arms Essay place where he had been imprisoned by the Hungarian Counter Espionage and the Gestapo at the time when the Red Army was getting near. They would not let him enter, as it was still a military barracks at that time. He had hoped to be able to find some record of his stay there, but to no avail. The Gestapo had destroyed all records when the Red Army was approaching. For two days and nights, they had burned the records in the courtyard where previously the executions had taken place. Andy returned to Camp-X one cold November day in 1977.

I was his guide this time as I was more informed regarding the current condition of the one lone night Camp than was Andy. All that was left of the Camp were the concrete foundations. It required old photographs for reference to do a thorough “reconstruction” of what had been where. “So this is Camp-X,” said Andy, as he looked around the Impact Arms barren fields, his eyes piercing through the overgrown grass in search of ghosts in the shadows. My Papas? “There,” he said, pointing toward the southeast and Lake Ontario. “That’s where a good part of Impact of Small Arms, our training took place; the explosives. Summary Of Stopping On A Snowy? I remember the Sunday afternoons we had off. We would play football (soccer) for hours. The Camp trainers loved it because the physical training was great for us.

Those damned craters!” said Andy. “We had the damnedest time clearing those things while we were trying to play.” The explosions of the previous day’s training of course caused the Impact of Small craters. As he told me, the one thing that he remembered most out of all of his training, was the open field ‘evasive’ exercise. “They would put you in an open field and you had to go undetected for as long as you possibly could. The way to do this and be undetected was to locke, remain perfectly still as it is difficult to see an Impact Arms Essay, unmoving target. If you moved and were spotted, a round of fire over automatic essay, your head would signify that you had been spotted.” The other thing that Andy always remembered was how he was taught to ‘take a man out’. They would teach the agent, “Do not go for the testicles from the front, go for them by Impact Essay way of the back which puts you in state, better control.” And finally, “Stick your fingers into their, ears, eyes or nose with full force as the individual must give this his full attention giving you time to ‘finish him off’.” Andy gazed in the other direction, north toward the trees that still lined the original roads. He thought back to the cold, dark prison where he had been interned after he had been captured. He thought about the torture and of Small Arms the constant interrogations. One Lone Night? After all, that was where he had lost his innocence. Life had been so much simpler here at the Camp. Of Small Arms Essay? Even in the most rigorous times in the training program, if you made a mistake, someone was quick to point it out to you and everything could be taken back or done over.

Upon Andy’s return to waltz, Toronto, he settled down and of Small Arms got married. One Lone Night? Unfortunately, all his years of training and his experiences as a secret agent would eventually take the inevitable toll on Andy as on so many others, not just the agents, but also anyone who had lived through or served in the war. It seemed perhaps to affect the Impact of Small agents more than others because of the type of training that they had been through. As was understandable, Andy did not want to talk with his new bride about of nature, his experiences during the war. As a result, when his behaviour began to Impact, change later on, she had no idea how to cope. One Lone Night? Andy began to have terrible nightmares of being captured by the Gestapo and Impact Arms Essay about the subsequent torture he had endured. To someone who has never experienced such treatment, you can only skokie nazi try to imagine yourself laying flat on a board, nude, and having live electrical wires attached to your testicles. Should you not answer the interrogators’ questions to their liking, they would flip the Impact Arms switch.

Try to imagine also knowing that you would continue to receive increasingly stronger jolts as long as you persisted in giving unsatisfactory answers until either you gave in or passed out. To Andy, this had been reality. Andy’s nightmares became more frequent as time went on, but still he could not disclose the justified torment he suffered. He would jump out of Essay, bed in a cold sweat in the middle of the night. One Lone Night? His wife tried to Arms Essay, understand, but never knew what caused his violent behaviour. My Papas Analysis? She endured until finally, one night, Andy awoke from a nightmare to find his hands wrapped tightly around his own wife’s neck. This was the of Small end of Andy’s marriage. He never remarried. Skokie Nazi? Andy died alone in 1998. ‘Special Operations’ Teacher’s Resources for Camp X. (English) Teacher’s Resources for Camp-X.

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