What Happens if your Real Property Report does not Comply?
If you are selling a home and have been told that there is no compliance or you have a non-conforming property, don't panic if you have not yet accepted an offer to purchase. Your Edmonton real estate agent can walk you through how to write or amend the purchase agreement to ensure you will not be penalized. However, if you have sold your home and are just finding out, you have no compliance or non-confirmation, talk to your lawyer.
Residential AREA real estate purchase agreements contain a clause that clearly outlines the factors of the real property report.
"The current use of the Land and Buildings complies with the existing municipal land use... buildings and other improvements on the Land are not placed partly or wholly on any easement ... do not encroach on neighbouring lands ... directly on the real property report ...location of Buildings and other improvements on the land complies with all relevant municipal bylaws, regulations or relaxations ... prior to the Completion Day, or the Buildings and other improvements on the Land are non-conforming buildings as that term is defined in the Municipal Government Act (Alberta) ...current use of the Land and Buildings and the location of the Buildings and other improvements on the Land comply with any restrictive covenant..."
Drawbacks of Non-Compliance or Non-Confirmation:
Knowing in advance that there may be an issue with compliance or non-confirmation on your real property report will save time, money and stress, by dealing with the issues in advance. Depending on the nature of the deficiency. A request to the municipality for a certificate may lead to a requirement for substantial alterations, relocation or destruction of certain structures.
The buyer may choose not to go ahead with the purchase until deficiencies are resolved. Under the AREA contract, the warranties provided by the seller only relate to development issues and not building code issues; and while there is some debate among lawyers on this issue, most take the view that any building code deficiencies including the lack of building code permits are the responsibility of the buyer.
Knowing in advanced provides certainty for both buyer and seller at the time of closing regarding compliance with development issues and provides the opportunity for a buyer to have the seller remedy any deficiencies in this regard prior to or in conjunction with the closing.
It can be used to address the validity of permits that may or may not have been pulled to add, replace or alter a deck, garden shed, gazebo or greenhouse. Any concerns or questions regarding issues with your real property report, please contact your real estate lawyer. Note* The town of Morinville no longer requires compliance.
History of Canadian Armed Forces Base, CFB Edmonton Garrison
3rd Canadian Division Support Base Edmonton AB is a great place to be posted!
The third Canadian Division Support Base, CFB Edmonton is a Canadian Forces base located in Sturgeon County north Edmonton and east of St. Alberta municipality. CFB Edmonton Garrison is also known as the Steele Barracks. The history of this Canadian Armed force Edmonton Base begins in the old Blatchford Field airfield, named after Kenny Blatchford who was a former mayor of Edmonton.
During the First World War, this airfield began operating and became vital to the development of the Canadian north, a staging point for the U.S. defense of Alaska and was heavily used by the U.S. military.
During the Second World War, the Blatchford Field was a training station under the British Commonwealth which formed a Royal Canadian Air Force Flying Training School and used the aerodrome.
Since the Blatchford Field airfield could not be expanded due to the proximity of Edmonton, the United States Government built a new air facility at Namao, a hamlet within Sturgeon County located approximately seven kilometers north of our city limits. It was the namesake of RCAF Station Namao, now CFB Edmonton, which is directly south of the hamlet.
The RCAF Station Namao was used by the United States Strategic Air Command, during the Cold War. It constructed a "Nose Dock" capable of servicing the nose and wings of heavy jet bombers and tankers on the south side of the airfield and also hosted the Edmonton Rescue Coordination Center, and served as home base for United Nations Food Aid flights, delivering much-needed aid third world countries, and was a designated an emergency Space Shuttle landing site by NASA.
When Canada's armed forces were amalgamated in 1968, the RCAF Station Namao was re-designated CFB Edmonton and was under command of the new Air Transport Command. Today, both runways are still visible, but they are no longer in use with the exception of helicopters.
Edmonton is a great place to make a relocation move and offers several outdoor amenities and summer festivals. Today, this Canadian Armed Forces Military base, now known as the community of Griesbach has completely transformed. The new CFB Garrison is one of the largest bases and offers several facilities and services for its members including:
- Arena, Exercise Facility Combat Training to Yoga
- An arena that features an outdoor and two indoor NHL standard rinks.
- A hobby shop, home of the Edmonton Garrison Auto Club and Wood Hobby Club.
- A community that offers several facilities including licensed daycare, library, and youth center.
- A memorial equestrian facility that includes large indoor and outdoor riding arenas, and a 42 stall barn.
- A large fitness facility r with multi-functional recreation and offers a wide range of programs and services. This facility includes a Cardio/Weight Room, Climbing Wall, Tactical Athlete Room, 4 full-size gym courts, 3 pools, squash courts, and an indoor running track.
- A memorial golf course stretched with championship tees totaling near 7000 yards.
- The famous Edmonton Garrison curling club facilities where you can bring your friends to enjoy some great food and drinks on our patio during the summer or inside during the winter.
- Three distinct messes which members and the public can book conferences, private functions, weddings, parties, events, and other activities.