溫哥華驗屋師感言 Vancouver Home Inspector Journal : 2012

Tuesday, August 21, 2012

買屋和驗屋相關的專業團隊及可能遇到的問題 Possible Problems When You Buying And Inspecting A House

(Updated May 2022) 卑斯省民都知道，買屋首先要找專業的房屋經紀代表向屋主議價，再找銀行貸款，然後請驗屋師檢驗房屋，最後交由律師或公證人處理土地房屋契約，就等待約定的日期收樓搬家。
真是這麼簡單嗎？假如事事順利，買房屋真是可以如此簡單，但是很多時候都會有意外事件發生的，若事前少做功課，必然招致不愉快和時間金錢損失。所以應該花點時間做功課，捜集資料、閱讀有關文件、組合你的專業可靠團隊，助你解決所有可能面對的困難：

一、驗證你的專業團隊是否足以信賴；除了親友的口碑，亦可上網查詢。

1、首先查閱商業信譽局 (Better Business Bureau, BBB) 的評級與投訴記錄 http://bbb.org 若在過去都沒有投訴記錄、並取得A+評級的非BBB會員(not BBB Accredited)最為可靠。非BBB會員的投訴記錄是不能抹掉的，但付費會員則可以在調解後清除投訴資料。
2、REALTOR.CA 驗證註冊房地產經紀(Realtor)名單 / 經紀的紀律處分記錄 (也可以查閱貸款和保險經紀) RATE-MY-AGENT,COM 地產經紀的客戶評分 (也可以比較貸款經紀,信用合作社)
3、EGBC.CA 驗證專業工程師(PEng)名單 / 專業工程師的紀律處分記錄
ASTTBC.ORG 驗證註冊工程技師(AScT)與技術員(CTech) 專業的EGBC/ASTTBC 建築工程人員再加上相關的商業樓宇檢驗訓練，便可以檢驗商業物業。

4、ASTTBC.ORG 驗證認可商業物業驗屋師(CPI)

5、consumerprotectionbc.ca 驗證註冊住宅驗屋師的牌照 / 住宅驗屋師的紀律處分記錄
領有執照的住宅驗屋師都有一個5位數字的牌照編號，一般字頭是4萬至7萬號，雖然這些編號不分先後，但4字頭的驗屋師是2009年3月31日之前巳經執業的，而5字頭是2009年之後才申請牌照的。6字頭和7字頭則是近年才入職的新驗屋師。
6、RCABC.ORG 驗證屋頂承建商(Roof Contractor)名單 / 屋頂檢查人員(Roof Observor)名單
7、CSAPsociety.bc.ca 驗證環境評估顧問(CSAP)
8、AICANADA.CA 驗證物業估價師(Appraiser)
9、ABCLS.CA 驗證土地測量師(Land Surveyor)
10、GOV2.BC.CA 驗證合資格的河畔環評顧問(QEP)
RAR Qualified Environmental Professional, QEP may be an Agrologist, Applied technologist or technician, professional Biologist/Engineer/Forester/Geoscientist/Forest-Technologist:

專業農業學家(Professional Agrologist, PAg) BCIA.COM

註冊工程技師(Applied Science Technologist, AScT/CTech)

專業生物學家(Registered Professional Biologist, RPBio) ProfessionalBiology.com

專業工程師(Professional Engineer, PEng)
專業地質學家(Professional Geoscientist, PGeo)

註冊林務人員(Registered Professional Forester, RPF) abcfp.ca
11、ASTTBC.ORG 驗證註冊廢水處理從業員(Registered Onsite Wastewater Practioners, ROWP)
12、LAWSOCIETY.BC.CA 驗證律師 / 律師的投訴及紀律記錄
13、SNPBC.CA 驗證法律公證人 / 法律公證人的投訴記錄 / Complaint Form

二、你心儀的房屋若是屬於商業物業，買賣程序會大大不同。

1、買賣商業物業程序與住宅物業有很大分別的，原則上商業物業由商業物業經紀負責，但事實上有很多商業與住宅混淆的例子。
2、一般通過房地產銷售網絡 (Multiple Listing Service, MLS) 登錄在 Realtor.ca 上，登在"Residential"上的是住宅，登在"Commercial"的是商業物業，但經常發現巳轉為商業地段的獨立屋仍然以住宅單位出售；或獨立屋己改建為超過四個住宅單位的出租公寓，要求住宅驗屋師驗屋，事實上法例規定住宅驗屋師只可以檢驗包含四個或以下住宅單位的獨立屋。

3、所有商業物業，包括出租公寓、商鋪、貨倉、辦公室、工廠、酒店等等，都需要作物業狀況評估(Property Condition Assessments, PCA) 一般稱為 Commercial Inspection，美加兩國都遵循同一ASTM-E2018標準。
4、假如你打算購買的物業被歸類為商業物業，就必須向業主索取環境評估報告(Environmental Site Assessment, ESA)。隣近油站、工廠、洗衣店、地勢低窪和有地下儲油缸的地段，都可能受到汚染。若業主未能提供環評報告，就必須自行聘請專業的環境評估顧問，因調查需時，必須儘早安排避免錯過合約時間。

5. 當準備購買商業物業和經營中的生意時，首先要找一個經驗豐富的商業物業律師和會計師，來配合你的商業物業經紀去物色合適的物業。與賣家議價時必須與律師商議各項細節，並由律師準備offer文件，當議價成功後，雙方律師會共同商討詳細合約內容。若沒有事前準備的話，你會發現合約細節與Offfer是完全兩樣，例如經紀只關注物業的價值，不會注意土地用途，建築物附重規限，用電用水量，洗手間，廚房規劃，各項檢查報告，租客租約，生意轉讓，註冊名稱牌照續約，各項預購定金如何分配，以及遣散員工等等都必須有比offer更詳盡的合約保障買賣相方的利益。

三、儘早詳細閱讀賣方提供及向巿政府索取的有關文件；若有需要立刻向賣方查詢並咨詢專業意見。

1、物業估價：出售物業的價格多由屋主和經紀人自定，或根據省政府的物業估價單或巿政府的地稅單作為參考資料。但準確的物業價值必須由專業的物業估價師評估，若申請銀行貸款，銀行便會交由估價師評估售價是否合理。若毋須貸款，買家亦要自行聘請估價師，以防買貴屋。
2、公契、折舊報告等文件：若購買共管式公寓和鎮屋，管理公司會發出共管規章(公契 Strata Bylaws) 、最近兩年的業主法團會議紀錄(Strata minutes)、Form B、折舊報告(Depreciation Report)和工程檢驗顧問報告(Engineering Report) 等文件副本，由於閱讀需時，務必儘早取得所有文件。若工程顧問報告內建議的大樓維修仍未完成，不論年份多久，亦應提供副本給買家參考。年齡和出租限制都很重要。
3、巿政附例：到巿政府網站查看地理資訊系統資料(GIS)和分區附例(Zones)，包括地段內供水排水系統與通道權(Right of Way) ，附近社區服務設施、古蹟䢖築 (Downtown WestEnd / Vancouver)、農業保留地(ALR)、環保地段、河畔管理區(RAR)、機場噪音影響區、以至社區犯罪率等等。Richmond GIS / Richmond Zones / Vancouver GIS Map / Vancouver Zoning / VanMap / Burnaby Zoning Map / Delta Map /
4、巿政檔案：向屋主取得授權書，便可親自到巿政府牌照部檢視房屋地段的有關文件檔案，包括建築設計圖，以了解建築面積、城市規劃用途、是否有非法僭建、未完成的許可證、大麻屋及冰毒工場等。並可以查詢是否有危險山坡、地下河道、擋土牆及山坡業權誰屬、可否擴建以及未來地區發展等等。
5、犯罪檔案：到皇家騎警的網站 RCMP List of Marihuana Grow Op 查看大麻屋和毒品屋資料。到https://www.housecreep.com/ 的網站查看謀殺房屋，大麻屋和鬼屋資料。

6、大麻屋：若不幸購入「大麻屋」，可能有房屋结構受損，非法改裝的暖氣系統丶電線和水管等影響健康丶引致火警和漏水，種植期間遺留的農藥和肥料也會產生中毒的機會。若市政府已發出不適合居住通知，則必須修理房屋丶水丶電和暖氣系統，並經專業人員檢驗合格才可入住。以後出售時必需標誌為「大麻屋」方能出售。亦要出示上述各項專業檢查的證書，所費不菲。

四、預先處理與生態環境和公衆健康有關的問題：避免日後罰款和訴訟。

1、水質檢驗 (Water Test) ：在近郊地區房屋可能欠缺自來水供應，必須使用井水或溪水，務必要求水質檢驗，以符合加拿大飲用水標準。可以委托顧問工程師處理，或自行抽取水様本，並直接交由水質化驗所試驗，化驗所會提供相關技術說明、經消毒的樣本瓶及冷藏箱、和現埸檢驗器材。可到省環境部查詢有關水井資訊。
2、排汚系統：部份近郊房屋亦可能缺乏排汚系統(Onsite Wastewater System formerly known as Septic system)，只可以在後園使用化糞池或先進現代科技處理汚水。自2005年開始，戶主必須聘用專家定期1-2年檢驗汚水處理系統，每2-3 年聘請專門清潔公司清理固體沉積物。查詢化糞池排汚系統法例。或 Sewerage System Regulation: Standard Practice and Health Hazards 2017. 若入住人口增加，必須由專業人員重新審查原先設計是否足夠，有可能要重建或更換整個廢水系統。

3、河畔管理區：若房屋地段座落於河溪十五公尺範圍內的河畔管理區(Riparian Management Areas, RAR)，則必須要符合河畔管理區法例，防止汚染河道和影響魚類生態，有關條款可到巿政府網站查詢。
4、生態保護區及農地保留區：若房屋地段座落於生態保護區(Environmentally Sensitive Area, ESA) 及農地保留區(Agricultural Land Reserve, ALR) 內，則必須聘用專家顧問提供土地使用申請書。可到省政府網站查詢有關在農地保留區內內的住宅使用標準。
5、地下河道：由於社區發展，大溫哥華有很多河溪被填埋或隱藏於下水道，若房屋座落於這些地下河道 (Lost Streams) 上，不但建築有限制，亦容易引致地䧟和地庫滲水，可到 Vancouver Old Streams 地圖查看。https://vancouverhistory.files.wordpress.com/2011/08/vancouversoldstreamsprintedmap-1.pdf

Vancouver Peat Areas Map http://livinginubc.com/peat-areas-city-of-vancouver-map.html

本那比分水嶺 https://www.burnaby.ca/sites/default/files/acquiadam/2021-07/Waterways%20of%20Burnaby.pdf

五、全新建築應該注意合約事項：包括保養與驗屋條款在內。

1、新屋2-5-10保養：若購買全新房屋或是舊屋重建，都必須要求承建商提供2-5-10新屋保證計劃(Third-party Home Warranty Program) ，可以到省政府房屋局（BC Housing）査看新屋登記冊。

2、自建房屋2-5-10保養：任何人都可以親自動手建造自己家園，但自2007年開始，屋主親自建造房屋必須標簽為 Owner-built homes，在頭一年不能出售，在頭十年內轉售時必須簽署 Owner Builder Disclosure Notice，在2007年11月19日後興建房屋的戶主，從銷售完成日開始必須提供與2-5-10新屋保證計劃相同的保養，頭一年保養工料全包、五年屋頂外牆保養和十年結構保養。由於不是持有執照的承建商建造，所以日後出售可能較為困難。詳情可到 BC Housing 網站查詢。
3、律師審閱建房屋合約：與承建商簽署合約前，必須聘請律師審閱內容。付款期、建築項目單價、過期罰款、由執照驗屋師驗收等條款都必須加入合約內。
4、交樓前驗收：若是購買由發展商出售的公寓和鎭屋，在完工後會安排買家作交樓前驗收，稱為交樓前檢驗（PreDelivery Inspection, PDI) ，發展商一般都不會反對買家聘請領有執照的驗屋師陪同進行PDI，但必須在合同中說明，一般都會在指定日期的一小時內完成，。

5、交樓前維修：任何業主同意的維修，都必須在付款日期7天前修復，以免在搬家之後進行維修工程。

六、搬進舊房屋前必須進行驗收、安全檢驗與裝修事項，以保障你的健康與生命安全。

1、即日驗收：完成買賣交收手續取得鎖匙後，必須立刻視察天花板及牆壁一遍，並開啟所有冷熱水喉及家電，看看有沒有漏水或損壞。如有問題，請即日通知經紀向屋主報告並要求修復。
2、屋頂年檢：每年一次由合資格屋頂技工或屋頂檢查公司檢查屋頂，若屋主去年沒有檢驗屋頂，則必須由買家立刻自行付費檢驗，以確保屋頂防水。
3、安全檢驗：必須在搬家之前由執照消防公司檢驗消防系統、由執照保安公司檢驗警鐘、電話、電視、對話系統和上網綫路等，以確保安全。
4、冷暖氣及通風系統(Heat Recovery Ventilator, HRV) 年檢：若屋主去年沒有聘請有牌照技工檢查冷暖氣及通風系統，則必須由買家立刻自行付費檢驗，及更換空氣過濾網。若氣溫低於15C，切勿啟動冷氣空調系統。若有燒木的壁爐，必須向大溫區域局(MVRD)登記，並每年由技師清潔煙囪和檢查壁爐。詳情請查看 MVRD網站Bylaw No. 1303,2020

5、警鐘系統：必須安裝安全報警系統，地庫若有抽水系統，則必須接駁至警鐘系統，並加裝儲電池操作的後備水泵。
6、購買房屋保險：所有獨立屋、鎭屋與共管公寓都要購買保險，並必須包括水險。
7、申請裝修許可證：當所有收屋手續辦妥後，新屋主都會稍微修改房屋、重新粉刷一新、或大興土木拆舊重建，無論或大或小工程都必須到巿政府牌照部申請工程許可證。

8、含有毒物質的建築物料和地下油缸：若考慮拆掉舊屋重建新屋，必須先進行舊屋測試找出有毒物料，和聘請專家清除所有可能含有致癌和有毒物質的建築物料，以保障建築工人的健康和安全。拆除地下油缸，並清理可能被汚染泥土。若要避免新舊材料中可能散發出有毒物質影響工作人員健康，請向工作安全局(Work Safe BC) 查詢許可證的申請程序。或下載住宅建造安全手冊 Safe Work Practices in Residential Construction。或查看修復、翻新和拆除的網頁。

事實上，購買房屋是一項繁瑣工程，就算做足功課、並擁有專業可靠的夢幻團隊，亦不能保證萬無一失，祝君好運。如有任何疑問，請與我聯繫。

相關閱讀 - Inspect BC Home Inspectors 卑斯省驗屋師資格漫談

Related news:
2011/09/13 Vancouver Sun - Shell gas leak: finding contaminated sites is a challenge /
Gas leak contaminates Kerrisdale properties
2011/09/15 CBC News - Gas station leak contaminates Kerrisdale properties
2011/09/15 Vancouver Sun - Shell must get innovative to clean up gas station leak: ministry
2013/05/22 Vancouver Courier - Certificates confirm no risk to human health from Shell gas station leak
2014/03/06 Vancouver Sun - Hire the best home inspector possible
2020/01/13 SingTao - 屋齡突然老了30年新業主向經紀追責

2023/08/30 - Understanding Damages in Property and Real Estate Transactions

Thursday, May 24, 2012

Underground Oil Tanks -- What You Need to Know 地下油缸

May 24, 2012 By Tony Spagnuolo Barrister and Solicitor

Many homes in the Greater Vancouver area built before 1957 were originally heated with furnace oil. When natural gas became available, the oil storage tanks, which were normally located underground in backyards, were filled with sand or capped.

However, as these unused buried oil tanks start to corrode and rust, the remaining oil can leak out and flow onto the rest of the owner's property, the neighbour's property, storm sumps and waterways, resulting in contamination of soil and water. Apart from the negative financial impact on the market value of the property, the owner can face substantial legal liability under various statutes and bylaws for such contamination.

The BC Fire Code and bylaws of twelve municipalities (including the City of Vancouver) all essentially require that out-of-service underground oil storage tanks (USTs) be removed and that all contaminated soil must be removed and replaced with clean fill.

Exceptions

A very limited exception may be granted by the fire authority where the removal of the UST is impractical because it is located under a permanent structure or its removal would endanger the structural integrity of nearby buildings.

In that case, the owner would still have to render the UST "inert" in accordance with "good engineering practices." That would include arranging, at their own expense, for the remaining oil to be pumped out, for the tank to be filled with sand and all piping to be capped, as well as arranging for the removal of contaminated soil and replacing it with clean fill.

In addition, written verification of such work must be provided by a licensed contractor to the fire authority.

Responsibility for Removal

The responsibility for the removal of the UST and remediation of any contamination falls on the current property owner.

The costs of such removal can be high depending on how much remediation work is involved. However, if the UST is ignored and not dealt with promptly and correctly, the costs can be exponentially more.

In one case that was reported in 2008, an owner of a West Vancouver home, who bought the home in 2000 not apparently aware that there was a buried oil tank, had to spend close to $160,000 to remove 5,000 liters of contaminated fuel from a leaky home-heating oil tank that had not been used in 25 years!

Such cases are rare, but it does highlight the need to conduct due diligence when buying a home that may have an unused underground oil tank.

Contamination

In addition to the BC Fire Code and municipal by-law requirements, the owner may also be subject to the Environmental Management Act of BC if the concentration of the contaminants present in the soil or groundwater exceeds the allowable limits prescribed for residential properties and therefore meets the definition of a "contaminated site."

In that event, the owner can be ordered to undertake remediation of the property and neighbouring properties if the contamination has spread. It may be possible for the owner to recover some of the costs incurred from more culpable previous owners through a "cost recovery action" pursuant to the Environmental Management Act, but only if they can be found and have the resources to pay.

An owner or former owner may also be found liable under commonlaw nuisance for failing to take steps to prevent seepage of oil to neighbouring properties.

Seller's Obligations

The seller normally will provide a prospective buyer with the Property Disclosure Statement ("PDS") that requires disclosure of a number of potential defects, including the presence of an underground oil tank. If the seller declares that the property does not to their knowledge contain an UST and/or is not contaminated, which later proves incorrect, the seller can be liable for negligent misstatement.

Moreover, if the PDS is expressly stated to form part of the contract and there is an unqualified statement that there is no UST, then this becomes an actual warranty, so that if a buried oil tank is discovered on the property the seller will be liable for breach of contract.

Similarly, if the seller states expressly in the contract that there is no contamination at the property, the seller will be contractually liable to the buyer if contamination is discovered. As well, the courts have held that sellers have a duty to disclose a latent defect that could be dangerous or a hazard to human health, and failure to do so may well make them liable to the buyer for damages sustained as a result of their failure to warn.

In summary, if there is an UST, then the seller should be advised to disclose this fact to the buyer and ensure their representations are accurate. The seller can then go ahead and arrange for a qualified tank removal contractor to remove the UST and clean up any oil contamination in accordance with all permits and applicable statutes, bylaws and the BC Fire Code, and provide sufficient written proof to the buyer prior to completion.

Alternatively, if the seller does not have the money to do this, they could try to negotiate a price reduction in exchange for a release and indemnity from the buyer with respect to the UST and remediation of any contamination. However, the seller can still remain liable under the EMA and the buyer may not be able to agree to this because of the requirements of their insurer and lender, who will want the UST and any resultant contamination issues dealt with prior to completion before funds are committed.

What Can Buyers Do to Protect Themselves?

If there is a suspicion that there may be an UST and the seller will not or can not confirm either way, the buyer should be advised to make the offer subject to a satisfactory inspection that satisfies the buyer there is no buried oil tank and that the property is not a contaminated site.

It would be prudent to engage the services of a specialized UST inspector to conduct a magnetic survey to detect an UST and then, if located, the integrity of the tank can be examined and surrounding soil can be checked for the presence of contaminants.

The buyer should also put in another condition precedent into the contract that if there is an UST, the offer is subject to the seller arranging, at their own expense, for the UST to be drained and removed and for the soil and groundwater to be assessed for contamination and, if contaminated, the seller will ensure the soil and groundwater is fully remediated in compliance with all applicable statute, bylaw and BC Fire Code requirements.

The contract should also provide that it is a fundamental term of the contract that all the work will be done by a qualified tank removal contractor and that the seller shall provide to the buyer on or before the completion date all necessary written certificates and reports from the tank removal contractor and the fire authority that all work was completed in compliance with the applicable statutes, bylaws and BC Fire Code.

A buyer should be strongly advised, even in the face of competing offers for a property, to not remove any conditions without the UST and remediation work having been completed properly by the seller. Similarly, the buyer should not agree to take on the responsibility of the removal of the UST and the remediation of any contamination in exchange for a price reduction without fully realizing the potential liability that would ensue upon becoming the new owner.

Insurance Issues

As insurance companies are worried about the potential impact and expense of any environmental contamination caused by a leaking corroded oil tank, it is very hard to obtain home insurance for homes which have an exterior oil tank older than 15 years. Even if home insurance is obtained, there will undoubtedly be a leakage/pollution exclusion which would make the property owner bear the full costs of such an event. Another scenario may be that as a condition of providing insurance the owner must remove the oil tank within 30 days of the policy being issued, which again will result in a big cost for the owner to pay.

Also, an owner will not be able to obtain financial protection from a residential title insurance policy as the policy will have exclusion for any environmental damage, including that caused by a leaking oil tank, even if the owner had no idea the oil tank was there.

Financing Issues

For residential transactions concerning a known UST, the lender will normally insist, before approving any funding commitment, that the buried oil tank be removed in accordance with the applicable statutes, bylaws and BC Fire Code and for the soil to be tested for contamination and remediated as necessary.

In such a situation, a prospective buyer should not remove any financing condition until they receive written confirmation that the lender has approved of the UST removal and remediation process, is satisfied with all required reports issued by the tank removal contractor and is still prepared to provide mortgage financing for the purchase.

Underground Oil Tank Removal Process

Property owners should always hire an experienced and qualified contractor in oil tank removal. If an underground oil tank is found and has to be removed, then, upon obtaining a tank removal permit from the applicable municipal fire authority.

The remaining oil has to be pumped out and taken to an approved recycling/disposal facility;
The UST must be removed;
The soil must be assessed for contamination. If contamination is present, soil and groundwater must be properly remediated, which may include complete removal; and
The property owner must obtain a report, and photos, from the tank removal company, detailing the removal process, what was pumped out of the UST, a receipt from the facility where the UST was taken to and the amount of soil brought in. The report should confirm that the UST was removed in accordance with all applicable statutes, bylaws and the BC Fire Code and, in the event of contamination, that the soil and groundwater have been remediated in accordance with the standards prescribed in the EMA and further testing is not necessary. This report can then be provided to prospective buyers in the future as evidence that the UST has been dealt with.

- See more at: http://www.rew.ca/news/underground-oil-tanks-what-you-need-to-know-1.1341778#sthash.70gYCSXd.dpuf

Number 478, May 2015
ENVIRONMENTAL LIABILITY
In Dolinsky v. Wingfield, oil from a leaky underground tank contaminated the property next door.¹ When the affected property's owner sued to recover clean-up costs, the court held several current and former owners of the source property liable.
In this case, the properties were adjacent, with Ms. Dolinsky's property downhill. Further downhill, beneath both properties, lay the Gorge Waterway.
On March 4, 2012, District of Saanich engineers discovered oil in the Waterway. Initially, they traced the oil to Ms. Dolinsky's property. In early December, oil once again appeared in the Waterway and the Ministry of Environment took charge. Their investigators found a leaking underground tank on the property above the Dolinsky property. The Ministry removed the tank and its contents.
It would cost Ms. Dolinsky roughly $123,000 to remediate her property. To recover her loss, she sued the current and several previous owners of the source property. Dolinsky's claim against two previous co-owners is especially instructive.
In late March 2012, a couple bought the source property to fix and flip. In August 2012, they sold the property. When sued, the couple claimed they were exempt from liability as innocent buyers.
Under the Environmental Management Act (Act), a purchaser may claim an innocent buyer exemption if they can show that when they acquired the property, it was already a contaminated site, and there was no reason to know or suspect contamination.² They must also show that before acquiring the property, they made all appropriate inquiries into the site's previous ownership and uses.³
If an underground oil tank contaminates a site, the owner must remediate the property. Where the owner reasonably incurs clean-up costs, that owner may recover those costs from any other responsible person, including a property's current or previous owner.⁴ A responsible person is liable for clean-up costs, unless he or she falls within one of the Act's exemptions.
By the time of the couple's purchase, the District had installed on Dolinsky's property a special dam to collect the oil, plus warning signs. Before buying the source property, the couple waived a Property Disclosure Statement and did not check for a tank or contamination, as recommended by their property inspector. Later, when Ms. Dolinsky asked permission to look for the oil's source on the source property, they refused.
Though Dolinsky and others warned the couple there was contamination, the court found that the couple turned a blind eye. Had they cooperated earlier, the leaky tank could have been removed much sooner to minimize contamination. The court found the couple jointly and severally liable for 35 per cent of Ms. Dolinsky's clean-up costs.
To successfully rely on the Act's innocent buyer exemption, a purchaser must make all appropriate inquiries into the site's previous ownership and uses before acquiring the property. A buyer agent should warn the buyer to inquire into a site's previous ownership and uses, and document all inquiries, before purchasing the property.
If a buyer's agent reasonably suspects there may be a tank, the licensee must use reasonable efforts to determine if one is present. If there is no clear answer, the licensee must warn the buyer to obtain appropriate professional advice (e.g. from an environmental engineer or lawyer).⁵ If a buyer's agent knows that a property contains an unused underground oil tank, it is essential to warn the buyer that the tank's presence may expose the buyer to significant financial liability.
If a listing licensee has reason to believe that an out-of-use underground oil tank may be present, the licensee should warn the seller to determine if one is there. Otherwise, the discovery of a tank later may expose the seller to significant liabilities.⁶
Mike Mangan
B.A., LL.B.

1. Dolinsky v. Wingfield, 2015 BCSC 238.

2. Environmental Management Act (EMA), S.B.C. 2003, s. 46(1)(d).

3. To decide if a person made all appropriate inquiries, s. 28 of the Contaminated Sites Regulation, BC Reg. 375/96 lists additional, related factors that the court must consider.

4. EMA, s. 47(5).

5. Real Estate Council of British Columbia, Professional Standards Manual, online: (2015), Trading Services 4(a)(xxiv)(6), What To Do If You Are Representing A Buyer,www.recbc.ca/psm_section/general-information-trading-services.

6. Real Estate Council of British Columbia, Professional Standards Manual, online: (2015), Trading Services 4(a)(xxiv)(6), What To Do If You Are Representing A Seller,www.recbc.ca/psm_section/general-information-trading-services.

Back issues of Legally Speaking are available to REALTORS® on BCREA's REALTOR Link® homepage. Subscribers who are not REALTORS®, and who wish to see back issues, should contact BCREA by email atbcrea@bcrea.bc.ca, or by phone at 604.742.2784.

Legally Speaking is published eight times a year by email and quarterly in print by the British Columbia Real Estate Association. Real estate boards, real estate associations and REALTORS® may reprint this content, provided that credit is given to BCREA by including the following statement: "Copyright British Columbia Real Estate Association. Reprinted with permission." BCREA makes no guarantees as to the accuracy or completeness of this information.

Copyright © British Columbia Real Estate Association
1420 – 701 Georgia Street West
PO Box 10123, Pacific Centre
Vancouver, BC V7Y 1C6
Phone 604.683.7702
Fax 604.683.8601
www.bcrea.bc.ca
bcrea@bcrea.bc.ca

To subscribe to receive BCREA publications such as this one, or to update your email address or current subscriptions, click here.

溫哥華驗屋師感言 Vancouver Home Inspector Journal