Farmland

在 albeta 農地拍賣， 拍賣官續需要什麼資格，買家賣家有什麼需要注意的。

在阿尔伯塔省进行农地拍卖时，拍卖官需要获得阿尔伯塔省政府颁发的拍卖师
许可证，并且需要遵守省内的拍卖规定和法律要求。此外，拍卖官还应该具有
良好的商业道德和诚信度，以确保拍卖过程的公平和透明。

对于买家和卖家而言，需要注意以下事项：

拍卖前调查：在参加农地拍卖之前，买家和卖家都应该进行调查和研究，了解
农地的地理位置、土地质量、用途、环境条件、市场价格等因素，以便做出明
智的决策。

准备好资金：在拍卖时，买家需要准备好足够的资金来购买农地，否则可能会
失去购买机会。卖家则需要确认自己的银行账户信息和交易细节，以便及时收
到款项。

确认条款：在参加拍卖前，买家和卖家都需要仔细审查和确认拍卖条款和细节，
包括保证金、成交价格、交易时间、所有权转移等内容。

确认权利和限制：在购买或出售农地之前，买家和卖家都需要确认该土地上可
能存在的权利和限制，例如农地法规、管制和限制性条款等。

寻求专业意见：如果买家或卖家对拍卖过程或农地本身存在疑虑或不确定因素，
可以寻求专业意见，例如律师、房地产经纪人或评估师等。

总之，参加阿尔伯塔省的农地拍卖需要仔细考虑各种因素和细节，并确保遵守
相关规定和法律要求，以保证交易的公平和合法性。

kwokwanka@gmail.com
農地拍賣官需要持有農地房地產或房地產資格嗎
在阿尔伯塔省，拍卖官需要持有阿尔伯塔省政府颁发的拍卖师许可证，但不需
要持有特定的房地产或农地房地产资格。然而，一些拍卖公司可能会要求拍卖
官持有相关的行业资格和经验，以确保拍卖过程的专业和规范。此外，买家和
卖家在参加农地拍卖前，可以查询拍卖公司和拍卖官的资质和信誉，以确保拍
卖过程的透明和公平。
Synthetic fertilizers and pesticides (合成肥料和殺蟲劑)

Municipal government act (MGA) sets out the permitted and non-permitted uses of
land in Alberta.
- It provide the legislative basis for determining how property in Albera may
be used.
- All municipalities with more than 3500 people must have municipal
development plan. If, <3500 people may choose to adopt one.

Type of municipalities in Alberta

- Urban municipalities
- Rural municipalities
- Specialized municipalities

Urban Municipalities
- high concentration of people and dwelling
- it include cities, towns, villages, and summer villages

Alberta currently has 19 municpalities with city status, require 10,000 or more
population. The Chief elected officer for a city is the mayor.

Towns – governed by seven member council, with populationof at least 1000 people
that could exceed 10,000people, unless the town makes a request to change it
status.

Under MGA, town councils consists 7 members, but a local bylaw can change the
number of council as long as there remains an odd number with no fewer than three
member.

Villages – at least 300 people

Summer villages – same principles with vaillages, however, summer village election
and annual meeting are held in the summer. Summer villages can no longer be
created in Alberta. The residents are allowed to vote twice in municipal elections.
Rural Municipalities (3 rural municaplity type)

Municipal districts
Improvement district
Special Area

Municipal Districts:
- A municipal district is also known as a county
- It can include rural areas, farmlands, unincorporated communities such as
hamlets, rural residential subdivision.
- The municipalities decide the number of wards, with the number varying
from 4 to 7. The municipality council consists of representatives from the
wards. The highest elected official of a municipal district is a reeve, but they
can use the title of mayor instead.

Improvement districts
- Is kind of rural municipality that can be incorporated. All of its functions are
managed by the provincial government through alberta municipal affairs,
including levies and the collection of taxes.

Specialized Municipalities
E.g of special municipalites: Wood Buffalo, Strathcona country, and Municipality of
Jasper.

在阿尔伯塔省，专业市政机构（Specialized Municipalities）是根据《地方政府
法》设立的一种行政区划。这些机构具有市政府的权力，但没有居民的选举权，
由省政府直接管理。

目前，阿尔伯塔省有 2 个专业市政机构，分别是：

伍德布法（Wood Buffalo）：位于阿尔伯塔省东北部，面积为 63,637 平方公里，

是加拿大第二大市政机构。该地区包括了以前的木材地区（Wood Buffalo）和阿
尔伯塔北部的地区。该地区的经济活动主要涉及油砂和天然气的开采，以及旅
游和伐木等活动。

旗杆县（Flagstaff County）：位于阿尔伯塔省中东部，面积为 3,357 平方公里。

该县主要是以农业为主要经济活动，包括种植小麦、玉米、大豆等农作物以及
饲养牛、猪、羊等畜牧业。
与其他市政机构不同，专业市政机构的管理结构由省政府直接管理，而非通过
选举产生的市长和市议会。专业市政机构的创建旨在为那些面积广阔、人口稀
少但具有重要经济活动的地区提供更有效的市政服务。

A real property report

- Is legal document and survey of the property. The form of plan or illustration
fo the property boundaries and various physical feature, including the
surveyor’s written statement opinion or concern.

They must bear the surveyor’s original signature and permit stamp to be valid.

Land surveyor take the steps:

1. Title search
2. A search of all pertinent encumbrance on title
3. A search of plans related to the location of the property boundaries.
4. A field survey to establish the property’s dimensions and the location of any
improvement.
5. Preparation of a plan or diagram

A certificate of compliance
The municipality establishes proof of compliance with municipal land use bylaws. It
indicated by a stamp on the RPR or a separate letter reference the document.

Mortgage lenders usually require a RPR with municipal compliance to reduce the
lender’s risk.

Titile insurance is an insured statement fo the condition of title or ownership of real

property at the time the policy is taken out.
It protects against losses resulting from title defects and survey error for a one-time
premium.
Title insurance protects the lender or buyer agaist losses or damages suffered

Department of Fisheries and Oceans (DFO)

The department of fisheries and oceans is responsible for the fisheries act and the
navigable water protection act.

The fisheries act regulates the pollution of waters and harmful alteration, disruption,
or destructionof fish habitats. Anyone carrying on activities in or near a watercourse
must adhere to the regulations.

The Navigable waters protection act: Stipulates that before starting any construction
below the high-water mark of a navigable body of water.

Property owner should have their well water tested for quality by an accredited
laboratory; flow rate tested by water well contractor before any operator drilling
begins.

Soil horizon- OAEBCR

In Alberta id divide into 5 major soil zones:

- Brown – Southeast part of province

- Dark Brown - Northwesterly
- Black – Northwesterly (Agricultural purpose , most productive)
- Dark Gray - Northwesterly(Agricultural purpose , most productive)
- Gray – upper and lower foothills

1. Very coarse textured soils – unproductive (class 7)

2. Coarse textured soils (sands and loamy sands) – poor productivity.
3. Moderate coarse textured soils (sandy loams) – reasonably productive under
careful management.
4. Medium Textured soils (loams and silt loams) – quite productive.
5. Moderately fine textured soils (Clay loams) – typically very productive.
6. Fine texture soils (Clays) – usually very productive. （class 2）
7. very fine textured soils (heavy clays) – can be very productive under good
management. （class 1）
class 0 is organic soils (not placed in capability classes)

Soil rating system in Alberta

Soil Survey report – these report are extremely useful to the rural land specialist;
they cover a wide range of information about a general area including history,
climate, soil formation and development, soil classification, chemical and physical
analyses of the soil, farm practices, etc.
Canada land inventory
- primarily a systematic survey of land capability. 5 different types of maps:
1. soil capability for agriculture
2. land capability for forestry
3. land capability for recreation
4. land capability for wildlife-ungulates 有蹄類動物
5. land capability for wildlife0waterfowl 水禽

groundwater
90% rural household water supplies come from groundwater sources
Groundwater is underground water filling spaces in soil and rock layers called
aquifers 含水層。 The boundary between groundwater and the soil above is called
the water table.

The Alberta water act is designed to protect existing water license and traditional
agricultural use of water. IT gives household uses of water priority over all other uses.

If a traditional agriculture user registration was registered between 1999 and 2001,
this is a water right that is attached to the land specified in the registration and will
pass with the land if the land is sold to a new owner.
The water act requires that the designated director under water act be notified in
writing of a disposition such as a sale or purchase of land for which a registration is
attached.

Licensees should include the traditional agriculture user registration in rural purchase
or sale contracts if there is such a registration on the land.

Livestock permits
Outside of traditional agriculture users, the government requires a license be
obtained to divert water for the watering of livestock. If approved, it usually 10 years,
afterward, holder would need to re-apply. Generally, water rights run with the land.
However, it is possible to detach the rights from the land and transfer them to
another holder.

Some agricultural business , such as greenhouse and nurseries are large user of water
for commercial purpose. This use woul drequrie a license under the water act.
2 irrigation water rights may be included in a real estate transaction.

District irrigation rights: there are 13 organized irrigation districts in southern alberta.
Irrigation districts are responsible for managing and granting district irrigation rights
to those licensed within that area. In order to use water from the districts, landowers
must receive a water servicing agreement from the local irrigation district board.

It should be noted that several irrigation districts in alberta have, since 2006 imposed
a moratorium on new water licenses. This moratorium has resulted in a
valuablewater license trade, making the inclusion of water rights in a real estate of
the utmost value and importance.

River/streams water licenses: outside an irrigation district, the owner may apply
directly with alberta environment tfor license to draw water to certain voume
annually forom a nearby river or stream.

Irrigation district water rights and private irrigator licenses can also be sold
separately from the land and moved to other land in the same irrigation district or
along the same river system.

Water license verification process

June 2021, new regulatory system call “ digital regulatory assurance system DRAS)

DRAS is more transparent and allow those apply to alberta environment and parks
for authorization under the water act. DRAS accepts application for water act
approvals and approval amendement.

Private water sources (6 private sources)

Wells
Springs
Dugouts – a dugout is a man-made hole dug out of the ground to allow the collection
of natural rain and surface runoff water.
Municipal water
Trickle system - This systemis a low-pressure line stretched overfar distances that
provides a constanttrickle of municipal waterfroma main pump house. A trickle
systemrequires a holding cistern to trickle into, providing storage capacity for high
use such as bathtubs, laundry, and ushing toilets. The cistern is connected to a
pressure vessel which provides the home with standard residential pressure in the
system.

Water Cooperatives;
Less common, a water cooperative is an arrangement between a number of
landowners to investin a high production well and reservoir, owned cooperatively
amongstthose owners.

Wells – bored well (比較淺， 供水比較容易受天氣影響)

- Drilled well (dig 得很深，供水比較穩定，也很乾淨)

Fro many households, a well producing as little as 0.5gpm can meet the required
needs. If you have low producing well , may requrei additional water storage in a
well, pressure tank, or cistern 儲水池, most lenders require 4-5gpm.

Albeta agriculture and good uses a measurement of 50gpd per person on average for
planning water use. Family of four is estimated to use 200gpd on average.

The well distance from a sewage holding tank is 3.25metres, but the distance from
sewage lagoon is 100 metres.

In addition, the well should be located on higher ground than the surrounding area
and away from livestock operation.

Floor Hazard Map – type of flood map is used for long-rang planning and to make
local and use decision

Household waste leaves the house through pipes into a septic tank. The tank allow
settling , and liquid to leave the tank relatively free of solids. Oxygen-utilizing bacteria
digest the sewage.

Debt service coverage ratio: A business cash flow versus its debt obligation

NPV is used to determine whether the anticipated financial gains fo a project will
outweigh present-day investment.

The principle of conformity is when maximum value occurs when properties

reasonably conform to the existing standards of the area.
Interior wall of tile finishes has ceramic porcelain and marble pieces affixed to the
wall

A low slope roof = less than4 inches rise to 12 inches run.

For bacteria in a septic system to function property, what materials should be kept
out of the septic tank
-acids, disinfectants, lye, strong caustics

Cracks in interior wall and ceiling indicate “potential building movement”

Termites 白蟻 Desiccation 乾燥

Linoleum flooring： manufacture in tiles or sheets, usually made of vinyl or rubber,

are available in a wide varity of colours and designs and is secured to the subfloor
with waterproof cement.

Quarry and ceramic tile 採石場和瓷磚

Hollow core door 是空心門

Flood likelihood maps cumulative flood risk over 30 years

 Present value is the current value of a sum of money in the future that's
discounted by a rate of return, whereas Net Present Value (NPV) is the difference
between the present value of cash inflows and outflows over a period of time.

Stabilized NOI (Adjusted Net Operating Income)? is the anticipated income minus

expenses that are subject to change and have been adjusted to reflect normally
stabilized operations of the commercial property.

Disposal field – use weeping laterals or perforated piping laid on gravel-lined

trenches for distributing and treating effluent.

Flood range maps – compare 2 different sized flood and help communicate waht pats
of community can become at risk as flows change during flood event.
Market value and market price are related concepts but they have different
meanings.

Market value refers to the estimated value of an asset or property in the current
market. It is based on factors such as the asset's condition, location, age, and other
relevant factors. The market value is determined by appraisers, real estate agents,
and other professionals.

Market price, on the other hand, refers to the actual price that a buyer is willing to
pay for an asset or property in the market. It is based on the supply and demand in
the market and can be influenced by various factors such as economic conditions,
buyer's and seller's bargaining power, and other market forces.

In short, market value is the estimated worth of an asset or property while market
price is the actual price at which it is sold in the market.

Cistern 儲水池

Flood Hazard Maps

Flood hazard maps define floodway and flood fringe areas for the 1:100 design flood. These maps
are typically used for long range planning and to make local land use decisions, and are available
to all levels of government and the public to help build resilient communities.

Flood Inundation Maps

Flood inundation maps show areas at risk for different sized floods, including ice jam floods in
some communities. These maps also identify areas that could be flooded if local berms fail, and
are typically used for emergency response planning and to inform local infrastructure design.

Flood Likelihood Maps

Flood likelihood maps illustrate cumulative flood risk over 30 years. Different sized floods can
occur any year, but smaller floods tend to occur more often than larger floods over time. These
maps do not show areas protected behind flood berms unless water levels are higher than the
berms.

Flood Range Maps

Flood range maps compare two different sized floods, and help communicate what parts of a
community can become at risk as flows change during a flood event. Protected areas at risk behind
flood berms are only shown for the larger flood being displayed, but may also exist for the smaller
flood.

Flood range map – compare

Flood Likelihood Maps – 30 year
Flood Inundation Maps - different sized
Flood Hazard Maps – long range and local use